HomeMy WebLinkAboutPermit 85-20-CUP - SOUTHCENTER DAYCARE - CONDITIONAL USE85-20-cup 345 andover park east
SOUTHCENTER DAYCARE CONDITIONAL USE
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Planning Commission %,I,Iutes
May 23, 1985
5. SUPPORT ANNEXATION OF THE KING COUNTY PORTION OF THE PROPERTY TO THE
CITY OF TUKWILA.
6. SPILL -OVER ILLUMINATION WILL NOT OCCUR ON ADJACENT PROPERTIES.
7. FORWARDING TO KING COUNTY A RECOMMENDATION OF COMPLIANCE OF THE KING
COUNTY PORTIONS OF THE SITE WITH THESE CONDITIONS AND ANY OTHER CITY OF
TUKWILA REGULATIONS TO INSURE A UNIFIED DEVELOPMENT IN ANTICIPATION OF
ANNEXATION TO TUKWILA.
8. CONSTRUCTION OF INTERSECTION IMPROVEMENTS AT 52ND AVENUE SOUTH AND
INTERURBAN AVENUE SOUTH PER REVIEW AND APPROVAL OF THE PUBLIC WORK
DEPARTMENT.
9. COMPLIANCE WITH APPLICABLE CITY ORDINANCES AND REGULATIONS.
10. NOXIOUS MATERIALS SHALL BE REMOVED FROM THE SITE, AND KEPT FREE OF
NOXIOUS GROWTH SUCH AS BLACKBERRIES AND WEEDS.
MR. LARSON SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MR. ORRICO MOVED TO APPROVE APPLICATION 85 -18 -CUP, METRO, FOR APPROVAL OF A
PARK AND RIDE LOT, WITH THE SAME TEN CONDITIONS AS APPROVED FOR DR- 09 -85.
MR. LARSON SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
C. DR -10 -85 and 85 -20 -CUP: Southcenter Daycare, requesting deviation
from landscape requirements of TMC 18.52.020 per TMC 18.70.090, and
a Conditional Use Permit for a daycare facility located at 345
Andover Park East.
Chairman Knudson opened the public hearing.
Mr. Beeler summarized the staff report.
Kelly Grose, Southcenter Daycare, described the proposed project.
Chairman Knudson closed the public hearing.
The Commission discussed screening of the play area, parking, fencing, and
landscaping.
MR. LARSON MOVED TO APPROVE APPLICATIONS DR -10 -85 AND 85 -20 -CUP WITH THE
FOLLOWING CONDITIONS:
1. A DUMPSTER, OPAQUELY SCREENED, BE INDICATED ON THE SITE PLAN THAT WILL
BE SUBJECT TO STAFF'S APPROVAL.
2. LANDSCAPING BE IMPLEMENTED PER CODE ALONG THE SOUTHERLY BORDER, AND
THAT THE AREA ADJACENT TO THE SOUTH OPEN CYCLONE FENCE OF THE PLAY AREA
OF APPROXIMATELY 15' FEET BE LANDSCAPED, INCLUDING THE 5' IN FRONT THE
THE TWO PARKING STALLS THAT WILL BE MOVED BACK, AND.A COUPLE DECIDUOUS
TREES BE PLACED NEXT TO THE FENCED PLAY AREA.
1
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Planning Commission (
May 23, 1985
MAIN MOTION PASSED UNANIMOUSLY.
3. A HAZARDOUS MATERIALS EMERGENCY PLAN APPROVED BY THE TUKWILA FIRE
DEPARTMENT.
4. LOADING ZONE FOR PASSENGER DROP OFF AND PICK UP ON NORTH SIDE OF
BUILDING.
5. COMPLIANCE WITH CITY ORDINANCES AND REGULATIONS.
MR. ORRICO SECONDED THE MOTION.
MR. KIRSOP MOVED TO AMEND THE MOTION TO INCLUDE ANNUAL REVIEW OF THE
CONDITIONAL USE PERMIT AS WARRANTED. MR. COPLEN SECONDED THE MOTION, WHICH
PASSED UNANIMOUSLY.
CITIZEN COMMENT
Lynn Takeuchi, representing Kaiser Development, requesting a special
meeting date of June 13, 1985, to discuss Application DR- 07 -85.
OTHER
A. DR- O1 -84: Windmark Homes, adoption of findings and conclusions
from May 9, 1985, Board of Architectural Review meeting.
MR. LARSON MOVED TO ACCEPT THE FINDINGS AND CONCLUSIONS OF APPLICATION
DR- O1 -84, WINDMARK HOMES. .MR. KIRSOP SECONDED THE MOTION, WHICH PASSED
UNANIMOUSLY.
ADJOURNMENT
MR. COPLEN MOVED TO ADJOURN THE MEETING. MR. LARSON SECONDED THE MOTION,
WHICH PASSED UNANIMOUSLY.
TUKWILA_A NING COMMISSION
i Beeler
Secretary
1
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
85 -20 -CUP: SOUTHCENTER DAY CARE
AGENDA ITEM
INTRODUCTION
Southcenter Day Care is requesting a
Conditional Use Permit to relocate to
345 Andover Park East, which is zoned CM,
Industrial Park. The day care facility
is currently operating in the CM zone at
1233 Andover Park East. The facility was
in existence at 1233 Andover Park East
prior to the adoption of the Zoning Code
in 1982, but received a CUP 84 -04 to
expand its operation on March 5, 1984.
pQ\
FINDINGS
MA
1. Day care facilities are not explicitly mentioned in the Zoning Code. The C -M
district does not include as a permitted or accessory use a day care facility,
but TMC 18.38.040(3) incorporates general conditional uses pursuant to TMC
Chapter 18.64. Examination of the latter chapter reveals that TMC
18.64.020(15) includes the conditional uses mentioned in other zoning
districts, including "preschool" (TMC 18.12.050), a conditional use in the R -1
zoning district. Staff has interpreted these portions of the Zoning Code to
mean that a day care facility is closest to a preschool, and therefore is per-
mitted as a conditional use in the C -M zoning district pursuant to approval by
the Planning Commission (TMC 18.64.040).
2. TMC 18.64.050 contains criteria the Planning Commission must apply to review
of the conditional use permit. The Commission may approve, deny, or modify
the application based thereon.
3. The site plan for the conditional use (Exhibit A) shows a proposed joint use
of the site by the day care center and warehousing. The center will be located
in the 4,234 square foot office section and will have a 1,954 square foot
fenced play area along the south wall of the office building. The play area
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Planning Commission
85 -20 -CUP: SOUTHCENTER DAY CARE
May 23, 1985
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will be fenced with a six foot high chain link fence to be covered with screen,
filter fabric or cedar slats. According to state standards of seventy -five
square feet per child, the maximum occupancy of the area would be twenty -six
children. The applicant is proposing three rotating play periods.
Lighting - Ten exterior floodlights are positioned along the east and north
sides of the office building which should provide sufficient illumination for
early morning arrivals and departures.
Refuse area - A dumpster has not been shown on the plan but should be indi-
cated on the plan, opaquely screened, prior to final approval by the Planning
Commission.
Parking - The maximum number of children occupying the center would be ninety.
Based on state required staff to children ratios, the approximate size of the
staff would be fourteen. The warehouse square footage requires a minimum of
nine parking spaces. The twenty -eight parking spaces existing along the north
side, plus the proposed parallel parking spaces along the west side of the
property, would appear to be sufficient to accommodate both uses. To aid the
dropping off and picking up of children, a loading zone should be required
along the north side of the building.
Six parking spaces shown along the south side of the property will be elimi-
nated due to the location of the play area; however, depending on the location
of the dumpster, two of the spaces may be available for additional parking.
Landscaping - According to TMC 18.70.090, nonconforming landscape areas shall
be substantially brought up to code when a change of use is proposed on a
piece of property. In a C -M zone, per TMC 18.52.020, five feet along side
property lines is required. Therefore, the sixty foot concrete strip (along
the south property line), formerly used for parking, is nonconforming. These
parking spaces would be eliminated by the play area and depending on the loca-
tion of the dumpster, sufficient parking should exist elsewhere on the site.
The BAR may modify these standards when, in their judgment, the existing and
proposed additional landscaping and screening materials together will ade-
quately screen or buffer possible use incompatibilities, soften the barren
appearance of parking areas, and /or adequately enhance the premises
appropriate to the use district and location of the site.
4. A review of the surrounding uses revealed that hazardous chemicals are stored
within possibly dangerous proximity to the center's play area and structure,
should an accident occur. It is suggested that a liaison be developed between
the Tukwila Fire Department and the applicant, and that hazardous materials
emergency plan be developed and approved in case an unlikely spill or leak
were to happen.
5. A Declaration of Non - Significance pursuant to the State Environmental Policy
Act was issued for the proposal.
CONCLUSIONS
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Planning Commission
85 -20 -CUP: SOUTHCENTER DA CARE
May 23, 1985
1. Conditional Use Crite
"The proposed use wil
injurious to the prop
or in the district in
2. "The proposed use sh
required in the dist
an existing building
be required prior to
required five feet o
approval.
In addition, the Was
set standards and re
more children. Thes
areas as furnishings
and outdoor areas pe
6. The Comprehensive Land Use Policy Plan, Commerce and Industry section, con-
tains the following:
Policy 2, page 60: Encourage the grouping of uses which will mutually or
economically bene it each other or provide necessary services.
Policy 8, page 62: Encourage a diversity of business uses to provote
maximum occupanc .
Policy 2, page 6 : Encourage uses which are supportive to industrial and
warehouse uses t. locate in or near such activities.
Policy 4, page 6 : Discourage any changes from industrial or warehousing
land uses unless there is reasonable provision for parking demand.
Policy 6, page 6 : Encourage and promote the location and labor inten-
sive industries n the City.
Policy 1, page 6A: Encourage uses which are supportive to retail areas
to strategically locate in or near those areas.
is (TMC 18.64.050)
not be materially detrimental to the public welfare or
rty or improvements in the vicinity of the proposed use
which the subject property is situated."
The proposed use, whi h will occupy vacant commercial /warehouse space, would
improve the property and offer a service to the surrounding uses and the
general public.
Detriment to the wel are of the day care children could occur if appropriate
disaster planning is not made. The Fire Department would provide assistance
in the planning.
11 meet or exceed the performance standards that are
ict it will occupy." The proposed facility would occupy
and compliance with applicable codes and ordinances would
occupancy. BAR approval of any variance from the
side yard landscaping would be required prior to final
ington State Department of Social and Health Services has
uires licensing of all centers caring for thirteen or
standards (WAC 388 -73) are extensive and cover such
and play equipment, staff /child ratios, minimum indoor
child, as well as fire protection (WAC 212 -54).
Page -4-
Planning Commission
85 -20 -CUP: SOUTHCENTER DAY CARE
May 23, 1985
3. "The proposed development shall be compatible generally with the surrounding
land uses in terms of traffic and pedestrian circulation, building and site
design."
Adequate ingress and egress and parking appears to be available at the site
for the proposed use. Peak traffic hours for drop off and pick up of the
children will occur between the hours of 7:30 - 8:30 a.m. and 4:00 - 5:15 p.m.
These peak hours of use do not conflict with the peak traffic periods for the
surrounding industrial /commercial area.
The site is located along the Andover Park East curve which will make left
turns onto the street slightly hazardous. The traffic pattern at the site
however, would not be any more intense than traffic generated by office use
which would normally occur at the site. The Koll Business Park on the east
side of Andover Park East at the Industry Drive intersection faces a similar
situation turning left onto Andover Park East.
The recommended condition of a hazardous materials emergency plan should miti-
gate any incompatibility associated with locating a child care center in a
light industrial park environment.
4. The proposed use shall be in keeping with the goals and policies of the
Comprehensive Land Use Policy Plan listed above by providing a service
necessary to the employees of adjoining industrial, commercial and office
areas. This would be a compatible use in the area and is supportive of the
surrounding business and commercial uses.
The proposed use, while more people intense than the former commercial office
use, will not create a parking problem because traffic will be pick up and
drop off and adequate space would exist for the staff of the center.
5. "All measures have been taken to minimize the possible adverse impacts which
the proposed use might have on the area in which it is located."
Southcenter Day Care has been operating for approximately three years, eight
blocks south of the subject property in a C -M zone, with no complaints filed
either with the State licensing agency or the City. It would appear there -
fore, that a day care center can be compatible with surrounding
industrial /commercial uses.
RECOMMENDATION
The staff recommends approval of 85 -20 CUP subject to the following conditions:
1. A dumpster, opaquely screened, indicated on the site plan.
2. Landscaping and fencing essential for children's outdoor play and safety.
3. A hazardous materials emergency plan approved by the Tukwila Fire
Department.
..
4. Loading zone for passenger drop off and pick up on north side of building
5. Compliance with TMC 18.52.020 or modification as approved by BAR per
TMC 18.70.090.
6. Compliance with City ordinances and regulations.
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Published: Record Chronicle, May 13, 1985
Distribution: Mayor
City Clerk
Property Owner
Applicant
Adjacent Property Owners
File
CITY OF TUKWILA
NOTICE OF PUBLIC HEARINGS AND MEETING
OF THE TUKWILA PLANNING COMMISSION
85 -20 -CUP: Southcenter Daycare, requesting a Conditional Use Permit for a
daycare facility located at 345 Andover Park East.
Any and all interested persons are invited to attend.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
433-1800
Gary L VanDusen, Mayor
NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the
23rd day of May, 1985, at 7:30 p.m. in the City Council Chambers of Tukwila City
Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for:
City Attorney briefing.
85- 17 -SMP, 85 -18 -CUP, DR- 09 -85: Metro, requesting approval of a park- and -ride
lot for 260 to 300 automobiles north of the intersection of Interurban Ave. So.
and 52nd Ave. So.
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That portion of Lot 4, Andover Industrial Park No. 5, as
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AAROE & ASSOCIATES
Land Surveyors
455 S. 152nd St. 243.5889
SEATTLE, WASHINGTON 98148:
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CITY OF TUKWILA
Central Permit System
MASTER LAND DEVELOPMENT APPLICATION FORM
1) PRESENT USE OF PROPERTY:
RECEIVED
CiTY OF
!\PR % G -1943
COMME CIPsL OFFtC6 /1rJNREt-IOUSE
2) PROPOSED CONDITIONAL USE REQUESTED (FROM LIST IN TMC 18.64.020):
3) DETAILED DESCRIPTION OF PROPOSED USE (FOR EXAMPLE, DESCRIBE THE MANUFACTURING PROCESSES
USED, WHOLESALE /RETAIL /WAREHOUSE FUNCTIONS, OUTSIDE STORAGE OF GOODS OR EQUIPMENT OR
OTHER INFORMATION WHICH WILL FACILITATE UNDERSTANDING Cr THE ACTIVITIES YOU PROPOSE TO
DEVELOP ON 714 is SITE) : b('1 CPsRE, C.�Et reS6 . "PtzESct- ooL F Ct-it t-"DREO
I-I w'EEKS - t`o $ Y eARs o f AGE.. Z N CLU b t I E o vT'Doo I. - PI-PN GROU N b
ARtrA TH IS IS A "RE L.00ANTOIJ OF Ti-4E EIcy CAQE cenrrEsk. uJ\- tick-k
c uRtziEl -y OPEtZATES 8 13 LOCKS SOV of 'PRON''oSED
' 6 ti) 5 1 TE .
DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR A CONDITIOIIAL_USE PERMIT
WILL SATISFY EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.64.030 (ATTACH ADDITION-
AL SHEETS LF NECESSARY ) .
THE PROPOSED USE WILL NOT BE MATERIALLY DETRIMENTAL TO THE PUBLIC WELFARE OR INJURIOUS
TO THE PROPERTY OR IMPROVEMENTS IN THE VICINITY OF THE PROPOSED USE OR IN THE DISTRICT
IN WHICH THE SUBJECT PROPERTY IS SITUATED.
RESPONSE THE, PRO'POS+✓A ONLY C Pu E1,.i r .1G SAL{
C ARF. CAN 9-, i JJ tCH NQw O'PF..A'TES It) rt SPUME 2nti1E
2) THE PROPOSED USE SHALL MEET OR EXCEED THE PERFORMANCE STANDARDS THAT ARE REQUIRED IN
THE DISTRICT IT WILL OCCUPY.
RESPONSE: - NE PERLFoRMAtJC.e S`rf�IJ+'�Ai?DS WtLt✓ GXc.EEiN THOSE
REQUA'RFt T "DtSTRtCT rk-tE 1 OFOS'E'D WILL OCruPh/. =N
TACT 1NJ TH►S Lk 6-147r MANOFRC A t"'.1J CFRRE
CE NTE (2 W t 1_1... BE LESS 1 NTRU S
THE PROPOSED DEVELOPMENT SHALL BE COMPATIBLE GENERALLY WITH THE SURROUNDING LAND USES
IN TERMS OF TRAFFIC AND PEDESTRIAN CIRCULATION, BUILDING AND SITE DESIGN.
RESPONSE TH>` BU t t..:D It.1G 1 S 1 t) A1.1 E c ( TING STRUCTURE S t M I
TO TNo�F, tc R2OUND 1T. ThtE 1\1oT eKc.E,E�
vJ M A IS i'1 olc21 -4 PA L- FoR TINE 'RRE Ps W t ccZF t T t s LOCATED.
THE PROPOSED USE SHALL BE IN KEEPING WITH THE GOALS AND POLICIES OF THE COMPREHENSIVE
LAND USE POLICY PLAN.
RESPONSE: THE ' D M CR-RF c. .1'vE.R Plz2vf I NES SF:RV 1 ce-S FaP-
W OR -KERB A1.1t STIAFF 1 N St)k,RooOPIKIG. FACt L ITt Fes. TAE NE6D
F O ' er - cH€S E S ERR! t C ES 1 S 0.1 14 t G 1-} DE M A1Jt.
ALL MEASURES HAVEMAHS1Y% 4N M1NIM1ZE THE POSSIBLE ADVERSE IMPACTS WHICH THE PRO -
POSED USE MAY HAVE ON THE AREA IN WHICH IT IS LOCATED
RESPONSE; THE `EX 1 I/ CPtQ-6 CE1•rTeV... HAS NOT C�-E1JER -AT'
1:41.1y n iVEet - r - HE, "RED OCI° - i1OI-) aF TN I5 DAU CAVE
CENTER. 'r0 TktE tP'E2OZ'OS�� S1T'E. ,T9S'T 'g Loads NORT'N,
S- ► ioJ �"D H SO NOT 6- eweizATE A 1Vc*/CRS
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5).
6)
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CITY OF TUKWILA "a1-10.
. �' Central Permit System ' I-85 jz .
LSTER LAND DEVELOPMENT APPLICATION FORM
SECTION I: GENERAL DATA
TYPE OF APPLICATION: D BStP
1) APPLICANT:
PROJECT LOCATION:
SECTION 11:
O tc.uP ? 11 ( (d, 2`f 0,(
mc ct ni Na AT
SITE UTILIZATION:
O SHORT
PLAT
CONDITIONAL
USE
PROJECT INFORMATION
ANTICIPATED PERIOD OF CONSTRUCTION:
WILL PROJECT BE DEVELOPED IN PHASES?
B) FLOORS OF CONSTRUCTION:
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? ❑ YES ❑ NO
DATE
SUBSCRIBED AND SWORN BEFORE ME
THIS (::. DAY OF
NO 1BLI IN AN. FOR STA E OF WASHINGTON
4 1111
CITY OFT
APR 2 t 1885
..EASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL NOT BE
::CEPTED FOR PROCESSING.
1
SUBDIVISION OSHORELI PERMIT O PRD OPMUD' INTERURBAN
D UNCLASS.
USE
TOTAL 11 FLOORS
TOTAL GROSS
FLOOR AREA
EXISTING
0VARIANCE OCHE. OF
ZONING
NAME SpuS t 1CC,NTE v2 P I Cf t -E
OYES U NO IF YES, DESCRIBE:
4, 000 +
,x4/1A
U5 0 i (L1 jcy`1�6:LI�lPvSi 1 'i
❑ ❑
❑ ❑
X
• COMP. PLAN
• AMENDMENT
TELEPHONE ( 6 S 7 S- I -U
ADDRESS 1233 R �JER Z'RF?K �- TU K.V.M.-Pit ZIP 9Z IT%
2 ) PROP : OWNER : NAME f3R80, RO N z tJGE TELEPHONE ( .O 6) S S -37 3 o
ADDRESS 1670S SouTHLFtJT -12 - PftiR>LuJ -J . Tul<wILAzIP 9 $) `E$
(STREET ADDRESS , GEOGRAPHIC, LOT /BLOCK) 3 5 P, tOJE . - PARK E .
4) DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE REMODEL-. .THE _ 1 NTt;'la►O.R ov-
THE
3(4 PRRI . Bu► L-'DIU3G, sv 1TP,RI.'F Fo1z O k'AT A - P 1 Cf E C.
FROM M Ay 19 $S To TUNE. 14ES
PROJECT STATISTICS:
A) ACREAGE OF PROJECT SITE: NET GROSS EASEMENTS
INCLUDES: D BASEMENT DMEZZANINE
INCLUDES: D BASEMENT DMEZZANINE
PROPOSED NOTES
90 70 APPRo'. DA) use 1oR.
PU GROvhiD PrREA
CONSIDERATION ON THE CITY'S ENVIRONMENTAL
BASE
SECTION III: APPLICANT'S AFFIDAVIT
i , 1. G L-L 1 t; RoSe , 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 BELIEF.
(SIGNATURE OF CONTRACT PURCHASER OR OWNER)