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HomeMy WebLinkAboutPermit 83-23-UI - BREDERO PRICE - INTERPRETATION USE83-23-ui 6458 south 144th street bredero price \NIL 1908 4 City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 December 6, 1983 MARK SOLONINKA Project Manager Bredero Price, Inc. 6458 So. 144th St. Seattle, WA 98168 Gary L VanDusen, Mayor RE: 83- 23 -UI, Use Interpretation Dear Mr. Soloninka: This letter is formal notification that the Board of Adjustment on December 1, 1983, approved your doing business at your existing location. The Board did stipulate "No further change of the M -2 use without prior approval of the City." Should any business operations or activities other than those stated in your letter of November 21, 1983, be contemplated, approval by the Board will be required beforehand. Your business license application. has been approved and enclosed. If you have any questions please call me at 433 -1845. Respec ; ,ll Rick Beeler Associate Planner RB /blk cc: Adolph Sanft ' Page -2- BOARD OF ADJUSTMENT 83- 23 -UI, Bredero Price December 1, 1983 RECOMMENDATION Based on the above the Bredero Price use should be approved subject to one of the following alternatives: 1. No further change of the M -2 use without prior approval of the. City. 2. Compliance with all applicable M -1 code requirements. 3. Any future change of use will meet the M -1 zoning requirements of Chapter 18.40 TMC. Staff recommends alternative 1 as best meeting the intent of the Zoning Code as recently constructed and as consistently applied.since adoption. December 1, 1983 CITY OF TUKWILA PLANNING DIVISION STAFF REPORT AGENDA ITEM 83- 23 -UI, Bredero Price INTRODUCTION Bredero Price, Inc., recently moved into the vacant building at 6458 So. 144th St. formerly occupied by Alco Metals. Since both uses do not conform to M -1 zoning requirements, the Board of Adjustment must decide if the Bredero Price use is more appropriate than the Alco Metals use (TMC Section 18.70.040). FINDINGS 1. Until sometime in 1982 Alco Metals occupied the subject site as a nonconforming use. Steel and other metals were fabricated, processed and assembled into various products. Best information available indicate this use fell more within Chapter 18.42 TMC (M -2 zone) than Chapter 18.40 (TMC (M -1 zone). 2. Since the Alco Metals occupancy did not cease for over 24 months (TMC Section 18.70.040(3)), the Bredero Price use, although likewise nonconforming, is entitled to occupancy subject to Board of Adjustment approval (Section 18.70.040(5)). Bredero Price has made no purely structural alterations and has upgraded the building to Uniform Building Code and Uniform Fire Code. 3. Bredero Price, Inc., consists of insulating or manufacture of insulation for pipe. Either pipe is imported to the site and insulated or insulation is manufactured for pipe located elsewhere. Pipe insulating performed on site involves 1) manufacture of sheetmetal "jackets" or molds, 2) injection of insulation between the jackets and the pipe, and 3) export of the insulated pipe. Insulation for pipe is manufactured by 1) production of the aforemen- tioned sheetmetal jackets, 2) molding insulation to the jackets, and 3) exporting the insulation package. The North Slope of Alaska receives most of these products. (Also see applicant's description - Attachment A). On the site is stored approximately 300 gallons of Methylene Chlorine and 10,000 lbs. of Polyurethane foam. 4. The M -1 zone permits: TMC 18.40.020(8) - Manufacturing, processing, and /or assembling previously prepared metals or plastics including, but not limited to, stamping, dyeing, shearing or punching of metal not exceeding one - eighth inch in thickness, engraving, galvanizing, and handforging. 5. The M-2 zone permits: TMC 18.42.020(2) - The manufacturing, processing, assembling, and /or packaging of the following materials: chemicals, paints, dyes, light Page -2- BOARD OF ADJUSTMENT 83- 23 -UI, Bredero Price December 1, 1983 metals, plastics,... TMC 18.42.020(4) - The manufacturing, processing, assembling and /or packaging of previously manufactured metals including, but not limited to, iron and steel fabrication, structural iron or pipe works, stamping, dyeing, sheering or punching of metal,... 6. TMC Section 18.70.040(5) provides the Board of Adjustment with authority to approve the change of noncomforming uses upon finding "...the proposed use is more appropriate to the zone than the existing nonconforming use." 7. The owner of the subject property prefers to have Bredero Price considered a nonconforming use in the M -1 zone (Attachment B). CONCLUSIONS 1. Specifically listed uses in the M -1 and M -2 zoning classifications do not clearly fit the Bredero Price operation. Staff exercised the consistent policy of determining which listed uses best fit the operations. Based on the "chemicals" and polyurethane (probably "plastic" in nearest comparison) used, sheet metal jackets manufactured, and imported pipe, staff concluded the total use most closely fit the M -2 zone (TMC Section 18.42.020(2) and 18.42.020(4)). Therefore, having been determined to not conform to the M -1 zoning of the property, Bredero Price sought Board of Adjustment approval of the use under TMC Section 18.70.040(5). 2. TMC Section 18.70.040(5) requires the Board find the use "more appropriate" in the M -1 zone than the Alco Metals use. Staff concluded the Bredero Price use is a relatively less intense and more conforming use than the former Alco Metals use. Steel and metal fabrication, processing and assembling involve heavier machinery and equipment than insulation injection. Noise operation is greater by the former than by the latter. Products of greater size were previously manufactured than are currently produced. Therefore, the Bredero Price operation is "more appropriate" in terms of coming closer to M -1 permitted uses than the Alco Metals use. RECOMMENDATION Based on the above the Bredero Price use should be approved subject to: 1. No further expansion of the use without prior approval of the City. Z. Compliance with all applicable Zoning Code and Sign Code requirements. 3. Any change of use will meet the M -1 zoning requirements of this Chapter 18.42. ATTACHMENTS A - Letter of November 21, 1983, from Bredero Price, Inc. B - Letter of November 23, 1983, from LEGEND RA RESIDENTIAL - AGRICULTURAL 4-172 ONE FAMLY DWELLINGS R•I-08 ONE FAMLY DWELLINGS 139.120 ONE FAMLY DWELLINGS 8-884 TWO FAMLY DWELLINGS R3 R-360 R-4 RMH PF C-I 0-2 CPR CM M-I M,2 THREE FAMLY DWELLINGS THREE CR FOUR FAMLY LOW ARIRTMENTS MJLT RESCENCE HGI PUBLIC FACLITIES NOOHBOACOD PETAL BUSINESS LOCAL PETAL BUSINESS BANNED BUSINESS CENTERS FOUSTRIAL PARK LIGHT INDUSTRY HEAVY INDUSTRY • A • ©IrOlf OF 4M[ �'In OL GJ WHORE Subject Site 4f CCD4.7Y CI C Bredero Price, Inc. 6458 So. 144th Street Seattle, Washington 98168 (206) 248 -3020 Telex: 32 -0326 BREDERO SEAW November 21, 1983 CITY OF TUKWILA Planning Department 6200 South Center Blvd. Tukwila, WA 98188 Attention: Mr. Rick Beeler Dear Mr. Beeler: rrataiimm jNOV 2 1 1983 CVTV pE 'i UKVJiLA PLANNING DEPT. Bredero Price, Inc. utilizes a two - component foam system which, when metered and mixed, forms a rigid, closed cell polyurethane insulation. The "A" component consists of undistilled diphenylmethane 4,4 - diisocyanate or MDI. The "B" component is a polyether based polyol and contains freon, catalyst, surfactants, and other constituents which contribute to the insulative properties of the material. The insulation is then cut or formed to pre- fabricated sheet metal and sh±i.ped: to the North Slope, Alaska for installation on pipelines. We will also, from time to time, be preinsulating straight pipe. The carrier pipes will be stacked outside the building and are brought into the building by a conveyor system. They will first pass through a pre - heating station that will dry the surface of the pipe. In a separate area within the coating plant adjacent to the insulation stations, pre - galvanized, 24 -gauge sheet metal jackets are manufactured. Each pipe and its associated metal jacket are now moved into a foaming station. A tape puller is passed through the annular space between the pipe and jacket. The metered pre -mixed foam chemicals are introduced onto the paper tape which simultaneously is drawn into the annular space. After a suitable lapse of time to allow the foam to set up, the preinsulated pipe is moved to a final inspection area and conveyed back out the building to be stockpiled or loaded onto trucks for shipment. The polyurethane system has also been used for various types of insulation, including the spraying of steel building walls to prevent heat loss. AtrAQUa -- A CITY OF TUKWILA November 21, 1983 Page 2 of 2 During the manufacturing process, there are no exterior noxious odors and no constant level of noise, (i.e., repetitious stamping of steel). The outside storage area will be screened from public view by means of an 8 -foot high fence. If you have any questions, please contact me at our Seattle, Washington office at telephone number (206) 248 -3020. Sincerely, BREDERO PRICE, INC. Mark Soloninka Project Manager MS : baf TO: City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Parties in Interest: November 23, 1983 Attention: Mr. Brad Collins, Director Subject: New Business License Application Bredero Price, Inc. NOV 221983 PLANNING DEPT. Subject Property -Local Business Address: 6458 South 144th Tukwila, Washington 98188 Legal Description: Lots 23, 24 and 25, including area of existing driveway lying Westerly of existing building, all in Block 17, Hillman's Seattle Garden Tracts according to plat thereof recorded in Volume 11 of Plats, page 24, records of King County, Washington. Applicant: Bredero Price, Inc. Property Owners: Burnard Sanft and Fanny Sanft, his wife Adolph Sanft and Ruth Sanft, his wife Zoning: Ordinance numbers 1246, 1247, M -1 Existing Use: Non - conforming legal use (Alto Metals, Inc. and predecessor Crane Hoist, Inc., M -2 users from approximately 1965). Proposed Use: By Bredero Price, Inc. Activity: The preparation of rigid insulation which is cut or formed to pre - galvanized 24 -gauge sheet metal jackets. The sheet metal jackets are formed by wrapping the metal, which is received in strips. It would appear the Bredero Price proposed activity constitutes a:..chahgee to: "another non- conforming" M -2 use (Chapter 18.42.020(1),(2),(4)); that the requirements of Chapter 18.70.040 are met; that it is a lighter use "more appropriate to the zone" than the existing non - conforming use; and that the requested business license, after appropriate findings by the board of adjustment, should be approved and issued. It should be noted with Attachrne4+ -� reference to Chapter 18.42.020(2) that Bredero Price is not manufacturing, processing, assem- bling or packaging of chemicals. Its use thereof is described in its letter of 11/21/83 to the Planning Department. However, it would also appear that Bredero Price's proposed use is a permitted M -1 use. Chapter 18.40.020(8) and (17). It is of critical important to both the owners, Burnard Sanft and Adolph Sanft, and to the Lessees, Bredero Price, Inc., that the business license applied for be issued. For instance, the owners, to comply with the requirements of the Tukwila Fire Chief, in anticipation of the occupancy and use by this Lessee, Bredero Price, have expended a very large amount of money to install a sprinkler system in the subject building. We understand the license application has now been approved by him or by his department. The Lessee has agreed it will provide fencing to screen any outside storage of materials on the property. We, the owners, prefer, if an alternative is available, that the business license applied for be granted on the basis of a change to another non- conforming use (M =2) which is more appropriate to the zone than the existing non - conforming :use. Or, in the alternative, in the event that is denied, the license be granted as a conforming M-1 use. Respectfully, BURNARD SANFT' :and ADOLPH SANFT, Owners By