HomeMy WebLinkAboutPermit L03-020 - CONQUEST SUBSTANCE ABUSE TR - CARGO CONTAINER SPECIAL PERMISSIONL03 -020
CONQUEST CENTER
4617 S 144TH ST
PREPPED BY TERI H
(TEMP)
SPECIAL PERMISSION
FILE NUMBER:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ASSOCIATED
PERMITS:
SEPA
DETERMINATION:
COMPREHENSIVE PLAN
DESIGNATION:
ZONE DESIGNATION:
STAFF:
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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NOTICE OF DECISION
PREPARED November 16, 2004
L03 -020 Special Permission from the Director
Conquest Substance Abuse Center
Conquest Substance Abuse Center
Requests approval from the Director to locate a cargo container at
their facility on S. 144 Street.
4617 S. 144 Street
None
Exempt
Low Density Residential (LDR)
Low Density Residential (LDR)
Brandon J. Miles, Assistant Planner
Steven M. Mullet, Mayor
Steve Lancaster, Director
Vicinity /Site Information
Project Description
FINDINGS
Conquest Substance Abuse Center seeks permission to permit an existing cargo container
at 4617 S. 144 Street. The cargo container is 40 -feet in length and is located along there
eastern property line.
Existing Development
The property is currently used as a substance abuse center with associated parking.
Surrounding Land Uses
Surrounding land uses include: to the west, south and east single family homes; and to
the north is Showalter Middle School and S. 144` Street.
SPECIAL PERMISSION CRITERIA
Tukwila Municipal Code (TMC) 18.50.060 (B) allows cargo containers to be used in the LDR
zone for institutional uses. All cargo containers must comply with criteria detailed in Section
18.50.060 of the Tukwila Municipal Code and be approved as a Type II application:
I) Only two cargo containers will be allowed per lot, maximum length 40 feet.
The cargo container is 40 feet in length and eight feet in width.
2) The container is located to minimize the visual impact to adjacent properties, parks,
trials and rights -of -way as determined by the Director.
The cargo container has been placed behind the main building on the property. The
building screens the container from view from S. 144 Street. A large row of trees can
be found along the eastern edge of the property. This vegetation helps screen the
container from view from the adjacent residential uses. Additionally, a fence surrounds
the property which also aids in screening the container from view.
3) The cargo container is sufficiently screened from adjacent properties, parks, trails
and rights -of -way, as determined by the Director. Screening may be a combination
of solid fencing, landscaping, or the placement of the cargo containers behind,
between or within buildings.
The applicant has not proposed nor is any additional screening needed. The location of
the cargo container on the property minimizes any visual impacts from the adjacent
public road and residential properties. See item 2 for more information.
4) If located adjacent to a building, the cargo container must be painted to match the
buildings color.
The container matches the paint color of the surrounding fence, which encloses the
property.
5) Cargo containers may not occupy any required off - street parking spaces.
The containers will not be occupying any off - street parking spaces.
6). Cargo containers shall meet all setback requirements from the zone.
The setback requirement for the LDR District are as follows:
Front: 20 feet
Second Front: Ten feet
Sides: Five feet
Rear Five feet
The proposed cargo container will meet all setbacks for the district.
7) Outdoor cargo containers may not he refrigerated.
The applicant is not proposing to have a refrigerated unit.
8) Outdoor cargo containers may not be stacked.
The applicant has not proposed to stack the -twa cargo containers.
CONDITIONS
1. The cargo container cannot be used for human occupancy.
2. Items stored in the container cannot be hazardous or flammable.
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CONCLUSIONS
APPEALS
1. The zoning for the property allows the location of a cargo container.
2. The proposed project meets the performance standards that are required in LDR zone.
3. The proposed location of the cargo container will not have a negative visual impact on
surrounding properties.
This decision may be appealed to the Hearing Examiner within 14 days from the issuance
of this Notice of Decision. All appeal material must be submitted to the Department of
Community Development. If you wish to appeal this decision, please call the Department
of Community Development at (206) 431 -3670 to obtain a copy of appeal procedures.
Nora Gierloff, Planning S " ervisor Date
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November 15, 2004
Dear Mr. Sanders:
Sincerely
Brandon J. iles
Assistant Planner
cc. File (L03 -020)
City of Tukwila
Department of Community Development Steve Lancaster, Director
Mr. Gerald Sanders, Executive Director
PO Box 667
Edmonds, WA 98020
Enclosed you will find a Notice of Decision regarding the cargo container at 4617 S. 144`f'
Street. The City made minor changes to the regulations regarding cargo containers and that
is why there was a delay in issuance of the Notice of Decision.
If you have any questions, please call (206) 431 -3684 or send an email to
bmi les(Wci.tukwi la.wa. us.
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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August 1, 2003
Dear Ms. Mr. Sanders:
city of Tukwila
Department of Community Development Steve Lancaster, Director
Gerald Sanders, Executive Director
PO Box 667
• Edmonds, WA 98020
NOTICE OF COMPLETE APPLICATION
Re: Notice of complete application; Cargo Container Approval, L03 -020
The Department of Community Development received your request for special permission from the
Director to install a cargo container on March 28, 2003. The cargo container would located at 4617
S. 144 Street near the rear of the property.
Based on a review of your application for submittal requirements for Special Permission from the
Director for a Cargo Container, your application was deemed complete on July 29, 2003.
Your application has been routed to other City Departments for their review and approval.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if such information is necessary to ensure the project
meets the substantive requirements of the City or to complete the review process.
If you have any questions, you can contact me at (206) 431 -3670 or by email at
milesb@ci . to wila.wa.us.
S cerely,
ii ,.
andon J. Miles
Assistant Planner
cc. File (L03 -020)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
SOLD TO:
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CONDITIONS OF SALE: The seller is not responsible for loss, damage, or delays in transportation after shipment, nor for failure to supply any goods where
prevented by strikes, fires or accidents; or by demands exceeding the available supply, or by any other cause beyond Seller's reasonable control. In case the
Purchaser refuses to receive or pay for said goods in full as provided, The Seller may retain any or all money or goods paid on account of said goods herein
furnished, as its sole liquidation damages. If a tax is imposed by a State, Federal, or local Governmental agency because of the sale of the specified articles,
an amount equal to such tax will be added to the above price and paid by the Purchaser to the Vendor. This order is subject to price change which may be
effective at time of delivery, providing such modification is beyond Seller's reasonable control. No warran . pressed, written or implied.
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TAINER SERVICES
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March 28, 2003
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
RE: Ordinance #1989
Existing Cargo Container
4617 S. 144th Street, Tukwila
Enclosed please find Conquest Center's application for a "Special
Permission Permit" from the City of Tukwila to "grandfather"
the existing cargo container on our premises. We have had this
cargo container on our premises since 1997 and we conformed to the
stipulations of the city several years ago.
Conquest Center is qualified to be grandfathered for its cargo
container under Ordinance #1989.
We look forward to the City of Tukwila granting Conquest Center
a Special Permission Permit under the grandfathering clause.
Sincerely,
erard Sanders
Executive Director
Encls. 1. Checklist
2. Application
3. Affidavit
4. Review Criteria
5. Other Information
M A I L I N G A D D R E S S :
P.O. BOX 667
E D M O N D S, WA. 98020
(200) 901-9748
(425) 742-6481
F A C I L I T Y A D D R E S S :
4617. 1 4 4 T H S T.
T U K W X L A WA. 98168
A
STATE OF WASHINGTON
COUNTY OF KING
CITY OF TUKWILA
Department of Comnumity Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplanr<ci.tukwila.wa.us
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NOTARY UALIC in and for the S , to o Washington
residing at e U e ,
My Commission expires on
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
The undersigned being duly sworn and upon oath states as follows:
I. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's deal
property, located at 461 7 S S. 144th S t _ , Tukwila, WA 98168
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the
City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. _
6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for
items on the "Complete Application Checklist" within ninety (90) days. J
7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without
refund of fees. /� rn ^ o M
EXECUTED at t C(, W 1 t (city), WA (state), on ,' `C-T C9 Lt d , c)003
S' ��9� �h, CONQUEST CENTER /By Gerard Sanders
+ (Print Name)
OTA �: ?,�, 4617 S. 144th St., Tukwila, WA 98168
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�n (206) 901 -9748 OR (425) 742 -6481
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On this day personally appeared before me Cera.r4 ✓a/►r'ael' to me known to be the individual who executed
the foregoing instrument and acknowledged that; he he signed the same as her voluntary act and deed for the uses and purposes
mentioned therein.
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS �V }� ldh DAY OF Mar M ltr A A JO() 3
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FOR STAFF USE ONLY Sierra Type: P -SP
Planner:
File Number: L os _
X 0
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
' d3
Name:
Tukwila, WA 98168
Lot 1IL96 -0031
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail: tukplan@ci.tukwila.wa.us
NAME OF PROJECT/DEVELOPMENT:
CONQUEST CENTER
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS.
4617 South 144th Street
Quarter: Section: X Township: Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Gerard Sanders, Exeuctive Director
Address: 4617 South 144th Street, Tukwila, WA 98168
Phone: (206) 901 -9748
Signature:
GAAPPHANISIGN.HND\SPD.doc, 05/08/02
425) 742 -6481
FAX:
SPECIAL
PERMISSION
DIRECTOR
Call to arrange Fax
Date: March 28, 2003
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Please consult the Zoning Code or Sign Code as to the appropriate criteria for your specific
proposals. In addition all approvals must be consistent with the Tukwila Comprehensive Plan
(TMC 18.100.030).
Planning Division staff are available to discuss the decision criteria you must respond to and
necessary supporting materials.
PARKING DEVIATION
❑ Covenant Parking: where required parking is provided off -site (TMC 18.56.070(B));
❑ Complementary Parking: where up to 10% of a development's useable floor area is
determined to be linked to remaining area, such that it need not provide the normally
required parking (TMC 18.56.070(D));
❑ Reduction of the minimum required parking of up to 10 %, through an administrative
variance (TMC 18.56.140).
A parking reduction may be allowed after:
a. All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
c. The site is in compliance with the City's commute trip reduction ordinance or, if not
an affected employer as defined by the City's ordinance, agrees to become affected.
d. The site is at least 300 feet away from a single - family residential zone.
e. A report is submitted providing a basis for less parking and mitigation necessary to
offset any negative effects.
In addition to the above requirements, the Director may require specific measures not listed
to ensure that all impacts with reduced parking are mitigated. Any spillover parking which
cannot be mitigated to the satisfaction of the Director will serve as the basis for denial.
G: APPHAN\SIGN.HND\SPD.doc. 05/08/02
LANDSCAPE DEVIATIONS
❑ The landscape perimeter may be averaged if the total required square footage is achieved,
unless the landscaping requirement has been increased due to proximity to LDR, MDR or z
HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission
decision if all of the following criteria are met: '- 6
1. Plant material can be clustered to more effectively screen parking areas and blank 0 0
building walls.
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2. Perimeter averaging enables significant trees or existing built features to be retained. u) F'
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3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow 2
joint use of parking facilities between neighboring businesses. g 5
4. Width of the perimeter landscaping is not reduced to the point that activities on the site N a
become a nuisance to neighbors. i- i
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5. Averaging does not diminish the quality of the site landscape as a whole. 0
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❑ In the MDR and HDR zones up to 20% of the minimum required front yard landscaped area o cn.
may be developed for pedestrian and transit facilities. o 1—
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❑ In the RCC and TUC zones required landscaping may include a mix of plant materials, u
pedestrian amenities and features, outdoor cafe -type seating and similar features. Required . z
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plant materials will be reduced in proportion to the amount of perimeter area devoted to o co
pedestrian oriented space. z ~
TREE REGULATION DEVIATIONS
❑ The Director may grant exceptions from the requirements of chapter 18.54 when undue
hardship may be created by strict compliance with the provisions of this chapter. Any
authorization for exception may prescribe conditions deemed necessary or desirable for the
public interest, or necessary to meet the intent of this chapter. An exception to this chapter
shall not be granted unless all of the following criteria are met:
1. Strict compliance with the provisions of this code may jeopardize project feasibility or
reasonable use of property.
2. Proposed vegetation removal, replacement, and any mitigative measures proposed, are
consistent with the purpose and intent given in this chapter.
3. The granting of the exception or standard reduction will not be detrimental to the public
welfare or injurious to other property in the vicinity.
G:\APPIIAN\SIGN.HND \SPD.doc, 05/08/02
In addition to the above criteria, the Director may also consider any of the following in
reviewing an exception request:
a. The recommendation of a certified arborist supports the exception. z
b. The size of the site or project cannot support the number of required replacement trees, _
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and off -site tree planting is proposed which furthers the goals of this chapter and other in
City policies. v
c. On -site planting of all required replacement trees is not feasible, and the project w 0
includes an equivalent contribution in funds and/or labor and materials for off -site tree J 1
planting as jointly agreed by the applicant and Director. co u_
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d. Smaller -sized replacement plants are more suited to the species, site conditions, and to 2
the purposes of this chapter, and are planted in sufficient quantities to meet the intent of g Q
this chapter. co a
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❑ Retention and Replacement of Canopy Cover - or undeveloped sites or sites with dense 1- ~ O
stands of trees, where the cost of identification of individual tree species and sizes is w E'
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inordinate relative to the project, the Director may allow the applicant to use the tree canopy
cover approach outlined below to calculate retention and replacement of trees: 8 cn
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1. The site shall have a minimum canopy cover equal to 20% of the site area, or equal to z 0
the existing canopy cover whichever is less. u o
2. To meet the requirements for site canopy cover, canopy cover may consist of any ui z
combination of existing trees and replacement trees. Canopy cover of each new tree Y
shall be calculated at 314 square feet. z
SENSITIVE AREA ORDINANCE DEVIATIONS
❑ Setbacks.
All commercial and industrial developments shall be set back 15 feet and all residential
development shall be set back ten feet, measured from the foundation to the buffer's edge.
The Director may waive setback requirements when a site plan demonstrates there will be
no impacts to the buffer zone.
❑ Buffers
The Director may reduce the standard wetland/watercourse buffers on a case -by -case basis,
provided the buffer does not contain slopes 20% or greater. The approved buffer width
shall not result in greater than a 50% reduction in width, and the reduced buffer shall not be
less than 15 feet for wetlands and ten feet for watercourses. Any buffer reduction proposal
must demonstrate to the satisfaction of the Director that it will not result in direct or
indirect, short-term or long -term adverse impacts to wetlands or watercourses, and that:
G: APPHAN\SIGN.HND\SPD.doc, 05/08/02
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SIGN DEVIATIONS co
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❑ In single family zones: signs for all conditional uses and public facilities (TMC 19.32.080); u
❑ In multi - family zones where signs face multi - family, commercial and industrial zones: signs
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of conditionally permitted uses, all public facilities and freestanding signs (TMC g
19.32.100). • <.
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In Commercial and Industrial (TMC 19.32.170) Zones: z
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❑ Signs of conditionally permitted uses, all public facilities and all free - standing signs, that
abut or face single family zones (TMC 19.32.120) and multi - family zones (TMC
19.32.130);
❑ Any multi -tenant office building sign which has over 50% of the total allowed wall sign
area (TMC 19.32.140(B)(4));
f ❑ A 50% increase in wall sign area for each doubling of the Zoning Code maximum building
setback up to 6% of the wall area upon which the sign will be mounted up to a maximum of
500 sq. ft. (TMC 19.32.140(A)(2) and (C)).
Shopping Mall business wall signs (TMC 19.32.150(A)):
To allow one wall sign to have more than 50% of the business's total allowable sign area in
one sign.
❑ To allow one freestanding sign to have more than 50% of the site's total allowable sign area
in one sign.
CARGO CONTAINERS
Approval criteria for existing cargo containers in the LDR, MDR, HDR, MUO, 0, RCC, NCC, RC,
RCM, TUC or C/LI zones as of April 15, 2002:
1. The buffer is vegetated and includes an enhancement plan as may be required to
improve the buffer function and value; or
2. If there is no significant vegetation in the buffer, a buffer may be reduced only if an
enhancement plan is provided. The plan must include using a variety of native
vegetation that improves the functional attributes of the buffer and provides additional
protection for the wetland or watercourse functions and values.
Only one cargo container will be allowed per lot in the LDR, MDR or HDR zones, unless it is
accessory to an approved institutional use. No more than two cargo containers may be
allowed for lots zoned MUO, 0, RCC, NCC, RC, RCM, TUC or C/LI.
G:\APPHAN\SIGN.HND \SPD.doc, 05/06/02
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The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -
of -way, as determined by the Director. Screening may be a combination of solid fencing,
landscaping, or the placement of the cargo containers behind, between or within buildings.
If located adjacent to a building, the cargo container must be painted to match the building's
color.
Cargo containers may not occupy any required off -street parking spaces.
Cargo containers shall meet all setback requirements for the zone.
Outdoor cargo containers may not be stacked.
Approval criteria for cargo containers to be installed in the LDR, MDR, and HDR zones for
institutional uses and in the RC, RCM, TUC or C/LI zones for permitted or conditional uses after
April 15, 2002:
❑ Only two cargo containers will be allowed per lot, maximum length 30 feet.
❑ The container is located to minimize the visual impact to adjacent properties, parks, trails and
rights -of -way as determined by the Director.
❑ The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -
of -way, as determined by the Director. Screening may be a combination of solid fencing,
landscaping, or the placement of the cargo containers behind, between or within buildings.
❑ If located adjacent to a building, the cargo container must be painted to match the building's
color.
❑ Cargo containers may not occupy any required off -street parking spaces.
❑ Cargo containers shall meet all setback requirements for the zone.
❑ Outdoor cargo containers may not be refrigerated.
❑ Outdoor cargo containers may not be stacked.
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NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR - THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
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