HomeMy WebLinkAboutPermit L03-042 - MONGOLIAN GRILL - SPECIAL PERMISSION SIGNL03 - 042
MONGOLIAN GRILL
361 STRANDER BLVD
This letter serves as a Notice of Decision and is issued pursuant to Tukwila Municipal Code (TMC)
18.401.170.
The request for an increase, from 29 -sq. ft. to 36.25 -sq. ft. for Mongolian Grill at 361 Strander
Boulevard.
This decision is based on the Findings and Conclusions listed below.
BACKGROUND
File Number: S03 -03 -040
Applicant: International Sign Co. for Mongolian Grill
Request: Approval for a Special Permission Sign, increasing the allowed
sign area. The maximum allowed sign is proposed to be
increased from 29- sq. ft. to 36.25- sq. ft.
Location: 361 Strander Boulevard
Comprehensive Plan Designation: TUC
Zoning District: TUC
SEPA: No determination required
Staff: Brandon J. Miles
FINDINGS
Vicinity /Site Information
City of Tukwila
NOTICE OF DECISION
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
The sign being proposed will be located on the east wall of 361 Strander Blvd. and will face directly
towards Strander Blvd. The zoning on the property is TUC and surrounding land uses are commercial.
The exposed building face (EBF) is 619.29 square feet. With the approval of the Special Permission
Application, the wall sign would be 36.25 square feet (5.8% of EBF) versus the normal maximum of
29.76 square feet (4.8% of EBF).
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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Decisional Criteria
TMC 19.32.140(A) allows permitted sign area to be increased by 50% for each doubling of the required
minimum setback...but in no case shall the sign area exceed that permitted in TMC 19.32.150. Pursuant
to TMC 19.32.150, the maximum allowed sign area could be 6% of the exposed building face (EBF) up
to maximum of 500 sq. ft.
The required front setback in the TUC is 15 feet. The building has a setback of about 170 feet, 11.3
times the required distance.
Per Table 1 of TMC 19.32.140, the standard allowed sign area would normally be 29.76- sq. ft. for an
EBF of 619.29 square feet. Since the building is setback 11.6 times the minimum setback required for the
underlying zone, the maximum sign area is allowed to be increased 50% for each doubling of the
required minimum setback up to 6% of EBF or 500 sq. ft., whichever is less. Six percent of EBF (619.29 -
sq. ft.) is 37.15 -sq. ft; thus the maximum allowed sign area on facade is 37.15 -sq. ft. The applicant is
requesting a sign size that is smaller than the six percent allowed for the wall.
CONCLUSIONS
1. The building is setback a sufficient distance to allow an increase in the wall sign area.
2 The proposed sign area is 36.25 -sq. ft., which less than maximum permitted for that facade (6% of
EBF -37.15 sq. ft.).
CONDITION(S)
The window signs must be removed prior to the sign permit being issued.
APPEAL PROCESS
This decision may be appealed to the Planning Commission 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.
Steve Lancaster, Director of Community Development
Attachments: A. Site Plan, building elevation and sign details
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STATE OF WASHINGTON
COUNTY OF KING
CITY OF TUKWILA
Department of Conrnrnnity Development
6300 Soudreenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- utail: tukpl:ut4i .tta.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
as
The undersigned being duly sworn and upon oath states as follows:
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1. I am the current owner of the property which is the subject of this application. �11
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2. All statements contained in the applications have been prepared by me or ments 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'tireal property,
located at 3.01 5?Yctndty P1Vd %ZkWI /Li Wi el8
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
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 l omplete Application Checklist? within ninety (90) days.
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.
EXECUTED at
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,, TO
NOTARY PUBLIC
STATE OF WASHINGTON
COMMISSION EXPIRES
JUNE 29, 2006
(city), _J (state), on .Jul)I $ i ZOO 3
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(Print Name)
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(Address)
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(Phone Number)
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On this day personally appeared before me G 1e ecki)dh O - to me known to be the individual who executed the
foregoing instrument and acknowledged that he/she signed the same as- Mslher voluntary act and deed for the uses and purposes mentioned
therein.
ORE ME ONTHIS � DAY OF 3
NOTARY PUBLIC in and for the State o Washington
residing at 7ank. 7 Lo A - •
My Commission expires on Ot. J Q q/Or yo
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FOR STAFF USE ONLY Sierra Type: P -SP
Planner:
File Number: Lj 3 ..,
014•
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
Name:
Signature:
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RECEIVED
CITY OF TUKWILA
CITY OF TUKWILA J UL 1 0 2003
Department of Community Develop e �
6300 Southcenter Boulevard, Tukwila; LATER
Telephone: (206) 431 -3670 FAX (206) 431-3665
E -mail: tukplan a.ci.tukww Ia. wa.us
NAME OF PROJECT/DEVELOPMENT: 6104 662-PA 67ri; ((
Quarter: Section: 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.
Address:
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Phone: yj. - • - b'3'77
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FAX:
PLICATION
SPECIAL
PERMISSION
DIRECTOR
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.
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CITY OF TUKWILA
,JU , t 9 299.E SPECIAL
Department of Community Development �T
6300 Southcenter Boulevard, Tukwila, WA PNtT�7P ERMISSIOir
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail: tukplan a.ci.tukwila.\\a.us
Tree Regulation Deviations (TMC 18.54.140)
Request for exception from Tree Permit requirements.
Cargo Containers as accessory structures (TMC 18.50.060 and 18.70.130)
Request to install a container in the LDR, MDR, HDR, RC, RCM, TUC or C/LI Zones.
DIRECTOR
The Tukwila Zoning Code and Sign Code have established';1- pccial Permission? decisions, which arc more complex
than straightforward applications of code standards, but do not require a public hearing
REQUIREMENTS: Special permission approval by the Director is required in the following situations.
Parking Deviations (Zoning Code, TMC 18.56)
• Covenant Parking: When required parking is provided off -site.
• Complementary Parking: When up to 10% of a developmentV useable floor area is determined to be linked
to remaining areas such that it need not provide the normally required parking.
• Administrative Variance: Reduction in the minimum number of required parking spaces of up to 10 %.
Landscape Deviations (Zoning Code, TMC 18.52.020
• Landscape perimeter averaging
• Developing pedestrian and transit facilities within the required front yard landscape area in MDR and HDR
zones.
• Substitution of pedestrian oriented space for landscaping in RCC and TUC zones.
Sensitive Area Ordinance Deviations (TMC 18.45.040)
Request for setback waiver or buffer reduction.
Sign Deviations (Sign Code, Title 19)
• Signs for conditional uses or public facilities located in or adjacent to residential zones.
• Freestanding signs in commercial zones that are located within 100 feet of a residential zone.
•- Request for increase in wall sign area due to doubling of required building setback
• Any multi -tenant office building wall sign which has over 50% of the total allowed sign area for that building face.
• Any shopping mall business wall sign which has over 50% of the total allowed sign area for that building face.
• Any shopping mall business freestanding sign which has over 50% of the total allowed sign area for the site.
PROCEDURES: Within 28 days of receiving your application, City staff determines if it is complete, based
on the following ga omplete Application Checklist? If not, you will be mailed a letter outlining what additional
information is needed.
Check items
submitted with
application
Information Required May be waived in unusual cases, upon approval of both Public
Works and Planning
APPLICATION MATERIALS:
1. Application Checklist one (1) copy, indicating items submitted with application.
2. Permit Fee (LDR = $200, Other zones = $300).
3. Written description of the project, the deviation being requested and response to the
applicable decision criteria.
ZONING CODE PARKING DEVIATION
4. A complete description of the proposed construction relative to parking areas, and all
supporting agreements.
5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code
requirements.
6. Parking studies as needed to demonstrate adequate parking is provided.
LANDSCAPE DEVIATION
7. Landscape plan — two (2) copies showing size and species of existing and proposed plant
materials, required perimeter landscape types, parking areas, buildings, walkways, transit
facilities, property lines, dimensions and area of planting beds and any calculations
necessary to demonstrate compliance with review criteria.
TREE REGULATION DEVIATION
8. Tree survey showing size and species of existing trees, with trees to be removed and trees
to be retained noted (unless request is for use of canopy cover method)
9. Tree replacement calculations per TMC 18.54.130.3 B or canopy cover calc ulations per
TMC 18.54.140 B.
10. Description of the nature of the undue hardship caused by strict compliance with the Tree
Regulations, proposed mitigation measures and justification for the deviation from Tree
Regulations.
COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing by the Public
Works Department and the Department of Community Development. Please contact the Department if you feel that
certain items are not applicable to your project and should be waived, or should be submitted in a later timely manner
for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin until it is determined
to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant rights. However, they in no
way limit the Cityil ability to require additional information as needed to establish consistency with development
standards.
Department staff are available to answer questions about application materials at 206 -431 -3670.
COMPLETE APPLICATION CHECKLIST TABLE
Check items
submitted with
application
Information Required May be waived in unusual cases, upon approval of both Public
Works and Planning
SENSITIVE AREA ORDINANCE DEVIATIONS
11. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines,
planting areas, sensitive areas, their buffers and setbacks.
12. Sensitive area studies and enhancement plans to justify a requested buffer or setback
reduction and demonstrate that the reduction will not result in a direct or indirect short-term
or long -term adverse impact to the sensitive area.
SIGN CODE APPROVAL /DEVIATION
13. Complete' jermanent Sign Permit Application? with all supporting materials and fees
($50).
14. The following information should be given on the plans:
North arrow, title, scale and date;
Vicinity map showing location and names of adjacent roads;
Property lines;
Locations of all buildings on site;
Dimensioned elevations of building drawn to scale (for wall signs);
Elevations, dimensions and materials of proposed sign(s) including advertising copy;
Color elevation of proposed sign.
CARGO CONTAINER APPROVAL
15. Site plan showing the location of the container(s) in relationship to parking areas, property
lines, buildings, streets, trails, landscape areas and setbacks.
16. Description of the proposed screening.
17. Dimensions of proposed cargo container.
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REVIEW CRITERIA
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 auseable 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.
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c. The site is in compliance with the City commute trip reduction ordinance or, if not an I
affected employer as defined by the City ordinance, agrees to become affected. t'—" z"
d. The site is at least 300 feet away from a single - family residential zone. U 2
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e. A report is submitted providing a basis for less parking and mitigfition necessary to Z 1--
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 that cannot be
mitigated to the satisfaction of the Director will serve as the basis for denial.
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
HDR Landscape perimeter averaging may be allowed as a Type 2 special permission decision
if all of the following criteria ate met:
1. Plant material can be clustered to more effectively screen parking areas and blank building
walls.
2. Perimeter averaging enables significant trees or existing built features to be retained.
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow
joint use of parking facilities between neighboring businesses.
4. Width of the perimeter landscaping is not reduced to the point that activities on the site
become a nuisance to neighbors.
5. Averaging does not diminish the quality of the site landscape as a whole.
❑ In the MDR and HDR zones up to 20% of the minimum required front yard landscaped area
may be developed for pedestrian and transit facilities.
❑ In the RCC and TUC zones required landscaping may include a mix of plant materials,
pedestrian amenities and features, outdoor caf -type seating and similar features. Required
plant materials will be reduced in proportion to the amount of perimeter area devoted to
pedestrian oriented space.
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 mitigation 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.
In addition to the above criteria, the Director may also consider any of the following in reviewing
an exception request:
a. Whether the recommendation of a certified arborist supports the exception.
b. Evidence that the size of the site or project cannot support the number of required
replacement trees, and off site tree planting is proposed which furthers the goals of this
chapter and other City policies.
c. On -site planting of all required replacement trees is not feasible, and the project includes an
equivalent contribution in funds and/or labor and materials for off -site tree planting as jointly
agreed by the applicant and Director.
d. Smaller -sized replacement plants are more suited to the species, site conditions, and to the
purposes of this chapter, and are planted in sufficient quantities to meet the intent of this
chapter.
❑ Retention and Replacement of Canopy Cover - on undeveloped sites or sites with dense stands
of trees, where the cost of identification of individual tree species and sizes is 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:
SENSITIVE AREA ORDINANCE DEVIATIONS
❑ Setbacks.
❑ Buffers
1. The site shall have a minimum canopy cover equal to 20% of the site area, or equal to the
existing canopy cover whichever is less.
2. To meet the requirements for site canopy cover, canopy cover may consist of any
combination of existing trees and replacement trees. Canopy cover of each new tree shall
be calculated at 314 square feet.
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 -Wedge. The
Director may waive setback requirements when a site plan demonstrates there will be no
impacts to the buffer zone.
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:
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.
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SIGN DEVIATIONS
❑ In the single family zone (LDR): signs for all conditional uses and public facilities (TMC
19.32.080);
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❑ In multi - family zones where signs face multi- family, commercial and industrial zones: signs of
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In Commercial and Industrial (TMC 19.32.170) Zones: U v o
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❑ Signs of conditionally permitted uses, all public facilities and all free- standing signs, that abut or w =
a family zones J H
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❑ Any multi -tenant office building sign which has over 50% of the total allowed wall sign area W O
(TMC 19.32.140(B)(4)); g
cg 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)). Z F- .
Shopping Mall business wall signs (TMC 19.32.150(A)): z
❑ To allow one wall sign to have more than 50% of the business Ltotal allowable sign area in one C
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❑ To allow one freestanding sign to have more than 50% of the site Vtotal allowable sign area in W W
one sign
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conditionally permitted uses, all public facilities and freestanding signs (TMC 19.32.100).
CARGO CONTAINERS
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:
❑ 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 2-
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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