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Home My WebLink AboutPermit L04-002 - ANDREW SCOTT / HARTMAN ESCROW - SPECIAL PERMISSION CARGO CONTAINERSCOTT ANDREW 14237 INTERURBAN AV S L04 -002 City of Tukwila Department of Community Development Steve Lancaster, Director ASSOCIATED PERMITS: None SEPA DETERMINATION: Exempt NOTICE OF DECISION PREPARED February 5, 2004 FILE NUMBER: L04 -002 Special Permission from the Director APPLICANT: Hartman Escrow OWNER: Hartman Escrow REQUEST: Placement of 8' by 30' cargo container that will be used for storage. LOCATION: 14237 Interurban Avenue S COMPREHENSIVE PLAN DESIGNATION: Regional Commercial Mixed Use /Low Density Residential ZONE DESIGNATION: Regional Commercial Mixed Use /Low Density Residential STAFF: Brandon J. Miles Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Vicinity/Site Information Project Description Existing Development Surrounding Land Uses FINDINGS Hartman Escrow Incorporated seeks Special Permission from the Director to install an 8' by 30' cargo container at their office building. The container will be used for storage by Hartman Escrow. The property is currently being used for Hartman Escrow as an office. The property currently has split zoning, one half of the property, the half closest to Interurban Avenue is zoned Regional Commercial Mixed Use. The back half of the property is zoned Low Density Residential. The cargo container will be placed on the half that is zoned Regional Commercial Mixed Use. Surrounding land uses include Interurban Avenue to the east, a restaurant under construction to the north, a church to the south, and residential properties to the west. The cargo container is separated from the residential properties by a very steep grade. SPECIAL PERMISSION CRITERIA Cargo Containers are permitted in the Commercial/Light Industrial District. All new cargo containers must comply with criteria detailed in Section 18.50.060 of the Tukwila Municipal Code: 1) Only two cargo containers will be allowed per lot, maximum length 30 feet. The proposed cargo container is 30 feet in length meeting the City's length standards. 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 container will be placed on the west side of the Hartman Escrow building. The building will screen the container from view from Interurban Avenue. The topography to the west screens the container from view from residential properties along the west property line. 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. Vicinity /Site Information Project Description Hartman Escrow Incorporated seeks Special Permission from the Director to install an 8' by 30' cargo container at their office building. The container will be used for storage by Hartman Escrow. Existing Development Surrounding Land Uses FINDINGS The property is currently being used for Hartman Escrow as an office. The property currently has split zoning, one half of the property, the half closest to Interurban Avenue is zoned Regional Commercial Mixed Use. The back half of the property is zoned Low Density Residential. The cargo container will be placed on the half that is zoned Regional Commercial Mixed Use. Surrounding land uses include Interurban Avenue to the east, a restaurant under construction to the north, a church to the south, and residential properties to the west. The cargo container is separated from the residential properties by a very steep grade. SPECIAL PERMISSION CRITERIA Cargo Containers are permitted in the Commercial/Light Industrial District. All new cargo containers must comply with criteria detailed in Section 18.50.060 of the Tukwila Municipal Code: 1) Only two cargo containers will be allowed per lot, maximum length 30 feet The proposed cargo container is 30 feet in length meeting the City's length standards. 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 container will be placed on the west side of the Hartman Escrow building. The building will screen the container from view from Interurban Avenue. The topography to the west screens the container from view from residential properties along the west property line. 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. 2 CONCLUSIONS 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 RCM zone. 3. The proposed location of the cargo container will not have a negative visual impact on surrounding properties. APPEALS 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. ,/ - / S i/ o / Li` l Nora Gierloff, Planning pervisor Date 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 Rat� SPEC PERMIS 2 . 00 4 DIRECYMPRT INFORMATION The Tukwila Zoning Code and Sign Code have established "Special Permission" decisions, which are 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 development's 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. Tree Regulation Deviations (TMC 18.54.140) Request for exception from Tree Permit requirements. 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. 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. PROCEDURES: Within 28 days of receiving your application, City staff determines if it is complete, based on the following "Complete Application Checklist ". If not, you will be mailed a letter outlining what additional information is needed. P:\Red_Book\SPD APP.DOC, 04 /15/03 Ch eck items , sub mitted y Ylt� K < py a p icati ny rf Informati R ec ai red maybe waived in unusual cases, upo approval h � . tnd Plannin .F � > g' r r ,_ y X � Q 3 s .w✓� ��: Yr 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 calculations 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 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's rights. However, they in no way limit the City's 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 RECEIVED COMPLETE APPLICATION CHECKLIST TABLE 1JAN 2 2004 P:1Aed_Book SPD APP.DOC, 04/15/03 _F h ck t ins u�b i ted T faxuta r equired aye waive ur l e ' P r z ,� lan i f k � I Regulations. 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 "Permanent 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. P:Uted_Book\SPD_APP.DOC, 04/15/03 FOR STAFF USE ONLY Sierra Type: P SP Planner: File Number: L_o ,-1_00 v` , Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: 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 R ECEIVED SPECIAt1 2004 PERMISAalk, DIRECTOR APPLICATION NAME OF PROJECT/DEVELOPMENT: I MQ n S l v oc..0 C r)v SCCit ,qnCdUec.) C,cOnsh✓C cf;r,n 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: i l {o23 - ? Titter hoin A ve S , Go; k / 0)/7 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 oyerlapping development standards, and • is the primary contact with the City, to whom all notices and reports will ; $e sent < - ' Address: I (CO ( a C 5l Pt se Ren r>'\ / t t )[) cN -9 G Phone: y25 - 5;0 - 007 I FAX: ( R06, Signature_ a — ytdy Date: Name: Si 01 4 A nd cl er .cam PA Red 04/13/03 STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 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 em 1 ees, ments, engineers, cot}tractors or other representatives the tight to enter upon Owner's real / property, located at e cf 2 -1 i /? - — ✓ r h st P'? ` I l 5 — 774 k-.--» Le 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. 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 �( ` A 1 / (ct ), v (state), on D CITY OF TUKWILA Department of Community Development • 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E-mail: tukplanAci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERNIISSION TO ENTER PROPERTY J ( rrmi t1 7e- -7 /,i -le-✓a ✓ b l n ?life 5. (Address) I /& "" R 97s-/b / (Sig,, re) On this day personally appeared before me tor t ' ►IDLY to me known to be the individual who executed the foregoing instn �>� �ged that he/ signed the same as his/h r luntary act and deed for the uses and purposes mentioned the .� ,Q IIttit SUBSCRIBE" ONI a s RE 1E O p � I � P" i ♦Z ; O 2 ' C) i 1- i NOTARY P 'o pv��.O S - 4 s '•. •... A... $ residing at , f t 4 T ` 0 ∎ •,: My Commission expires on 1 0 d 6 > DAY OF AL/ 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'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 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 are met: P ;Red Book\SPD APP.DOC.04/15/03 RECEIV VAN 12 2004 iMtry PMFNT TREE REGULATION DEVIATIONS P:Vted Book\SPD APP.DOC, 04n5ro3 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 cafe -type seating and similar features. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. ❑ 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 /JAN includes an equivalent contribution in funds and/or labor and materials for off -site t er 2 2004 planting as jointly agreed by the applicant and Director. bEvItiPm 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: 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. 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: 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. SIGN DEVIATIONS P:1Red_BoolASPD APP.DOC, 04/15/03 REcEivE,0 ❑ In the single family zone (LDR): signs for all conditional uses and public facilities (TMC 19.32.080); ❑ In multi - family zones where signs face multi- family, commercial and industrial zones: signs of conditionally permitted uses, all public facilities and freestanding signs (TMC 19.32.100). In Commercial and Industrial (TMC 19.32.170) Zones: ❑ 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)); ❑ 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 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'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. P:Vted Book\SPD APP.DOC, 04 /15/03 t LOTS 18 AND 19, BLOCK 15, HILLMAN'S SEATTLE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 24, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION GIVEN TO KING COUNTY FOR ROAD PURPOSES BY DEED AS RECORDED UNDER KING COUNTY RECORDING NO. 984584. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. RECEIVED IJAN 12 2004 COMMUNITY Parcel Map and Data _s.,d, i►e ;, ;>. 325,x).,25 `- 3. • ;901r ,5 y 54'.Y.k5 336593151g 33559.01450 3365 4 ?)1551 ` � , p er 336590. ' 336scol 33659(04/0 , 3365901460 y 33653 011P' 14aRQ IMIlk v _s7 336590146r / �i�i • .6514.15. \/ 9 ` 3 3 7:690 {lna ' 7 3 605 • .1 \ 3h�d0.; 3 .",: • 9 336590/1 331 401.1, W' '53365901150 3• _WY! 5 \CYV JrrY` 'v ��` 3365 9(.)11 a) 3" 5_0" 25 033659(01145 1 4 . 4 . 3365 336590/355 33 590141 3 - C 5901 "' 3 } 2002 :590112 King g Count ' 59011.1 y + 336595''140'5 "Y 7 .5`f01. 15 336590/346 Y�S1 • •2211 211 .,. Parcel Number 3365901460 Address 14237 INTERURBAN AVE S Zipcode Taxpayer HARTMAN ESCROW INC The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." Print Map Page Page 1 of 1 King County ifit` 1 King County I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. http: / /www5 .metrokc.gov /parcelviewer/Print Process.asp 02/09/2004 :22 LANO5CAPING5 (Awe n . , . tAFIC'SZAF1 5: 26' 1 (11 0 ,(P NA \A N ul * ' \-) Nt 07. SpcNr-} Jo(I'lrer 55c,lion 1),.,.c-ket, plant 3 qprt- 5cott Andrew Office . 1 - 4257 Interurban Avenue 5 ' fukwila, WA fax Parcel: 5,65901460 NOIU-1 ii 5CAL: 1"-10 3 3 RECEIVE .10 12 1.11th T ATOrma T 5It PLAN 51