HomeMy WebLinkAboutPermit L04-005 - ISE AUDRY / WESTFIELD SOUTHCENTER MALL - SPECIAL PERMISSION SIGNAUDRY ISE
633 SOUTHCENTER MALL
L04 -005
File Number:
Applicant:
Request:
Location:
Comprehensive Plan Designation:
Zoning District:
SEPA:
Staff:
FINDINGS
Vicinity/Site Information
Decisional Criteria
City of Tukwila
Department of Community Development
NOTICE OF DECISION
This letter serves as a Notice of Decision and is issued pursuant to Tukwila Municipal Code (TMC)
18.401.170.
This decision is based on the Findings and Conclusions listed below.
BACKGROUND
L04 -005, SO4 -009
Audrey Ise
Construction of six shared directional signs at
Shopping Town (Southcenter Mall)
Westfield Shopping Town (Southcenter Mall).
placed on various parcels within the mall area.
separate address.
TUC
TUC
No determination required
Brandon J. Miles
TMC 19.32.020 states the requirements for installation of shared directional signs:
Steven M. Mullet, Mayor
Steve Lancaster, Director
Westfield
The signs will be
Each parcel has a
Westfield Shopping Town (WST) currently occupies the site where the signs will be located. WST is
composed of various retail establishments, such as the Bon - Macy's, Nordstrom, and Sears. The
surrounding land -uses are largely commercial and office establishments. In addition, Interstate 405 and
Interstate 5 are located next to the site.
In commercial and industrial areas where a demonstrated need for directional signage exists, owners or tenants of
these premises may apply for review and approval of the design of the shared directional sign. Such application
shall be process as a Type 2 decision. Such sign shall not exceed ten feet in height, ten feet in width, and have a
maximum of two sign surfaces which do not exceed a total of 50 square feet. Such sign shall be located on the
premises of at least one of the entities identified thereon and shall be used only by geographically associated
businesses. The sign structure shall be located in a masonry base of decorative appearance. The shared
directional sign shall contain no promotional copy by shall be limited to the names and addresses of the companies
or activities being identified.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Analysis
L04 -005, SO4 -009
Page 2 of 3
There will be six total signs on the premises and each sign will include the following businesses,
Mervyn's, JcPenney, Nordstrom, Sears, and The Bon Marche. The sign will include directional arrows to
aid drivers in determining which direction to travel to go to a particular store.
There is a demonstrated need for directional signs on the premise. WST is one of the largest malls in
Western Washington. The site can be accessed by three City streets, Southcenter Parkway, Strander
Blvd, and Andover Park West. While the four anchor stores do have wall signs, these signs cannot easily
be seen by all visitors to the site. For example a visitor that enters the property from the Strander Blvd
would not be able to see the Nordstrom's Store sign. In addition, these signs will assist motorists in
finding the easiest routes to the stores. These signs will direct travel along routes in the mall that bypass
parking areas, theoretically improving traffic flows.
Each sign will be identical, with the exception of which direction the arrows will be facing. The signs
will stand six feet ten inches tall and have a total width of four feet ten inches. As these are directional
signs for incoming traffic they will only have one face with a total sign area of roughly 25 square feet.
The sign base will be aluminum, painted with Kelly Moore texcoat, which will give the base a metallic
appearance. The sign cabinet will be painted teal satin and the copy and arrows will be painted reflective
white.
The anchor for the signs will be installed to a depth of approximately three and half feet.
The signs will be located in six existing landscaped areas around the mall. The landscaping at the mall is
currently minimal and does not meet City standards. The signs will be placed in locations that do not
require the removal of any trees but will be located in areas with grass or other ground cover currently on
the site. The holes for the footings will be installed by hand and if needed a small bobcat with a claw will
be brought in to dig the footings. In order to minimize disturbance to other vegetation and prevent root
compaction the cat will work from one of the adjacent parking areas.
The signs have also been placed a minimum of 40 -feet from all areas of possible conflict with the sight
triangle.
CONCLUSIONS
There is a demonstrated need for shared directional signs within the parking lot of WST. The proposed
signs will meet the applicable regulations of TMC 19.32.020 and the placement of the signs will not
significantly alter the existing landscaping.
CONDITION(S)
1. Disturbed landscaped areas shall be replanted with grass.
APPEAL PROCESS
v
APPEAL PROCESS
L04 -005, SO4 -009
Page 3 of 3
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.
Nora Gierloff, Tanning pervisor
Attachments: A. Site Plan and sign details
Date i 3/04
P: &ed BookLSPD APP.DOC, 04/15/03
CITY OF TUKWILA
Department of Community Development SPECIAL
6300 Southcenter Boulevard, Tukwila, WA 981 EC EIVEP MISERSION
Telephone: (206) 431 -3670 FAX (206) 431 - 366 .3JA 2 9
E - mail: tukplan@ci.tukwila.wa.us 1004DIRECTOR
C OMMUNITY
DEVELOPM
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 BDR
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, FIDR, 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.
Check
,_submitted
h
applicatio
Information Required t ay be waived in unusual cases, on approval sf b It c rc Wor1
and Planning 6 '
G / / g
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.
RECEIVED
Department staff are available to answer questions about application materials at 206-431-3679 2 9
1004'
COMPLETE APPLICATION CHECKLIST TABLE p OM UN TMn►r
PARed_BoolASPD APP.DOC, 04/15/03
}��p ;dh,
a ppli ca ti o n
&?� ((♦}:ey�ry y � � A+ �
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. Co plete "Permanent Sign Permit Application" with all supporting materials and fees
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:\Red_Book1.SPD_APP.DOC, 04/15/03
FOR STAFF USE ONLY Sierra Type: P-SP
Planner:
File Number:
/
i
Application Complete (Date:
)
Project File Number:
e ,
c
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
APPLICATION
NAME OF PROJECT/DEVELOPMENT: Ca., ) ') (d ,Y--) i o
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.
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.
Name:
P. Red_Book\SPD APP.DOC, 04 /15/03
SPECIAL
PERMISSION
DIRECTOR
—
Address: d� w7 � ��-�4- - 15 7 3 ��-
Phone: • 2 4 - 1- FAX: - 1 �p
Signature: Q • Date: % Zc;'► /a
71,
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
EXECUTED at
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
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 employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real
property, located at
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 envy 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.
(city), (state), on
(Print Name)
(Address)
(Phone Number)
(Signature)
On this day personally appeared before me • to me known to be the individual who executed
the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes
mentioned therein.
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF 20
NOTARY PUBLIC in and for the State of Washington
residing at
My Commission expires on
Planning Division staff are available to discuss the decision criteria you must respond to and
necessary supporting materials.
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).
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:Vted Book1SPD APP.DOC, 04/15/03
TREE REGULATION DEVIATIONS
PARed Book\SPD APP.DOC, 04 /15/03
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
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:
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. RECE/V
"JAN 2920041
b Mopm N
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_Book1SPD APP.DOC, 04/15/03
❑ 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 allow ed 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:\Red Book\SPD APP.DOC, 04/15/03