HomeMy WebLinkAboutPermit L2000-040 - MBK NORTHWEST - SPECIAL PERMISSIONL2000 -040
MBK
NORTHWEST
340 UPLAND DR.
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Ciiy of Tukwila
Department of Community Development
NOTICE OF DECISION
To: Rob King, Applicant
Dave Moore, MBK Northwest
King County Assessor, Accounting Division
State Department of Ecology, SEPA Division
Steven M. Mullet, Mayor
Steve Lancaster, Director
June 20, 2000
This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following
project and permit approvals.
PROJECT BACKGROUND
FILE NUMBER:
ASSOCIATED FILE:
APPLICANT:
REQUEST:
L2000 -040 Special Permission Landscape Approval
MI2000 -004 Clearing, grading, paving and storm drainage
Rob King for MBK Northwest
Permission to relocate some of the required landscaping from the
street frontage to other areas on site.
LOCATION: 340 Upland Drive
This notice is to confirm the decision reached by the Department of Community Development
Director approving the landscape plan based on the findings and conclusions in the staff analysis
dated June 16, 2000.
Project materials including the application, any staff reports, and other studies related to the
permits are available for inspection at the Tukwila Department of Community Development;
6300 Southcenter Boulevard; Suite 100; Tukwila, WA; from Monday through Friday, between
8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431-
3670 for further information.
Property owners affected by this decision may request a change in valuation for their property tax
purposes notwithstanding any program of revaluation.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Notice of Decision
Page 2
The time period for appeals is 21 days starting from the date of this Notice of Decision, June 19,
2000. The decision is appealable to the Tukwila City Council. Appeal materials shall contain:
1. The name of the appealing party,
2. The address and phone number of the appealing party, and if the appealing party is a
corporation, association, or other group, the address and phone number of a contact person
authorized to receive notices on the appealing party's behalf, and
3. A statement identifying the decision being appealed and the alleged errors in that decision.
The Notice of Appeal shall state specific errors of fact or errors in application of the law in
the decision being appealed, the harm suffered or anticipated by the appellant and the relief
sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of
Appeal.
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Steve Lancaster, DCD Director
FROM: Nora Gierloff, Associate Planne*-
RE: Special Permission Landscape Averaging
DATE: June 16, 2000
REQUEST
MBK Northwest has requested permission to average the required landscaping on the
Minkler parking lot per TMC 18.52.020. Rather than providing the required 15 feet of
front yard landscaping they would provide 5 feet, plus 5 feet along the east property line
that is not required and additional parking lot landscaping.
DECISION CRITERIA
Landscape perimeter averaging may be allowed if the total required square footage of
landscaping is achieved and the applicant demonstrates that the project will meet the
following criteria:
I) Plant material can be clustered to more effectively screen parking areas and
blank building walls.
The additional landscaping along the east property line, in conjunction with the berm that
is being constructed, will act to screen this parking area from the adjacent property.
II) Perimeter averaging enables significant trees or existing built features to be
retained.
The site is currently vacant and without any significant vegetation.
III) Perimeter averaging is used to reduce the number of driveways and curb cuts
and allow joint use of parking facilities between neighboring businesses.
The site will be used for overflow and employee parking for the Parkway Supercenter
project. No new driveways onto Minkler will be required, all access will be directly from
the Supercenter site.
IV) Width of the perimeter landscaping is not reduced to the point that activities on
the site become a nuisance to neighbors.
The averaging will provide better screening from the neighboring property than the
Zoning Code landscape requirement.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Pt re?
V) Averaging does not diminish the quality of the site landscape as a whole.
The landscape plan links the planting areas together which should provide a better
environment for the plants than small isolated planting islands. Screening is still
provided on the two sides that face the public street and neighboring properties.
CONCLUSION
I recommend that the City approve the request for landscape perimeter averaging on the
Minkler parking lot site. The applicant has demonstrated compliance with the approval
criteria.
Reviewed and approved by ea-a_ Tukwila D 1 etor, on
e,a , 2000.
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
SPECIAL
PERMISSION
DIRECTOR
APPLICATION
NAME OF PROJECT/DEVELOPMENT: 11 tPi t2T-y (iM BLVD)
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:
6 883$7o -O((o ^O`} Ei95T a 2x/S7-;"A (s/ '5 ((tee(
G)K(cf( (S OP2T of TA(CKwfk'/ SI-� ��dZc�nc7�rt
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: .Roes 16,v- A — e. C . Coat SazuCToM/ 1V,,44r 6//ervi /KG
Address: Z6S03 8 g r` R'/.' Co . VQwtan lss Co 4 , R YOZ4
Phone: 425 - -7 8, -l9' / 266-h6l9- 08S - -3 FAX: lfzS - )7e-- 392 (
Signature: • Date: to — t S- G 0
G:IAPPHAN\SIGN.HND\SPD.DOC, 12/07/99
fra
FOR STAFF USE ONLY Sierra Type: P -SP
Planner: .- eAL, 4.-sr:
File Number: /
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: 11 tPi t2T-y (iM BLVD)
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:
6 883$7o -O((o ^O`} Ei95T a 2x/S7-;"A (s/ '5 ((tee(
G)K(cf( (S OP2T of TA(CKwfk'/ SI-� ��dZc�nc7�rt
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: .Roes 16,v- A — e. C . Coat SazuCToM/ 1V,,44r 6//ervi /KG
Address: Z6S03 8 g r` R'/.' Co . VQwtan lss Co 4 , R YOZ4
Phone: 425 - -7 8, -l9' / 266-h6l9- 08S - -3 FAX: lfzS - )7e-- 392 (
Signature: • Date: to — t S- G 0
G:IAPPHAN\SIGN.HND\SPD.DOC, 12/07/99
fra
MBK Northwest
Ms. Nora Gierioff, Planner
City of Tukwila
6300 Southcenter Blvd. Suite 100
Tukwila, WA. 98188
Dear Nora:
R. C. Construction & Management Inc.
20503 88th Av. W.
Edmonds, WA. 98026
425 - 778 -1921
Fax 425 - 778-3921
June 15, 2000
Subject Special Permission Approval for landscape averaging, !Yielder Parcel (permit
# M 2000004)
This letter outlines our position for your grant of a "Special Permission Approval" to average the
required landscape footage on the above parcel.
The calculations used for the submittal have been redone to match the corrections you
provided.
Plants will be clustered to screen the frontage, as shown. Additionally, the City owned Right
of Way will be irrigated and planted, as shown.
The averaging allows the detention pond to be located close to it's original location, and
provide additional screening to Minkler Blvd.
All (code required) trees will be planted along the frontage. We are open to City Planning
Dept, suggestions on types of plantings, if the proposed are not to your liking.
Curb cuts will only be allowed to connect to the adjoining property to the West, and provide
the necessary parking for which the parcel was obtained.
The use of berms along the railroad easement will provide additional screening to the
neighbors. We do not see the site, as designed, to create a nuisance to the neighbors.
Averaging does not diminish the quality of the site landscape, as a whole.
The $200.00 dollar fee is enclosed with our correction package. We hope this letter is adequate
explanation to allow your positive response.
Rob King, for MBK Northwest
CC: Dave Moore, SVP, MBK Northwest
Roger Stange, Pres. Benner Stange Architects
Dan Balmelli, VP, Barghausen Consulting Engineers
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5' TYPE II LANDSCAPE
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LONG'S DRUGS
PARTY CITY
SHOE PAVILION
ZANY BRAINY
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1158 S.F.
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^8 HYDROSEED AREA AFFECTED BY CONSTRUCTION rr -- —'
KING CO. WETLAND & UPLAND SEED MIXES II —2E—
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15' TYPE III LANDSCAPE AVERAGED TO
5' TYPE II LANDSCAPE. 1500 S,F. II
II
MINKLER BLVD.
96 S.F.
DETENTION/WETPOND NCILIEY TO BE HYDROSEEDED
WITH KING CO. SWM WETLAND & UPLAND SEED MIXES.
AREAS OF RAILROAD EASEMENT AF CTED BY
/ CONSTRUCTION TO BE RECOVERE WITH
1 1/2 " -2” CRUSHED GRAVEL 3" THICK MIN,
3083 S.F. •7;>
PARKING SUBJECT TO / 108 S.F.
TMC 18,52,035.38
10 S.F. LS/ STAL /
N
1510.F. PERIMETER LANDSCAPE
5' TYPE II LANDSCAPE
TYPHA
0 15 30 60
HYDROSEED
-----
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rD . ltT4
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'5' TYPE II LAN
MAXIMUM WATER LEVEL
5' TYPE II LANDSCAPE
DEAD WATER LEVEL
OPE ELIEF 3:1 S OWN)
PLANNING DEPT. REOUEST
BEST BUY I s
COMP USA
GART SPORT
X-
LANDSCAPE CALCULATIONS
REQUIRED PARKING LANDSCAPE:
99 STALLS 0 15 S.F,:
TOTAL REQUIRED PARKING LANDSCAPE:
REQUIRED PERIMETER LANDSCAPE:
PERIMETER LANDSCAPE (NORTH) (15' TYPE 1) • .(342'x 15')
EASTERLY R.R. EASEMENT
TOTAL REQUIRED PERIMETER LANDSCAPE:
TOTAL REQUIRED SITE LANDSCAPE:
TOTAI. PROVIDED PARKING LANDSCAPE:
1485 S.F.
1485 S.F.
5130 S.F.
494 S.F.
5624 S.F.
7109 S.F.
3933 S.F.
PROVIDED PERIMETER LANDSCAPE:
PERIMETER LANDSCAPE (NORTH) (5' TYPE II) • (326'x 5') 1630 S.F.
PERIMETER LANDSCAPE (EAST) (5' TYPE II) (302'x 5') 1510 S.F.
TOTAL PROVIDED PERIMETER LANDSCAPE:
TOTAL ON SITE LANDSCAPE PROVIDED;
TOTAL OFF SITE LANDSCAPE PROVIDED:
TOTAL LANDSCAPE PROVIDED:
• REMAINING S.F. OF PERIMETER LANDSCAPE AVERAGED (TMC 18.52.020)
3145 S.F.
7073 S.F.
1158 S.F.
8231 S.F.
OWNER IS REQUESTING SPECIAL PERMISSION DECISION ON AVERAGING PERIMETER LANDSCAPE
PLANT UST
SYMBOL NAME
DETAIL A -A Planting in Detention Wetpond Facil'ty
SCALE: 1:1
SIZE
CONDITION SPACING QUANTITY REMARKS
\
TREES:
ACER RUBRUM 'RED SUNSET' /
2" CAL.
30' (TYP.)
10
STAKE & GUY ONE GROWING SEASON; NURSERY
RED SUNSET MAPLE
B & B
GROWN FOR STREET TREE USE, 6 -FOOT STANDARD
/
PRUNUS SERRULATA 'KWANZAN'/
2 CAL.
AS SHOWN
13
STAKE & GUY ONE GROWING SEASON; 8 -FOOT STANI
KWANZAN CHERRY
B & 6
THWA OCCIDENTALIS 'PYRAMIDALIS'/
6' HEIGHT
20'
15
STAKE & GUY ONE GROWING SEASON; 6 -FOOT STANI
'A4
PYRAMIDIAL MBORVIT
B & B
SHRUBS:
PRUNUS LAUROCERASUS 'OTTO LUYKEN'/
18" -24"
4'
66
HOLD 3' FROM BORDERS
0
OTTO LUYKEN LAUREL
B &B ONLY
0
CI PURPLERROCKROSE
CONTAINER
4'
58
0
EUONYMUS FORTUNEI 'EMERALD GAIETY'/
EMERALD GAIETY EUONYMUS
15"
CONTAINER
30"
97
®
RHODODENDRON:
'NOVA ZEMBLA'
B&B /CONT,
18 -24"
AS SHOWN
.
6
SET ROOT BALL 1" - 2" ABOVE SOIL LINE.
CORNUS STOLONIFERA /
24" - 30"
6'
27
WATER OUALRY EDGE; WINTER PLANTING RECOMMENDI
RED -OSIER DOGWOOD
BR /CONT.
GROUND COVER
/._ /fJJ� •
AIICTOSTAPHYLOS WA URSI /
1 GALLON
30" AVG.
COVER
HOLD 2' FROM BORDERS AND OTHER SPECIES
°��.
KINNIKINNICK
4" POT
24" AVG.
COVER
SAME
DETENTION POND EDGE:
MINIM Ifili •
TYPHA LATIFOLIA /
CATTAIL
RHIZOME
24"
COVER
TRIANGULAR SPACING GROUPED AS SHOWN;
FLOOD PLAITING AFTER INSTALLATION
. :, •.1;.;;.!'..;:
''�;,'•.'..:.. ...:
SEED LAWN: COMBO MIX OF KING CO.
WETLAND & UPLAND HYDROSEED.
COVER
401b / 1000 SF; Sr; WET TOLERANT MIX IN BIOSWALES.
LAWN /PLANTER EDGE- HEADER
NOTES:
1, ALL LANDSCAPE AREAS, EXCEPT DETENTION/WETPOND AREA TO BE IRRIGATED BY DESIGN BUILD CONTRACT.
ALL ZONES (WRHOUT PLANTING) SHALL BE DESIGNED TO PASS A MINIMUM DISTRIBUTION UNIFORMITY
OF 62 PERCENT, AS TESTED THROUGH AN IRRIGATION ASSOCIATION CERTIFIED WATER AUDIT,
2. , LANDSCAPE PERIMETER AVERAGEING REQUIRES ALL PERIMETER PLANTINGS
TO BE TYPE II (TMC 18.52.20)
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APPROVED RIR.CONSTHUCTI NV
BY
CRY ENGINEER
DATE
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JUN 16 2000
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inc Xrefs: Z7230- 1T.Z72301S27230 -1.B.
File: P: \SOSKPROJ \7230 \ENGINEERING \7230— L1.OWG Date /Erne: 05/23/2000 17:22 Scale: