HomeMy WebLinkAboutPermit L97-0070 - FAMILY FUN CENTER - LANDSCAPE VARIANCEL97 -0070
FAMILY FUN CENTER
15034 Grady Way So.
WITHDRAWN
:
MULVflflY P?rRTflERSHIP
A R CH I T E C T S P. S.
March 5, 1998
Ms. Nora Gierloff
City of Tukwila .
Dept. of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
Family Fun Center
Tukwila, WA
MPA #97 -112
Landscape Variance #L97 -0070
u'a
Per direction of Family Fun Centers, we hereby withdraw the request for Landscape Variance No
L97 -0070 for reduced landscape buffer adjacent to the Grady Way Bridge.
If you have any questions, please contact our office.
incerely,
MULVANNY PARTNERSHIP ARCHITECTS P.S.
John Huish/Family Fun Centers
Scott:Huish/Family Fun Centers
Jerry Quinn Lee ■ Mitchell Smith • Carol Simpson • Ronald Maddox
11820 Northup Way, #E 300 • Bellevue, WA 98005 • (425) 822 -0444 • FAX: (425) 822 -4129
NOTICE OF APPLICATION
DATED NOVEMBER 21, 1997
The following application has been submitted to the City of Tukwila Department of Community
Development for review and decision.
APPLICANT: The Mulvanny Partnership for Family Fun Center
LOCATION: 15031 Grady Way South, Tukwila,Washington
FILE NUMBERS: L97 -0069 (Design Review)
L97 -0068 (Conditional Use Permit - Land Use)
L96 -0075 (Conditional Use Permit - Swing)
L97 -0070 (Variance)
L97 -0071 (Special Permission Parking)
L97 -0072 (Special Permission Sign)
PROPOSAL: To construct an entertainment facility, which includes an arcade,
go- carts, bumper boats, batting cages, large swing, restaurant,
and an adjoining hotel and restaurant.
OTHER REQUIRED
PERMITS:
Shoreline Substantial Use Permit
Land Altering Permit
Building Permits
Utility Permits
These files can be reviewed at the Department of Community Development, 6300 Southcenter
Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available.
OPPORTUNITY FOR PUBLIC COMMENT
You can submit comments on this application. You must submit your comments in writing to
the Department of Community Development by 5:00 p.m. on December 10, 1997. This matter
is not yet scheduled for a public hearing. If you are interested in being notified of the future
hearing date, please contact the Department at (206) 431 -3670. If you cannot submit comments in
writing by the cutoff date indicated above, you-may still appear at the hearing and give your
comments on the proposal before the Planning Commission. If you have questions about this
proposal contact Diana Painter, the Planner in charge of this file. Anyone who submits written
comments will become parties of record and will be notified of any decision on this project.
APPEALS
You may request a copy of any decision by the Planning Commission on a project or obtain
information on your appeal rights by contacting the Department of Community Development at
431 -3670. A decision from the Planning Commission may be appealed to the City Council.
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
NOTICE OF APPLICATION POSTED:
October 24, 1997
November 21, 1997
November 26,1997
z
te.
W.
6
J0
00
CO o.
CO
J H'.
wO
aa'
co n
a'
w,
Z
I— O.
Z
ww
O
la I-
ww
LI O,
u.Z
— =.
0
z
CITY OF 'UKWILA
DEPARTMEIv, OF COMMUNITY DEVELOPMEN,
6300 SouthcenterBoulevard, Tukwila, WA 98188 VARIANCE
Telephone: (206) 431 -3670
ZONING CODE
(P -VAR)
APPLICATION
Planner:
FOR STAFF USE ONLY
Grlal c a r\
File Number: L 9 . x-00 ..,::.
Receipt Number:, ,
Project File #:
19 /26'76 - 03
El Application Complete (Date:
Other File #:
E 'Application Incomplete (Date.
Other File #:
I. PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Proposed Famil y Fun CPntPr, Ent-01
and Restaurant.
B. LOCATION OF PROJECT /DEVELOPMENT:
STREET ADDRESS: N.E. corner of Interurban Ave . So . and (;rarly Way, Tukwi la.
ASSESSOR PARCEL NUMBER: 24 23 049 01
LEGAL DESCRIPTION:
Quarter:W1/ 2 Section: 24 Township:2 3N Range:4 Ea st(This information may be found on your tax statement)
w_tvl_
c. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: Muivanny Partnership Architects Attn: Chandler Stever
ADDRESS: 11820 Northup Way, Suite E300, Bellevue, WA 98005
PHONE: (42 ) 822 -0444
SIGNATURE:
r I /
ZCVCKLST.DOC 7%2/96
DATE:
�..
z
•
•
2:
00 '
• W i. •
JIB'
LL:
W Q:
u-
D.
N d.
=W
Z�
Z o'.
ta
.D
O co',
.W W
LI a
u z
U i
O~
z
II.
A. WHY IS THIS VARIANCE BEING REQUESTED? To displace a portion of required peri-
meter landscaping to the interior of the site.
B. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria shown below. You are solely
responsible for justifying why your property should not have to satisfy the same development
standards which all other properties /projects must meet. The Board must decide that your variance
request meets all five criteria. On a separate sheet, respond to each of the of the five criteria.
.The Planning staff has provided some explanatory notes (in italics) to help you respond to each
criteria. Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the five criteria, not staff explanatory notes.
.1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other
properties in the vicinity and in the zone in which the property on behalf of the application was filed is located.
Explain how your requested variance would not give you a special privilege in your use of the property in relation to '
the requirements imposed on adjacent and neighboring properties and on properties within the same zone
classification.
2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or
surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in
the vicinity and in the zone in which the subject property is located.
Does a special property characteristic such as size, shape or topography, combined with the zoning code
requirement, prevent you from using your property in the manner of adjacent properties or other like -zoned
properties?
Special circumstances should not be due to: 1) actions by past or present property owners (i.e., developing or
subdividing property which results in an extremely difficult to build parcel) or paying more for property than was
justified by its development potential; or 2) actions which have already been compensated for (i.e., the State
condemns a portion of land for 1 -5 construction and compensates the owner for the diminished value of the remaining
parcel).
3. The granting of such variance will not be materially detrimental to.the public welfare or injurious to the property or
improvements in the vicinity and in the zone in which the subject property is situated.
Would granting your request cause any harm, injury, or interference with uses of adjacent and neighboring
properties? (Consider traffic, views, light, aesthetic impacts, etc.)
4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use
Policy Plan.
After review of the City's Comprehensive Land Use Policy Plan, fist any inconsistencies between your variance and
the Plan's goals, objectives or policies.
5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the
applicant possessed by the owners of other properties in the same zone or vicinity.
Without the variance, no uses for which your property is zoned (i.e., for a single - family residence or commercial site)
would not be possible. Without the variance, rights of use of your property would not be the same as for other
similarly zoned property. Describe other alternatives for use of your property. Why were these alternatives rejected?
ZCVCKLST.DOC 7/3/96
..' _ +... _. _. _ _ _ _ � ±.•`- .....,. ?
z
w.
00
CO 0
Wi
J �
CO u_
W o.
g d.
Co
_ 0.
1-_.
z1.-`
1- 0
Z 1-'
111 uj
j Q,
0 52
0 1-
iW
1—�:
wz
O 1-
z
ZONING CODE VARIANCE APPLICATION
PAGE 1l
A. Why is this variance being requested?
To increase the amount of landscaping within the site by displacing a portion of it from a visually
remote area of the perimeter of the site, where it will be more accessible. Also, to provide an
open area for a bike trail in order to eliminate safety concerns.associated with a trail through
heavy landscape.
1. ...not a grant of special privilege...
The elevated 405 bridge poses a special condition for not only the site in question, but for the
entire area. The required 12' -6" buffer placed on the perimeter of the site will not serve its
purpose as a buffer between the site and the road. Rather than eliminate this unusable landscaped
buffer area, we are seeking to reduce it to the minimum side lot requirement of 7' -0" and relocate
the remaining requirement from the site perimeter to the site interior. It will serve more its
purpose in an area that is both visually and physically accessible rather than in an area under the
bridge.
2.. ...necessary because of special circumstances...
The elevated 405 bridge in this area poses a special condition in that the required 12' -6" buffer
placed on the perimeter of the site does not serve its purpose as a buffer between the site and the
road. Rather than eliminate this unusable landscaped buffer area, we are seeking to reduce it to
the minimum side lot requirement of 7' -0" and relocate the remaining requirement from the site
perimeter to the site interior. It will serve more its purpose in an area that is both visually and
physically accessible rather than in an area under the bridge. This change will not increase the
building area, but will increase the amount of landscaping of the site interior.
. ...not detrimental to public...
The proposed variance will not only be harmless, it will increase safety. Reducing the perimeter
landscaping in this area will provide a visual connection between the site and the bike path, which
will make the bike path safer. Also, relocating the displaced landscaping to the site interior will
increase the amount of usable landscaped area.
4. ...not adversely affect Policy...
There are no inconsistencies between this requested variance and the Comprehensive Land Use
Policy Plan. Rather it strengthens the Plan's objectives in creating a more habitable site.
...necessary for preservation and enjoyment...
Rather than relocate this landscaping requirement, we could fulfill the required landscaping
buffer, which will not act as intended; eliminate some interior landscaping to provide required
parking; change the building size; eliminate the new bike path that connects the site in question to
the Fort Dent Park. All of these alternatives, however, are detrimental to some aspect of the
project.
Z
J U.
U O:
NO
Co w
UJ
J H,
wO
g a
= d:
1- w,
I- O
Z1
D
ON
CI H
ww
O
ui Z`
0 I-
Z
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
I am the current owner of the property which is the subject of this application.
All statements contained in the application are true and correct to the best of my
knowledge.
The application is being submitted with my knowledge and consent.
I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at
,199
(city), (state), on
)(-_(1-VL';4\
(Print Name)
C\i\\ C 4 Lc,
(Address)
(-.5:5) (5- S7?, C1742__
(Flone Nu ber)
Ut%
(Signature
,"0.\ \j.11e c1)
Use additional sheets as needed for all property owner signatures.
e-Niwz.)
.,.'.:
V1r -1,i-1-117-
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
ZONING CODE
VARIANCE
APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing
by the Department. Please contact the Department if you feel certain items are not applicable to your
project and should be waived. Application review will not begin until it is determined to be complete.
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 the level of
consistency with development standards.
Department staff are available to answer questions about application materials at 206 - 431 -3670.
TURN , THIS CHECKLIST::WITH your... pppcATI
APPLICATION FORMS:
Application Checklist 6copy), indicating
items submitted with application
Er Variance Application Form (8 copies) & fee -
$600
a Complete applications for all other applicable
land use permits GO nci i .�t cav -- 7-‘ 1
Ai' Nevi -c w
PLANS [Eight (8) :copies of the following]:
a- Vicinity map showing location of the site.
Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property
lines.
o- Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the
architect. The following information must be contained on the plan (details may be included on
additional drawing sheets):
•�r
Property lines and dimensions, lot size(s), and names of adjacent roads.
Location and setbacks of existing and proposed structure(s) with gross floor area.
Location of driveways, parking, loading, and service areas, with parking calculations.
Location and type of dumpster /recycling area screening.
Location and type of exterior lighting, including parking and pedestrian areas.
Location of any trails, parks, plazas or other outdoor open space; existing and proposed
open space easements and dedications (if any).
Location and classification of any watercourses or wetlands, and 200' limit of Shoreline
Overlay District.
ZCVCKLST.DOC 12/12/96
z
F- w
re 2
cy
co
cn w
w =;
N LL
w O.
g
= d.
t- w
Z �.
o
Z i-•.
D • o
O• N'
c H
w w'.
'HP., !
Z
1
0
el Existing and proposed grades at 2' contours for Sensitive Areas and their buffers (TMC 18.44),
extending at least eet beyond the site's boundaries wit. ,lopes in excess of 20% clearly
identified.
O Other relevant structures or features such as rockeries and fences.
69 Location of outdoor storage areas and screening.
0/Landscape/planting plan at the same scale as site plan, with north arrow, . graphic scale, and date;
and the license stamp of the landscape architect. The following information must be contained on the
plan:
Kv
c +,
Property lines and names of adjacent roads.
Location of the following: proposed structure(s), vehicle and pedestrian circulation areas,
dumpster /recycling area, site fumiture, any proposed public outdoor art.
O Existing trees over 4" in diameter by size and species, and any trees to be saved.
O Proposed landscaping, including size, species, location and spacing.
gr Building elevations of all building facades at a scale of 1/8 " =1' or 1/4 " =1', with graphic scale
and date. Each sheet* shall have the license stamp of the architect. Include on the
elevations:
O Dimensions of all building facades and major architectural elements, with notations of
materials to be used.
• Location and type of exterior building lighting.
4 Location of mechanical units and proposed screening where necessary.
One (1) high quality 8 1/2" x "11 ";reduction of each sheet in the plan set.
Tr APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA:
Written response to the Variance Criteria (8 copies).
❑ OTHER MATERIALS:
Other documentation and graphics in support of the proposal may be included as appropriate, such as
color renderings, perspective drawings, photographs or models. If other materials are to be considered,
eight (8) copies of each must be submitted (except models). Color drawings or photos may be
submitted as 8.5 x 11 -inch color photocopies.
PUBLIC NOTICE:
r7r . King County Assessor's map(s) which shows the location of each property within 500 feet of the
subject property.
1 .Two'(2)sets of mailing labels for all property owners and tenants (residents or businesses) within 500
feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos,
trailer parks - -must be included.) See Attachment A.
❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a
complete application has been received. See Attachment B.
ZCVCKLST.DOC 12/12/96