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HomeMy WebLinkAboutPermit L06-024 - BARMORE CAROL - SPECIAL PERMISSION SIGNBARMORE PERSONNEL 400 INDUSTRY DR L06 -024 • TO Carol Barmore, Applicant 400 Industry Dr. Tukwila, WA 98188 City of Tukwila NOTICE OF DECISION Nancy Braedt, Contractor Lumin -Art Signs, Inc. Auburn, WA 98001 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 29, 2006 This letter serves as a notice of decision and is issued pursuant to TMC 18.104:170 on the following project and permit approval. Project_ File_ Number: L06 =024 Applicant: Carol Barmore Type of Permit Applied for Permanent Sign Permit — Special Permission Sign Project Description: Request for a Special Permission Sign to increase the allowable sign area for one wall sign. Location: 400 Industry Dr. Associated Files: S06 -014 Comprehensive Plan Designation/Zoning District Tukwila Urban Center (TUC) VICINITY /SITE INFORMATION I. PROJECT INFORMATION There are two signs proposed for Barmore Personnel, to be located on the southern and the western wall faces of the building located at 400 industry Dr. The sign for the southern wall of the building, at 28.5 square feet, complies with the Sign Code (Title 19 of the Tukwila Municipal Code) as proposed, and is lnitialsJR Page 1 of 3 C: \Documents and Settings \DCD - Intern \Desktop \Sign Permits \Barmore NOD:doc 03/29/2006 12:21:00 PM 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 DECISION CRITERIA AND CONCLUSIONS • 0 not subject to a special permission decision. The other sign proposed for this building is for the western face (facing Andover Park E), and is 65 square feet in sign area on an exposed building face of 1,350 square feet. The setback of the western wall face of the building from the southern property line is 60 feet. Per table 1 of TMC 19.32.140, the maximum allowable area for a wall sign located on an exposed building face that is 1,350 square feet is 59 square feet. The sign area proposed for the western wall face represents a 1.1% increase in sign area from the maximum area allowed. Upon approval as a Type 2 decision, according to TMC 19.32.140 (A), sign area may be increased 50% for each doubling of the required minimum setback up to a maximum of 500 SF or 6% of the total EBF, whichever is less (TMC 19.32.150). The setback requirement in the TUC zone in which this building is located is 15 feet. The total setback from the property lines of the wall face on which the sign is to be located is 60 feet, a total of four times the distance of the required setback. The area of the exposed building face on the western side of the building is a total of 1,350 square feet. According to the provisions of TMC 19.32.140, 6% of the total EBF would be 81 square feet. Therefore the maximum allowable sign area for the western wall face of the building located at 400 industry Dr. is 81 SF with a Type 2 decision. According to the criteria above, the sign as proposed at 65 square feet may be allowed as a Type 2 special permission for the following reasons: (1) the building is set back from the property lines an amount that is more than double that required for the TUC zone; and (2) The proposed sign area is less than the 81 square feet that is the maximum allowable area for the western wall face of this building under a Type 2 special permission decision. II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the application for a request for a special permission sign does comply with applicable City and state code requirements and has approved that application. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Planning Commission decision. IV. PROCEDURES AND TIME FOR APPEALING Initials JR Page 2 of 3 C: \Documents and Settings\DCD- Intern \Desktop \Sign Permits \Barmore NOD.doc 03/29/2006 12:21:00 PM 1. The name of the appealing party. • 0 In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by April 12, 2006. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 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. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Planning Commission based on the testimony and documentary evidence presented at the open record hearing. The Planning Commission decision on the appeal is the City's final decision. Any party wishing to challenge the Planning Commission decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Planning Commission decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION 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 Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206 - 431 -3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Delopment City of Tukwila Initials JR Page 3 of 3 C:\Documents and Settings\DCD- Intern \Desktop \Sign Permits\Barmore NOD.doc 03/29/2006 12:21:00 PM DCD- Intern Intern - signs special permit From: "Carol Barmor" <carol @barmore.biz> To: <dcd- intern @ci.tukwila.wa.us> Date: 3/22/06 4:52PM Subject: signs special permit Hello Jaimie, I am writing this e-mail to explain the request for a special permit. Please be advised that we have the two signs ready made and we were able to obtain permits from the several cities including: Kent, Tacoma and Seattle. I believe that the building we are moving to in Tukwila has the space for the two signs and the setback is large enough to allow for it. These signs are very important for the daily operation of our staffing agency and will enable all of our employees (400) to find the new location. Recruitment is the most important aspect of our business and we have new applicants that come to our office to apply on a daily basis. Therefore, we must have large signs to make it easier for our applicants and employees that drive by to find us without getting lost and without having to waste time to come in and get a time ticket before we send them on a new assignment. The financial aspect should be also taking in consideration when dealing with a Woman Owned, small business. We have already spent $17000 on these signs, the move is very costly for my small business and it is going to be very hard for me to purchase new signs. I hope that you will allow us to use these two signs, it will help us a lot. Thanks, Carol Barmor, President/Owner Page 1 ,/// ga, Was mailed to each of the addresses listed on this - year 20 O1 Dept. Of Community Developmen City of Tukwila AFFIDAVIT OF DISTRIBUTI HEREBY DECLARE THAT: Notice of Public Hearing Notice of Public Meeting Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Determination of. Non-Significance Mitigated Determination of Significance Determination of Signi Notice cance & Scoping Notice of Action Official Notice Notice of Applica Notice of Application Permit °reline Mgmt Other he Project Name: e.... Project Number: Lvo Le. Mailer's Signature: SL64_etriz\ Person requesting mailing: /V& ((/UJi& P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Jam Free Printing Use Avery® TEMPLATE 5960Th Duffy Ellis Ale Partners LLC 1926 Fairview Ave., #208 Seattle, WA 98102 Carol Barmore 400 Industry Dr. Tukwila, WA 98188 Nancy Braedt Lumin-Art Signs, Inc. 3931 B St NW Auburn, WA 98001 - 2420 • fp • I k*. . • • • !riga ISIlAWIR-111111-L www.avery.com 1-80060-AVERY C A AVERY® 5960 • .*1..',.4k3 4L . .1;4 " • • • • • ev. !- N." •r% • -.mac z Its-m=1 —km/ an STATE OF WASHINGTON COUNTY OF KING Notary Public Seats Wasidagtes WINDY EMOEN oximassottaxmos timaka. 1011 • . 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.tukwilawa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly swom 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 tote 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 . • J .. 1 for the purpose of application review, for the 1' ' ■• time necessary to comp ete that purpose. 5. Owner agrees to hold the City harmless for any Toss 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. AA.f EXECUTED at (city).. 1.A) fr (state), on - / /O, C / L .ai4AMo 4 (Signature) On this day personally appeared before me Caro 1 8a rn'7ar 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 1 ` SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 1 DAY OF aY , 206 CP CUUT residing at c t 1 1 , -� tj . N > f (Address) 2 '3 — 851 — /00 '0 (Phone Number) NOTARY PUBLIC d for the State of Washington My Commission expires on RECEI M AR 2 1 1006 D COP�r eITM FOR STAFF USE ONLY Sierra Type: P-SP Planner: File Number: Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • • RECEIVED CITY OF TUKWILA ►MAR 21 2006 NAME OF PROJECT/DEVELOPMENT: 6A lati012E PEesoNN SPECIAL Department of Community DevelopmenfooMMUNfl Y 6300 Southcenter Boulevard Tukwila, WA 981RIFVELOPMENT PERMISSION Telephone: (206) 431 -3670 FAX (206) 431 -3665 E- mail: tukplan @ci.tukwila.wa.us 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. 400 I NOUSTI2‘i hit. t TUY_:Iu4 \doe 6 03 g Platc6L Num gE oaa 32oo03 2- Quarter: Section: Township: Range: (This information may be found on your tax statement.) A - et- 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: LUHIN - A-f 3tLi■1),INC. V 14 IGi -t0 Address: 36131 13 ST Nu) t pUi3U12N, WIC1 9 O01 Phone: a - '633' c ) 50Q FAX: as-3 - 9 3 9 - 4 3 1 2 . _ Signature: Date: 3,op/D rAnn..,race1mru.ribwrmw a ,.,;Alnor.,iccinnm.'nM nor owl <gni REVIEW CRITERIA • *RECEIVED 'MAR 21 2006 COMMUNITY DEVELOPMENT 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: 1. Plant material can be clustered to more effectively screen parking areas and blank building walls. r•tw,...A,00.Anit. ilaMr,na. annriwI tain,ni..r+,.. nwIans Parma 1 or ii 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. 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. r th. nnnnw•AmhuiiAkn ni\anna1an,r;ainn.mmaainmmmMnr f flC OR/19/05 Paw. 7 of IS r 11..rnAnwo,itmt, ilMtl loan a. en.,.i,i;,., niatc,an;. Yw nor nun4m5 vno* i of 15 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 USES PERMITTED SUBJECT TO ADMNISTRATIVE APPROVAL ❑ TMC 18.45.070 B. PERMI'1 "1'ED USES SUBJECT TO ADMINISTRATIVE REVIEW 1. Maintenance and repair of existing uses and facilities where alteration or additional fill materials will be placed or heavy construction equipment used. 2. Construction of new essential streets and roads, rights -of -way and utilities. 3. New surface water discharges to sensitive areas or their buffers from detention facilities, pre- settlement ponds or other surface water management structures may be allowed provided that the discharge meets the clean water standards of RCW 90.48 and WAC 173.200 and 173.201 as amended, and does not adversely affect water level fluctuations in the wetland or adversely affect watercourse habitat and watercourse flow conditions relative to the existing rate. 4. Regional storm water detention areas may be allowed in a Type 3 wetland, Type 3 or 4 watercourse and/or their buffers per the standards of 18.45.090 and 18.45.110. Design shall be subject to the standards of this section and other applicable City standards, including mitigation. Type 1 wetlands and Type 1 and 2 watercourses shall not be used for regional storm water detention. 5. Enhancement or other mitigation including landscaping with native plants. 6. Essential utilities. a. Essential utilities must be constructed to minimize, or where possible avoid, disturbance of the sensitive area and its buffer. b. All construction must be designed to protect the sensitive area and its buffer against erosion, uncontrolled storm water, restriction of groundwater movement, slides, pollution, habitat disturbance, any loss of flood carrying capacity and storage capacity, and excavation or fill detrimental to the environment. c. Upon completion of installation of essential utilities, sensitive areas and their buffers must be restored to pre - project configuration, replanted as required and provided with maintenance care until newly planted vegetation is established. d. All crossings must be designed for shared facilities in order to minimize adverse impacts and reduce the number of crossings. 7. Essential streets, roads and rights -of -way a. Essential streets, roads and rights -of -way must be designed and maintained to prevent erosion and avoid restricting the natural movement of groundwater. b. Essential streets, roads and right-of-way must be located to conform to the topography so that minimum alteration of natural conditions is necessary. The number of crossings shall be limited to those necessary to provide essential access. c. Essential streets, roads and rights -of -way must be constructed in a way that does not adversely affect the hydrologic quality of the wetland, or watercourse and/or its buffer. Where feasible, crossings must allow for combination with other essential utilities. d. Upon completion of construction, the area affected must be restored to an appropriate grade, replanted according to a plan approved by the Director, and provided with care until newly planted vegetation is established. 8. Public Use and Access a. Public access shall be limited to trails, boardwalks, covered or uncovered viewing and seating areas and displays, and must be located in areas that have the lowest sensitivity to human disturbance or alteration. b. Public access must be specifically developed for interpretive, educational or research purposes by, or in cooperation with, the City or as part of the adopted Tukwila Parks and Open Space Plan. c. No motorized vehicle is allowed within a sensitive area or its buffer except as required for necessary maintenance, agricultural management or security. d. Any public access or interpretive displays developed along a sensitive area and its buffer must, to the extent possible, be connected with a park, recreation or open -space area. e. Vegetative edges, structural barriers, signs or other measures must be provided wherever necessary to protect sensitive areas and their buffers by limiting access to designated public use or interpretive areas. f. Access trails must incorporate design features and materials that protect water quality and allow adequate surface water and groundwater movement. g. Access trails must be located where they do not disturb nesting, breeding and rearing areas and must be designed so that sensitive plant and critical wildlife species are protected. 9. Dredging, Digging or Filling a. Dredging, digging or filling within a sensitive area or its buffer may occur only with the permission of the Director and only for the following purposes: (1) Uses permitted by TMC 18.45.080, 18.45.090, 18.45.110, 18.45.130; C AhemensoAn.r.iiown pmc \ tnerialnparniesinalirretor nn muIQm5 Paw a nf rAhmmAnponlhIlmi1n1Arrhanna erwrinhwrtnieainalirMnr nnr AR /10/IK Peon S of 1 S ❑ TMC 18.45.090 B. Alterations to Wetlands (2) Maintenance of an existing watercourse; (3) Enhancement or restoration of habitat in conformance with an approved mitigation plan identified in a sensitive area study; (4) Natural system interpretation, education or research when undertaken by, or in cooperation with, the City; (5) Flood control or water quality enhancement by the City; (6) Maintenance of existing water quality controls, for normal maintenance needs and for any diversion, rerouting, piping or other alteration permitted by TMC Chapter 18.45; (7) Filling of abandoned mines. b. Any dredging, digging, or filling shall be performed in a manner that will minimize sedimentation in the water. Every effort will be made to perform such work at the time of year when the impact can be lessened. c. Upon completion of construction, the area affected must be restored to an appropriate grade, replanted according to a plan approved by the Director, and provided with care until newly planted vegetation is established. 1. Alterations to wetlands are discouraged and are limited to the minimum necessary for project feasibility. Requests for alterations must be accompanied by a mitigation plan, are subject to Director approval, and may be approved only if the following fmdings are made: a. The alteration will not adversely affect water quality; b. The alteration will not adversely affect fish, wildlife, or their habitat; c. The alteration will not have an adverse effect on drainage and/or storm water detention capabilities; d. The alteration will not lead to unstable earth conditions or create an erosion hazard or contribute to scouring actions; e. The alteration will not be materially detrimental to any other property; and f. The alteration will not have adverse effects on any other sensitive areas. 2. Alterations are not permitted to Type 1 wetlands unless specifically exempted under the provisions of TMC Chapter 18.45. 3. Alterations to Type 2 wetlands are prohibited except where the location or configuration of the wetland provides practical difficulties that can be resolved by modifying up to .10 (one -tenth) of an acre of wetland. Mitigation for any alteration to a Type 2 wetland must be provided at a ratio of 1.5:1 for creation or restoration and 3:1 for enhancement and must be located contiguous to the altered wetland. 4. Isolated Type 3 wetlands may be altered or relocated only with the permission of the Director. A mitigation or enhancement plan must be developed and must comply with the standards of mitigation required in TMC Chapter 18.45. 5. Mitigation plans shall be completed for any proposals for dredging, filling, alterations and relocation of wetland habitat allowed in TMC Chapter 18.45. 6. Isolated wetlands formed on fill material in highly disturbed environmental conditions and assessed as having low overall wetland functions may be altered and/or relocated under • 0 TMC Chapter 18.45. These wetlands may include artificial hydrology or wetlands unintentionally created as the result of construction activities. The determination that a wetland is isolated is made through the Type 2 permit process. A mitigation or enhancement plan must be developed and must comply with the standards of mitigation required in TMC Chapter 18.45. C. Mitigation Sequencing. Applicants shall demonstrate that reasonable efforts have been examined with the intent to avoid and minimize impacts to wetlands and wetland buffers. When an alteration to a wetland or its required buffer is proposed, such alteration shall be avoided, minimized or compensated for in the following order of preference: 1. Avoidance of wetland and wetland buffer impacts, whether by finding another site or changing the location of the proposed activity on -site; 2. Minimizing wetland and wetland buffer impacts by limiting the degree of impact on site; 3. Mitigation actions that require compensation by replacing, enhancing, or substitution shall occur in the following order of preference: a. restoring wetlands on upland sites that were formerly wetlands; b. enhancing significantly degraded wetlands; c. creating wetlands on disturbed upland sites such as those with vegetative cover consisting primarily of exotic introduced species or noxious weeds. 0 TMC 18.45.110 B. Alterations to Watercourses B. Alterations. 1. Diverting or rerouting may only occur with the permission of the Director and an approved mitigation plan. 2. Any watercourse that has critical wildlife habitat, or is necessary for the life cycle or spawning of salmonids, shall not be rerouted unless it can be shown that the habitat will be improved for the benefit of the species. 3. A watercourse may be rerouted or day lighted as a mitigation measure to improve watercourse function. C. Piping. Piping of any watercourse should be avoided. Relocation of a watercourse is preferred to piping; if piping occurs in a watercourse sensitive area, it shall be limited and shall require approval of the Director. 1. Piping of Type 1 watercourses shall not be permitted. 2. Piping may be allowed in Type 2, 3 or 4 watercourses if it is necessary for access purposes. 3. Piping may be allowed in Type 4 watercourses if the watercourse has a degraded buffer, is located in a highly developed area and does not provide shade, temperature control etc. for habitat. The applicant must comply with the conditions of this section, including: a. Providing excess capacity to meet needs of the system during a 100 -year flood event; and r AhnrnnnfwvAthInarilsAtIryl \A e\eneeinIner ivtinnnm.,rr,., IVY' nun0i06 Moor F nf 1 a • • b. Providing flow restrictors, and complying with water quality and existing habitat - enhancement procedures. 4. No process that requires maintenance on a regular basis will be acceptable unless this maintenance process is part of the regular and normal facilities maintenance process or unless the applicant can show funding for this maintenance is ensured for as long as the use remains. 5. Piping projects shall be performed pursuant to the following applicable standards: a. The conveyance system shall be designed to comply with the standards in current use and recommended by the Department of Public Works. b. Where allowed, piping shall be limited to the shortest length possible as determined by the Director to allow access onto a property. c. Where water is piped for an access point, those driveways or entrances shall be consolidated to serve multiple properties where possible, and to minimize the length of piping. d. When required by the Director, watercourses under drivable surfaces shall be contained in an arch culvert using oversize or super span culverts for rebuilding of a streambed. These shall be provided with check dams to reduce flows, and shall be replanted and enhanced according to a plan approved by the Director. e. All watercourse crossing shall be designed to accommodate fish passage. Watercourse crossings shall not block fish passage where the streams are fish bearing. f. Storm water runoff shall be detained and infiltrated to preserve the watercourse channel's dominant discharge. g. All construction shall be designed to have the least adverse impact on the watercourse, buffer and surrounding environment. h. Piping shall be constructed during periods of low flow, or as specified by the State Department of Fish and Wildlife. i. Water quality must be as good or better for any water exiting the pipe as for the water entering the pipe, and flow must be comparable. SENSPT'IVE 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 15% or greater. The approved buffer width shall not result in greater than a 50% reduction in width. The following criteria must be addressed: ( naua\ml ilMtlerl\anna \crwialno miaainMNnrtnr INN' OR/10/01 Pave. 7 of IS rAhnmmaor.\hl4wila\ArrnAnna \et ialmmmiaainnilirrrrnr nor (1R /1 0 /11S Pao.. R of IS Wetlands: Any buffer reduction proposal must demonstrate to the satisfaction of the Director that: 1. The buffer reduction will not result in direct, indirect, or long -term adverse impacts to wetlands or watercourses 2. Additional protection to wetlands will be provided through the implementation of a buffer enhancement plan; and 3. The existing condition of the buffer is degraded; 4. Buffer enhancement includes, but is not limited to the following: a. Planting vegetation that would increase value for fish and wildlife habitat or improve water quality; b. Enhancement of wildlife habitat by incorporating structures that are likely to be used by wildlife, including wood duck boxes, bat boxes, snags, root wads/stumps, birdhouses and heron nesting areas; or c. Removing non - native plant species and noxious weeds from the buffer area and replanting the area subject to TMC 18.45.080G.2.c(1) Watercourses: Any buffer reduction proposal must demonstrate to the satisfaction of the Director that: 1. The buffer reduction will not result in direct, indirect, or long -term adverse impacts to wetlands or watercourses; and 2. The buffer is vegetated and includes an enhancement plan as may be required to improve the buffer function and value; or 3. 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. For both wetlands and watercourses, every reasonable effort shall be made to maintain the existing viable native plant life in the buffers. Vegetation may be removed from the buffer as part of an enhancement plan approved by the Director. Enhancements will ensure that slope stability and wetland quality will be maintained or improved. Any disturbance of the buffers for wetlands shall be replanted with a diverse plant community of native Northwest species that are appropriate for the specific site as determined by the Director. If the vegetation must be removed, or because of the alterations of the landscape the vegetation becomes damaged or dies, then the applicant for a permit must replace existing vegetation along wetlands and/or watercourses with comparable specimens approved by the Director, which will restore buffer functions within five years. SIGN DEVIATIONS • In Commercial and Industrial Zones (TMC 19.32.170): ❑ 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 40 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. O 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. O Cargo containers shall meet all setback requirements for the zone. ❑ Outdoor cargo containers may not be refrigerated. ❑ Outdoor cargo containers may not be stacked. (''\ hmmenwdhar. vileW rA \enncicnnrinlnmmiceirv.11imrtnr Ilflc InR/I C )% PAPP O of 15