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HomeMy WebLinkAboutPermit L06-066 - KEYES THOM - SIGN CODE VARIANCETUKWILA RETAIL THOM KEYES 3716 S 144 ST L06-066 1 Comprehensive Plan Designation /Zoninq District: • Ciz of Tukwila Department of Community Development Steve Lancaster, Director NCC January 26, 2007 NOTICE OF DECISION TO: Thom Keyes, Applicant JoAnn and Livengood, Owner King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L06 -066 Applicant: Thom Keyes, Donahou Design Type of Permit Applied for: Sign Code Variance Project Description: Sign Code Variance to waive the setback requirements for the proposed freestanding sign. Location: 3716 South 144 Street Associated Files: E06 -017 and L06 -064 II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for waiver of the setback requirements for the proposed freestanding sign does not L06 -064 Design Review Page 1 of 3 01/26/07 MD Q:\Design Review \L06 - 064 - Tukwila Retail- DEC - Sign.doc Steven M Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • a comply with applicable City and state code requirements and has denied the variance request based on the findings and conclusions contained in the staff report. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review 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 February 9, 2007. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 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. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 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 The City Council hearing regarding the appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. L06 -064 Design Review Page 2 of 3 01/26/07 MD Q:\Design Review \L06 -064- Tukwila Retail- DEC - Sign.doc r" 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 Minnie Dhaliwal, who may be contacted at 206- 431 -3685 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 Development City of Tukwila • • L06 -064 Design Review Page 3 of 3 01/26/07 MD Q:\Design Review \L06 - 064 - Tukwila Retail- DEC - Sign.doc HEARING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: OWNER: REQUESTS: ASSOCIATED PERMITS: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: STAFF: • City of Tukwila Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED JANUARY 17, 2007 January 25, 2007 On October 27, 2006, Notice of application was posted on site and mailed to surrounding property owners and occupants. Notice of Hearing was posted on site; mailed to surrounding property owners and occupants; and published in the Seattle Times on January 11, 2007. L06 -064 and L06 -066. Thom Keyes, Donahou Design JoAnn and Lynn Livengood Design Review approval for the demolition of the existing True Value hardware store and construction of a new 9,975 sq. ft. drug store with a drive through. The applicant is also requesting a sign code variance to reduce the setback of the proposed freestanding sign from the property line. SEPA Demolition permit Development Permit 3716 South 144 Street Neighborhood Commercial Center (NCC) SEPA DETERMINATION: Determination of Non - Significance issued on December 21, 2006. Minnie Dhaliwal • Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ATTACHMENTS: VICINITY /SITE INFORMATION REPORT ORGANIZATION • • A Drawings: Site Plan, Civil Plan, Landscape Plans, Elevations, Retaining wall details. B. Public Comments received. C. Tukwila International Boulevard Design Manual. D. Applicant's responses to Design Review criteria. E. SEPA determination. F. Materials and Color board (presented at hearing) G. Applicant's responses to Sign Code Variance criteria. FINDINGS Project Description This project proposes the construction of a new 9,975 square feet drug store with a drive - through pick up window. The existing True Value hardware store will be demolished. Surrounding Land Uses The site is bounded by 37 Ave South on the west side and South 144 Street on the south side. Cascade view Park is across the street (37 Ave S.) from the subject property. There are parking areas for the adjoining retail complex on the east and the north side. The commercial uses within the adjoining retail complex include Blockbuster Video, Bartell Drugs, Pacific Laudromat and Dollar Plus. Jack in the Box is located beyond the parking area to the east of the subject property. A number of apartment complexes are also located in the vicinity of the subject site. This staff report is divided into two sections. The first section covers the Design Review decision and the second section covers the Sign Variance decision. Staff's conclusions and recommendations follow each section. 2 SECTION -1 DESIGN REVIEW DECISION DESIGN REVIEW CRITERIA This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.24.070. The project is subject to design criteria included in Tukwila International Boulevard Design Manual (Attachment C). For the applicant's response to the criteria, see Attachment D. Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design, Building Design, Landscape Design and Signs. Within each section are a number of subject areas, covering such issues as pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area, there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The Design Guidelines, which augment each Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining whether the project meets the Design Criteria. L SITE DESIGN • • A. Site Design Concept The building is located at the corner of 37 Ave S and S 144 Street. The two existing access driveways along S. 144 Street are no longer part of the new design, instead a new access farther away from the intersection is proposed due to traffic safety concerns. No access is proposed directly from 37 Ave. South and the existing access to the adjacent property to the north is maintained, which then connects to 37 Ave. South. The sidewalk along S. 144 Street will be widened from the existing 6 feet to 10 feet to match the sidewalk to the east and present a unified streetscape. The building is proposed adjacent to the sidewalk with the main entrance oriented to S. 144 Street. Parking is oriented towards the interior boundaries of the property. The drive through pharmaceutical pick up window is proposed along the north facade and has been moved 10 feet to the east to provide adequate turning radius for the vehicles leaving the drive through window. The building is proposed to have a finished floor elevation of 317.7 to maintain the grades at the existing vehicular cross access along the north and so that the grade of the new proposed access driveways along S 144 Street matches the 3 C. Street Corners • • existing grade on the street. This results in a grade difference of about 6 to 7 feet from the sidewalk along 37 Avenue South and the property. Loading area and the trash enclosure are located along that side, which are proposed to be screened by a wall and a wrought iron fence. B. Relationship to Street Front No parking is provided between the building and the sidewalk along South 144 Street. This design concept meets the design criteria as it creates a distinct street edge and eliminates parking between the structure and the street. The standard building setback of 6 feet and 5 feet of landscaping requirement can be waived as part of the design review process to encourage buildings to be sited adjacent to the sidewalk provided pedestrian oriented space is provided and the proposed design improves the pedestrian experience along the street. The applicant is requesting a waiver from the setback and landscaping requirements along the south property line by providing a pedestrian plaza and chamfering the building corner to orient the building entrance to the street. The design criteria also requires at least one building entry to be oriented to a major public street The main entrance of the building is connected by a pedestrian plaza to the sidewalk. The location of trash enclosure and the loading dock are proposed to be screened by a CMU wall and a wrought iron fence. The wall and the fence design include pilasters with Tight fixtures. The proposed screen wall /fence along with landscaping and lighting will help soften the streetscape. The importance of the street corner is emphasized by landscaping treatment, which includes low curved planter wall, columnar basalt sculpture and plantings similar to the entry feature of Cascade View Community Park. D. Continuity of site with adjacent sites The proposed building is similar in scale to the adjacent developments. There is an existing retaining wall on the adjacent property to the east. The current proposal is to build a new retaining wall next to the existing wall. Also a metal fence is proposed above the new wall and metal trellis is proposed to screen the exposed surface of the existing retaining wall. The applicant has stated that they are working with the adjoining property owner to remove the existing wall and build a new one and are hopeful that they will be able come to an agreement with the adjacent property owner before the issuance of the building permit. 4 E. Shared Facilities • • A pedestrian connection is also proposed in the north east corner of the property to link the subject site with the adjacent site. The proposed pedestrian connection ends at the curb, which is on the adjacent property. The applicant will work with the adjacent property owner to come to an agreement for a better transition of the proposed pedestrian connection to the adjacent site. The proposed development eliminates the existing access on 37 Ave South by utilizing existing cross access easement. F. Site Design for Safety A lighting plan was submitted and reviewed by the City's Police Department and the site meets the minimum lighting requirements. The City's Police Department expressed some concerns and wanted better surveillance of the loading dock/trash enclosure area due to the grade difference. In response the applicant revised their proposal and added a masonry wall and wrought iron fence to make this area inaccessible from the street. Also a gate was added at the north side of the loading dock and it is proposed to be kept locked from the inside. Further lights are proposed along the east building facade and the screen wall. The City's Police Department would like to have better surveillance into this area. Therefore the applicant shall install cameras to provide better surveillance into the area. G. Siting and screening of service areas The trash enclosure and the loading dock are proposed along the west of the building. These areas are located 6 -7 feet lower than the sidewalk. Also, a masonry wall and landscaping is proposed to screen them from the public eye. H. Natural Features and Sensitive Areas There is an existing building on the subject site that is proposed to be demolished. There are no natural features or sensitive areas on the property. I. Surface Stormwater detention facilities An underground vault is proposed for detention along the east side of the proposed building. J. Pedestrian circulation A pedestrian plaza is proposed to connect the building entrance to the sidewalk. A pedestrian path is also proposed along the east side of the building. A 5 • • pedestrian connection to the adjacent site is also proposed along the north east property corner. K. Pedestrian Amenities Awnings are proposed along the building fagade facing South 144 Street. A pedestrian plaza is proposed to connect the building entrance to the sidewalk. There is an 81/2 "x11" sheet stapled to the bottom corner of the site plan that shows the revised layout of the pedestrian plaza. The revised layout widens the connection between the sidewalk and the plaza to 10 feet. Also, special paving is provided for the plaza and extended up to the building entrance area. A bike rack and decorative seating is provided in the plaza area. A bench is also proposed in the sidewalk area. Detailed specifications of the seating, bike rack, paving materials and planters will be reviewed and approved as part of the building permit submittal. L. Vehicular Circulation The drive through is proposed along the north side and was relocated 10 feet to the east to avoid any conflict with the oncoming traffic from the north driveway. The north west building corner was chamfered to provide better movement of vehicular traffic in the loading zone area. M. Parking All required parking is provided onsite and no shared parking is proposed. No parking spaces are provided between the building and the sidewalk. II. BUILDING DESIGN A. Architectural Concepts Multiple buildings are not proposed on the site. The proposed building is single story, 9,975 sq. ft., and the height of the building varies from 21 feet to 28 feet. The proposed building has a flat roof and a tower element is added at the entrance to add interest to the roofline. B. Architectural Relationships The proposed building is in scale with the adjoining development. The proposed landscaping, curved wall and basalt sculpture feature at the street intersection are similar to the entry feature at Cascade View Community Park and thus help create a node at the street corner. As the city gets further redevelopment in the 6 area, the architectural relationships will get more established and architectural context will get established over time. C. Building Elements, Details and Materials The prominent materials used are brick and cast stone. The canopies are steel framed painted metal and are proposed along the south and east fagade. The canopy above the drive through matches the other proposed canopies. The exterior light fixtures mounted on the building match the architecture of the building. The wrought iron fences along the west property line, at the entrance and along the east property line have similar details. D. Pedestrian - Oriented Features The windows and canopies on the ground floor along South 144 Street are provided. A pedestrian plaza connects the building entrance to the sidewalk. A low curved wall and landscaping at the street corner provides interest for the pedestrians. Landscaping is proposed along the screen wall and iron fence is introduced to break the long screen wall. E. Mechanical Equipment III. LANDSCAPE DESIGN • • Applicant has provided line of sight elevations that show the proposed parapet will screen any rooftop HVAC equipment from the public eye. A. Landscape Design Ten feet of Type I landscaping that includes one tree per 30 feet is required along 37 Ave South. There are existing underground Seattle City Light vaults on the subject site along 37 Ave South and the applicant has stated that no landscaping can be planted along in the immediate vicinity of the vaults. The applicant has requested waiver of landscaping along the south property line as allowed by the Design Manual. See discussion above under 'Site Design - Relationship to Street Front' The proposal meets the interior parking lot landscaping requirements. Applicant shall plant street trees in the sidewalk to provide a unified streetscape along South 144 Street. B. Planting Design B. Sign Placement The proposed landscape design and plant materials at the street corner are similar to the design and plantings of the Park entrance feature. The type of trees that shall be planted within the sidewalk on South 144 Street shall be the same species as trees planted along the remainder of the street. IV. Signage • • A. Signage Concept Each business is permitted two signs. The applicant is requesting a sign code variance for the location of the freestanding sign. See discussion under the Sign Code variance section of the staff report. Another building mounted sign is proposed on the east facade. The applicant is requesting a sign code variance for the location of the freestanding sign and one wall sign is proposed on the east facade. C. Sign Design The freestanding sign is proposed as a pole sign. No sign details of the wall sign have been provided at this time. CONCLUSIONS I. Site Design One access is proposed along S 144th Street and the existing access along the north property line is proposed to be maintained. No direct access is proposed on 37 Avenue South. The proposal meets the criteria for waiving the landscaping /setback requirements along S 144th Street. The building is located adjacent to the widened sidewalk on South 144 Street and the building entrance is oriented to the street. A pedestrian plaza is proposed to link the building entrance to the sidewalk. At this time the applicant has not provided detailed specifications of the seating, bike rack, paving materials and planters. These detail specifications shall be reviewed and approved as part of the building permit submittal. 8 • • The importance of street corner is emphasized by landscaping treatment similar to the Park entrance feature. The streetscape and the grade difference between the site and the sidewalk along 37 Ave South is proposed to be softened by a CMU wall /iron fence. The loading dock and trash enclosure area are proposed to be well lit and a locked gate is proposed for security reasons. The grade difference and the screen wall will make the area inaccessible to the public. The City's Police Department would like to have better surveillance into this area. Therefore the applicant shall install cameras to provide better surveillance to the area. Drive through is proposed along the north fagade and has been moved to the east to avoid any conflict with the oncoming traffic from the north. The applicant has stated that they are working with the neighboring property owner for the removal of the existing retaining wall on the east side. The applicant shall arrange for the removal of the existing retaining wall on the east side. Applicant shall submit a revised proposal to remove the existing retaining wall and construct a new retaining wall. Staff recommends that the new wall be reviewed administratively as a minor modification to the BAR approval. If the removal of the existing retaining wall cannot be accomplished, applicant shall revise their proposal to incorporate landscaping for screening the exposed face of the existing retaining wall. Also, the applicant shall work with the neighboring property owner to design a better transition of the pedestrian path at the north east property corner to the adjacent site. II. Building Design The proposal meets the design criteria for building design. The proposed building is in scale with other buildings in the area. A variety of materials are proposed. Canopies and windows are used to provide articulation and add interest to the building facades. HVAC units will be screened by the proposed parapet. III. Landscape Design Landscaping is proposed along 37 Ave South except on the areas that have existing underground vaults. The applicant has requested waiver from landscaping along S. 144 Street in lieu of bringing the building up to the sidewalk, providing a pedestrian plaza and orienting the entrance of the building to the public street. The applicant shall provide street trees in the sidewalk area to match the streetscape along S. 144 Street. The landscaping at the street 9 • • corner matches the Park entrance. The project meets interior parking lot landscaping requirements. IV. Signage Applicant is requesting a sign code variance for the location of the freestanding sign. One wall sign is proposed along the east facade. At this time applicant has not provided details of the proposed wall sign. The design of the proposed signs shall be reviewed administratively as a minor modification to the BAR approval. RECOMMENDATIONS Staff recommends approval of the Design Review application with the following conditions: 1. The applicant shall arrange for the removal of the existing retaining wall on the east side and modification of the pedestrian connection at the north east property corner to the adjacent site. Applicant shall submit a revised proposal to remove the existing retaining wall and construct a new retaining wall. The new wall shall be reviewed administratively as a minor modification to the BAR approval. If removal of the existing retaining wall cannot be accomplished, applicant shall revise their current proposal to incorporate landscaping for screening the exposed face of the existing retaining wall. If this revision meets the design criteria it shall also be reviewed administratively as a minor modification to the BAR approval. 2. Detailed specifications of the seating, bike rack, paving materials and planters shall be reviewed and approved as part of the building permit submittal. 3. The applicant shall install cameras to provide better surveillance to the loading dock and trash enclosure area. 4. The applicant shall provide street trees in the sidewalk area to match the streetscape along S. 144 Street. 5. The design of signs shall be consistent with the architecture of the building. The design and location of the proposed signs shall be reviewed administratively as a minor modification to the BAR approval. 1 0 SECTION -2 SIGN CODE VARIANCE • • The applicant is requesting a sign code variance for the location of the freestanding sign. Per City's sign code the freestanding sign must be setback from the property line equal to the height of the sign. The applicant is proposing an 18 foot tall pole sign at the property line. Per City's Sign Code it must be located at least 18 feet from the property line. Typically the variance requests are reviewed by the City's Hearing Examiner. However per TMC 18.104.030, such request can be consolidated with other hearings on the proposal. Therefore this hearing for the Sign Code variance has been consolidated with the Design Review hearing. Listed below are the criteria for granting sign code variances (TMC 19.12.060) along with staff's discussion of the applicant's request. 19.12.060 Criteria for Granting Variance Permit A. Variance review shall be a Type 3 permit pursuant to 18.104.010. The Hearing Examiner may grant a variance to the requirements of this code only if the applicant demonstrates compliance with the following criteria: 1. That the variance as approved shall not constitute a grant of special privilege which is inconsistent with the intent of this sign code, nor which contravenes the limitation uses of property specified by the zoning classification in which this property is located. All properties within the City of Tukwila have to meet all Sign Code requirements. All neighboring properties will have to meet sign code requirements if any changes are proposed to their signs. Granting this variance will constitute a grant of special privilege. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surroundings of the subject property 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. The applicant is proposing a complete redevelopment of the property and the conflict of the location of the sign and the location of the drive aisle is not an existing situation. 3. That the granting of the 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 located. 11 • • The applicant has not demonstrated that they can build a foundation for the proposed sign in such a limited area between the parking stall and the proposed retaining wall. The location of the proposed sign could be harmful to the existing retaining wall on the adjacent property. 4. That the special conditions and circumstances prompting the variance request do not result from the actions of the applicant. The fact that there is parking and drive aisle proposed along the east property line is a choice that the applicant has made in their site design. It is not an existing condition. The circumstances prompting the variance request are a result from the actions of the applicant. 5. That the variance as granted represents the least amount of deviation from prescribed regulations necessary to accomplish the purpose for which the variance is sought and which is consistent with the stated intent of this code. The applicant is requesting a variance to locate an 18 foot tall sign at the property line. The City's Sign Code requires the proposed sign to be setback at least 18 feet from the property line. This request is not the least amount of deviation from the Sign Code but a complete waiver of the setback requirement. 6. That granting of the variance shall result in greater convenience to the public in identifying the business location for which a sign code variance is sought. The City's Sign Code allows each business to have two signs. Each business can choose between two wall signs or one wall sign and one freestanding sign. The subject property is zoned NCC, which allows a maximum building height of 35 feet. The height of the proposed building along the east facade is 28 feet and the location of the proposed wall sign is higher than the proposed 18 feet freestanding sign. The granting of this variance will not result in greater convenience to the public in identifying the business location as the business has other opportunities to install signs that meet Sign Code requirements. 7. That the granting of the variance will not constitute a public nuisance or adversely affect the public safety. The City's Sign Code implements the goals and visions of the City's Comprehensive Land Use Plan. If signs that do not meet the Sign Code are approved on sites that do not have specific limiting factors, the City will not be able to implement the goals of the Comprehensive Plan and therefore the granting of this variance would constitute a public nuisance. 12 CONCLUSIONS RECOMMENDATIONS • • B. The proposed variance shall not interfere with the location and identification of adjacent business buildings or activities. The adjacent property is currently developed as a parking lot. The proposed variance does not interfere with the location and identification of the adjacent site at this time. However any redevelopment of the adjacent property could be impacted by the location of this proposed freestanding sign at the property line. Granting this variance will constitute a grant of special privilege. The circumstances prompting the variance are a result from the actions of the applicant. The applicant has not demonstrated that there are existing circumstances that lead to the location of the proposed sign. The applicant is proposing to demolish the existing building and completely redevelop the entire site. The applicant has made the choice to locate the building and parking areas that leave no room for the proposed sign to meet the setback requirements. The applicant has other alternatives such as installing two wall signs or one wall sign and one smaller monument sign that meets setback requirements. The applicant is not requesting the least amount of deviation from Sign Code requirements. Granting this variance does not result in greater convenience to the public in identifying the business location. The request for variance can only be approved if all eight criteria listed above have been met and the applicant has not been able to demonstrate that their request meets all eight criteria. Staff recommends denial of the Sign Code Variance request. 13 FOR STAFF USE ONLY Permits Plus Type: P-SV or P -VAR Planner: File Number: L. 0 6 - Application Complete (Date: ) Project File Number: 10 Q - E o 6 -030 Application Incomplete (Date: ) Other File Numbers: e 06 - 017 Loc —c4. 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 RECEIV SEP 2 -f 2006 C OMMUNITY D EVELOPMENT ZONING OR SIGN CODE VARIANCE APPLICATION NAME OF PROJECT/DEVELOPMENT: / u kw,lu 7k,Il 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 (this information may be found on your tax statement). 15� -�04 - 9/4.0 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner /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: 710 v4. k e,' p r Address: 2 / 6 Xt /0 7 i4-t 3 s rI 1� 4 , NA / G f1' Phone: ?06- 74'7- 19t► C1 ex /t to FAX: 7 B6 - 1 E -mail: 0 . ) G .Co Vi" Signature: - ,,/,T4 11 /�f i Date: C \APPI \I-ANUUSF.AI'I ",Lt INVAF.DOC A1,ril /. 2IIIY, September 22, 2006 Minnie Dhaliwal City of Tukwila 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 -2544 RE: Tukwila Retail 3716 S. 144 Street Dear Minnie: Enclosed please find a sign code variance application, a written response to the criteria for granting the sigh code variance, and a cashier's check for $1,135.00. Please bundle the enclosed with the Design Review application for the above referenced project. Sincerely, David G. Thompson Principal cc: Thom Keyes • • Tukwila Holdings, LLC 22007 East Lost Lake Road Snohomish, WA 98296 206 - 380 -7400 RECEIVED SEP 2 5 2006 COMMUNITY DEVELOPM NT CRITERIA FOR SIGN CODE VARIANCE (TMC 19.12.060) • Receive SEP 2..2006, mENr 1. That the variance as approved shall not constitute a grant of special privilege which is inconsistent with the intent of this sign code, nor which contravines the limitation uses of property specified by the zoning classification in which this property is located. Adjacent and neighboring properties would not be denied a special privilege as their existing pylon signs are inconsistent with the zoning code (Specifically Jack in the Box, Riverton Height Shopping Center (Bartell Drugs), and 76 Fuel Station. 2. That the variance is necessary because of special circumstances relating to the size, shape, topography, location or surroundings of the subject property 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. In order to comply with the code, the Applicant would be required to locate the sign within the drive aisle, creating a potentially dangerous traffic movement. The variance is necessary to provide unobstructed access to the property in a manner which is safe to pedestrians and other vehicles. 3. That the granting of such a 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 located. The proposed location would not cause any harm, injury, or interference with the adjacent properties as it is adjacent to a parking area of an existing shopping center and set back from the pedestrian corridor and transit services. The nearest building is 170 feet from the location of the proposed variance. 4. That the special conditions and circumstances prompting the variance request do not result from the actions of the applicant. The conditions and circumstances prompting the variance request do not result from the actions of the applicant as the proposed location of the sign is dictated by the following: (1) City of Tukwila sign code; (2)revitalization of TIB corridor by orientating the building towards Tukwila International Boulevard, (3) improved architectural integration with the surrounding properties, (4) parking and landscaping code requirements, and (5) convenient and safe pedestrian and automotive customer access. Applicant has met the conditions two through five; however as outlined in Criteria 2 (above), in order to comply with the code, the Applicant would be required to locate the sign within the drive aisle, creating a potentially dangerous traffic movement. The variance is necessary to provide • • 5. That the variance, as granted, represents the least amount of deviation from prescribed regulations necessary to accomplish the purpose for which the variance is sought and which is consistent with the stated intent of this code. Locating the sign on the perimeter of the parking area is the least possible deviation. 6. That granting of the variance shall result in greater convenience to the public in identifying the business location for which a sign code variance is sought. In order to comply with the code, the Applicant would be required to locate the sign within the drive aisle, creating a potentially dangerous traffic movement. The variance is necessary to provide unobstructed access to the property in a manner which is safe to pedestrians and other vehicles. 7. That the granting of the variance will not constitute a public nuisance or adversely affect the public safety. In order to comply with the code, the Applicant would be required to locate the sign within the drive aisle, creating a potentially dangerous traffic movement. The variance is necessary to provide unobstructed access to the property in a manner which is safe to pedestrians and other vehicles. 8. The proposed variance shall not interfere with the location and identification of adjacent business buildings or activities. There are no adjacent buildings except for the shopping center, and the proposed variance will not interfere with the parking field adjacent to the property. Signage as designed on the site plan is permitted outright except for its proposed location, so no nuisance is created by the sign's existence. Dave Thompson From: Dave Thompson [dave @crgrealty.com] Sent: Monday, September 25, 2006 3:40 PM To: 'mdhaliwal @ci.tu kwila.wa.us' Cc: Thom Keyes; Nora Gierloff (ngierloff @ci.tukwila.wa.us) Subject: FW: Tukwila Pylon Minnie, David Thompson Tukwila Holdings, L.L.C. 206 - 380 -7400 9/25/2006 • RECEIVED SEP 2 7 2006 c ommuNiry DE VELOPMENT. Page 1 of 1 The permit counter received our application for sign code variance. The attached photos were taken of a damaged street Tamp in the parking lot of the Riverton Heights Shopping Center (directly adjacent to subject site). This is exactly what we are trying to avoid with our proposed variance. I'm maiiing ies a - ate te— variance application. Thanks. This email is for the use of the intended recipient(s) only. If you have received this email in error, please notify the sender immediately and then delete it. 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