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HomeMy WebLinkAboutPermit L05-048 - LINARDIC EDI - SPECIAL PERMISSION PARKING VARIANCELOS -048 JR FURNITURE 1201 ANDOVER PK E • City of Tukwila Notice of Decision Administrative Parking Variance February 15, 2006 • Department of Community Development Steve Lancaster, Director File Number: L05 -048, (Administrative Parking Variance) Associated Permits: D05 -271 (Tenant Improvement for change of Use) Applicant Edi Linardic Request: Administrative Parking Variance Location: 1201 Andover Park West Comprehensive Plan Designation: Tukwila Urban Center (TUC) Zoning District: Tukwila Urban Center (TUC) Staff: Brandon J. Miles, Assistant Planner Recommendation: Approval with conditions Request JR Furniture has requested a ten percent reduction in the number of required parking stalls for their furniture store at 1201 Andover Park East (APE). United Furniture Warehouse had previously occupied the building. When JR Furniture began operating in the building they converted warehouse space into bulk retail. Bulk retail has a higher parking requirement than warehouse. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431-3665 Subject Property • • The property is approximately six acres in area. Approximately, 58,000 square feet of the building is devoted to warehouse use, 88,000 square feet is used for bulk retail, and 9,000 square feet is used as office space. Per the TMC the site is required to have 216 stalls. The applicant has proposed to convert some of the existing stalls into compact stalls. The application also proposed to add additional parking stalls in the rear of the building. The rear of the building is currently used as a loading dock for both businesses that occupy the premise. The applicant has noted that JR Furniture intends to abandon some of the loading dock function of the building. Review Criteria TMC 18.56.140 (B) states the criteria that will be used to evaluate administrative variance from parking standards. A. All shared parking strategies are explored. The property is bordered to the south and north by two light industrial operations. A chain -link fence borders the property on both the south and north. A train spur on the west property line borders the property. The presence of the chainlink fences and rail spur make the use of shared parking agreements difficult. Additionally, the surrounding properties do not have "designated" parking. Designated parking referring to parking stalls that are striped and clearly seen as parking stalls. B. On site parking and ride opportunities are fully explored. Mass transit is available along APE. Since JR Furniture is engaged in the furniture business it is very unlikely that customers will use mass transit to visit the site. With regards to the furniture store, most of the traffic will be generated from customers. The packaging business on the property is not a customer - oriented business. C. The site is in compliance with the City's commute trip reduction ordinance, or it not and affected employer as defined by the City's ordinance, agrees to become affected. The project is not subject to the requirements of the City's CTR program. However, granting this administrative parking variance will require that the site participate in the City's CTR program. D. The site is at least 300 feet away from a single- family residential zone There is no single- family residential zone within 300 -feet of the subject property. Conclusion • • E. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects As part of this project the applicant submitted a "Parking Supply/Demand Analysis" from Geralyn Reinart, P.E. The report is dated July 11, 2005. The report made the following conclusion: "The peak demand indicates a need for 162 stalls. Even with a 20 percent contingency for unusually high demand conditions, a total of 195 stalls would be adequate. Furthermore, if all three uses (bulk retail, warehouse, and office) were to peak simultaneously, a total of 167 stalls would be needed (201 stalls with a 20 percent contingency). Even when using the higher parking rates and contingency, a surplus of stalls is projected. Thus, the analyses show that a ten percent reduction in required parking would not create an adverse condition, primarily because the proposed uses are complimentary with respect to parking demand (7) ". Based upon the information presented to the City, the reduction of parking on the site by ten percent is warranted. The applicant has provided a parking review, which demonstrates that sufficient parking will be available on the site. Staff's Recommendation The administrative parking variance should be granted subject to the following conditions: 1. The site is now subject to the City's CTR program. 2. The decision to grant the administrative parking variance is based upon the following usable square footage calculations provided to the City: 58,482 bulk retail, 88,962 warehouse, and 8,698 square feet office space. If these square footages change in the future and require a higher parking demand, this special permission from the Director shall be null and void. 3. The 23- parking stalls in the rear of the property shall have concrete wheel stops installed. l annin W ora Gierloff, g$upervisor Date: Appeals . • This decision may be appealed to the City Council within 14 -days from issuance of this Notice of Decision. Appeal Materials shall 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. The Notice of Appeal shall state specific errors of fact or error 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 in the Notice of Appeal. December 20, 2005 Dear Mr. Linardic: • City of Tukwila Mr. Edi Linardic 1319 Dexter Ave N. Suite 260 Seattle, WA 98109 RE: Special Permission Application JR Furniture Department of Community Development Steve Lancaster, Director On October 24, 2005, the City sent you a correction letter regarding the request to reduce the minimum number of parking stalls at the JR Furniture site. The letter noted practical problems with the proposed parking that was being added in the rear of the building. As of December 20, 2005, the City has not yet received any new information regarding your application. JR Furniture has a building permit pending with the City. The building permit is for a change in use that occurred within the building without obtaining the necessary permits. The City initiated Code Enforcement Action against JR Furniture to resolve this matter. The parking reduction is necessary in order to allow the building permit to be issued. If the City's comments regarding the parking reduction are not submitted by January 13, 2005 the Special Permission application will be denied. The City will reinitiate Code Enforcement Action against JR Furniture for the illegal change of use. If you have any questions please call (206) 431 -3684 or send an email to bmiles c ci.tuk ila.wa.us. Sincerely, 1 Br don J. Miles Assistant Planner cc. Code Enforceme File (L05 -048) Steven M Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 November 7, 2005 Mr. Edi Linardic 1319 Dexter Ave N., Suite 260 Seattle, WA 98109 RE: Special Permission Application, JR Furniture L05 -048 First Comment Letter, (Revisied) Dear Mr. Linardic: On October 24, 2005, the City issued a comment letter regarding the above land use application. At the time the letter was written the Fire Department had not provided comments on the application. The following comments have been provided by the Fire Department these comments are additional to the items raised in the October 24, 2005 letter. 1. The included drawings do not show the rail road tracks on the west side of the property, please have those added to the drawings. 2. The drawings do not indicate an approved Fire Department turn- around for fire department apparatus; please update the drawings to show an approved turn- around. Any specific questions regarding Fire Department requirements can be directed to Don Tomaso at (206) 575 -4404. Any questions regarding the special permission application can be made by calling (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. Sincerely, Brandon J. Miles Assistant Planner • Cizy of Tukwila Department of Community Development Steve Lancaster, Director cc. Don Tomaso, Fire sal File (L05 -048) Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 October 24, 2005 Dear Mr. Linardic: • Cizy of Tukwila Mr. Edi Linardic 1319 Dexter Ave N., Suite 260 Seattle, WA 98109 RE: Special Permission Application, JR Furniture L05 -048 First Comment Letter Department of Community Development Steve Lancaster, Director The City has completed its review of the Special Permission application to reduce the required parking for all uses at 1201 Andover Park East. To provide some background on this application, JR Furniture illegally modified an area that was used as warehouse and converted it to bulk retail. JR Furniture never obtained a building permit for this conversion. As you are aware, bulk retail has a higher parking demand then warehouse. In your application, you have proposed .. • ding 83 parking stalls ne the rear of the building. Adding parking in this area does not appear :: - . • - . " e rear of the building is currently used as a loading dock. The proposed location of parking stalls would interfere in the operation of the loading dock, as tractor- trailers would not be able to maneuver. Additionally, parking is proposed is locations where tractor - trailers are parked for loading/unloading. Staff would suggest that you explore other ways to meet the parking demand for the site. Staff's first suggestion is that you recalculate the floor area for each use category. Parking stalls only need to be provided for the total usable floor area for the site. Useable floor area is defined as, "[t]hat part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as sales area, display area, walkways or storage area. Parking calculations shall not include common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks (TMC 18.06.863) ". It appears that square footages provided takes into account the total building area. If you revise the application to include only usable floor area, the parking demand will be lower. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 • 1 Instead of adding parking in the rear of the building, consider adding parking in existing parking areas by re- striping the parking area and adding compact stalls. TMC 18.56.090 allows for 30 percent of the required off - street parking stalls to be compact. If you choose to add the additional parking stalls in the rear of the building, the new landscaped areas will have to be served by automatic irrigation. Your current proposal will require that a total of seven of the 248 parking stalls meet ADA requirements. The site plan provided currently shows only four ADA stalls. In conclusion, Staff cannot approve the Special Permission Application as submitted. Planning staff would encourage you to pursue the suggestions made in this letter and resubmit a new site map and a letter addressing staff's comments. Please provide the resubmission by November 26, 2005. If you have any questions, please call (206) 431 -3684 or send an email to bmiles@ci.tukwila.wa.us. Sincerel B ndon J. Miles Assistant Planner cc. Nora Gierloff, Planning Supervisor File (L05 -048) Brandon Miles - JR From: Brandon Miles To: ed @Idgarchitects.com Date: 10/6/05 4:39PM Subject: JR Edi, I have reviewed the site map for the JR parking reduction request. I am curious about the new parking to be added in the rear of the building. That area currently occupies as a loading dock. Some of the parking appears to extend into where tractor trailers are left for the meat package business. Also, if parking is located in the area it appears that semi- trucks would have difficult coming and going from the site. Did you consider this impact when adding the new parking area? Brandon J. Miles Assistant Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us • • Page 1 • • NOTICE OF APPLICATION DATED October 10, 2005 The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: JR Furniture AGENT: Edi Linardic LOCATION: 1201 Andover Park E OWNER OF THE PROPERTY: HILL INVESTMENT COMPANY FILE NUMBERS: L05 -048 PROPOSAL: The applicant has submitted for Special Permission from the Director to reduce the number of required parking stalls on the property by ten percent. The applicant has submitted a site plan and parking study as part of the application. OTHER REQUIRED PERMITS: None Known 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 regarding the Short Plat Application in writing to the Department of Community Development by 5:00 p.m. on October 24, 2005. If you have questions about this proposal contact Brandon J. Miles, Planner -in- charge of this project at (206) 431 -3684 or by email at bmiles @ci.tukwila.wa.us. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Please send comments to: City of Tukwila Planning Attn: Brandon J. Miles 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 • • APPEALS Appeals of SEPA Decisions must be consolidated with the underlying land use permit. Any appeal will be consolidated with the City's decisions on the pending short plat application. For more information regarding appeal rights or to request a copy of the City's decision on this matter, please call (206) 431 -3684. DATE OF APPLICATION: July 26, 2005 NOTICE OF COMPLETE APPLICATION: October 4, 2005 NOTICE OF APPLICATION POSTED: October 10, 2005 October 4, 2005 Mr. Edi Linardic 1319 Dexter Ave N, Suite 260 Seattle, WA 98109 • City of Tukwila Department of Community Development Steve Lancaster, Director RE: Notice of Complete Application Special Permission Application, JR Furniture L05 -048 Dear Mr. Linardic: The City of Tukwila's Planning Department received your application Special Permission from the Director for a reduction in minimal parking requirements on July 26, 2005. On August 1, 2005 it was deemed to be incomplete because certain requirements of the application were not provided. On September 13, 2005 the requested items were submitted to the City. Based on a review of your application for submittal requirements for Preliminary Short Plat, your application is deemed complete as of October 4, 2005. A notice of land use application will be distributed within 14 days of this date. The application and associated materials have been routed to other City departments for review. Staff will be in contact with you soon to discuss the project. If you have any questions, please call (206) 431 -3684 or send an email to bmiles@ci.tukwila.wa.us. I Sincerel Br do J. les Assistant Planner cc. File (L05 -048) Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 LINARDIC DESIGN GROUP 1319 DEXTER AVE. N. A SUITE 260 ® SEATTLE, WA 98109 TELEPHONE A 206 - 283 -4764 FAX ® 206-283 -1293 September 13, 2005 Mr. Brandon Miles Assistant planner City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 Re: JR Furniture L05 -048 Response to comments date 8/1/2005 If you have any questions do not hesitate to call. Sincerely, Linardi Design Group /architects Edi Linardic Principle • 1. Find 4 copies of site plan and landscape plan 2. The parking study addresses all of the uses in the building. The study is done based on each type of use such as warehouse, retail, office so that we can provide sufficient parking for each use as specified in the zoning code. R ECEIVED S EP 13 1005 commuNnY DEVELOPMENT Land Use Current Size Proposed Size Warehouse 126,747 SF 74,704 SF Furniture Store 18,980 SF 71,023 SF Office 8,698 SF 8,698 SF • Geralyn Reinart, P.E. 1319 Dexter Avenue North, Suite 103 Seattle, WA. 98109 (206) 285 -9035 July 11, 2005 LDG Architects 1319 Dexter Avenue North, #260 Seattle, WA. 98109 ATTN: Edi Linardic Dear Edi: Traffic & Transportation Engineering Services Subject: JR Furniture Site — Parking Supply/Demand Analysis • RECEIVED S EP 1 3 2005 COMMUNI D EVELOPMENT Fax (206) 285 -6345 The subsequent information is intended to provide support documentation for your request for a parking deviation from the City of Tukwila's Zoning Code for the JR Furniture site located at 1201 Andover Park East in the City of Tukwila. A reduction of the minimum required parking of up to 10% is allowed through an administrative variance under Tukwila Municipal Code Section 18.56.140. A parking reduction may be allowed under five criteria, with item (e) being the applicable criteria for the subject site, which is described as follows: e. "A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects." Currently, the subject has a mix of uses within the building including warehousing, retail (furniture store), and office space (associated with the warehouse space). The uses associated with the parking deviation would remain the same; however, the area of each use would change from the current conditions. Specifically, a portion of the existing warehouse space is proposed for conversion to additional furniture store space. The current and proposed areas associated with each use are summarized below: TABLE 1 CURRENT USES AND AREAS 1 Land Use Existing Required Stalls Proposed Required Stalls Warehouse 127 stalls 75 stalls Furniture Store 48 stalls 178 stalls Office 22 stalls 22 stalls • TABLE 2 • COMMUNITY DEVELOPMENT Based on the current City of Tukwila code, the required parking associated with each use is as follows: PARKING REQUIREMENTS FOR EXISTING & PROPOSED USES Based on the code requirements, a total of 197 parking stalls are currently required, with 275 stalls required under the proposed revision. A 10% reduction would reduce the site requirement down to 248 stalls. Typically, parking codes require sufficient supply to accommodate peak demand for a single use on a site. Under the current proposal, the parking requirement is based on three different uses, two of which are similar in their peak demand (i.e., the warehouse and office) and another that has different peaking characteristics (i.e., the furniture store). Thus, the cumulative requirement for the three uses may not be necessary since the retail use versus the warehouse /office uses have different parking demand peaking characteristics. You have requested a brief analysis to support a 10% reduction in the parking supply for the revised building layout, yet adequate to handle peak demand for the uses. In order to provide assurance that supply will meet the demand, I have researched both the Institute of Transportation Engineers (ITE) Parking Generation (3` edition - 2004) peak demand values for the uses, and the Urban Land Institute (ULI) Shared Parking guidelines. (Note: ULI is currently releasing an updated version of the parking guidelines; however, this 2005 version is currently back - ordered and unavailable until late August. Thus, the 1987, third printing, has been utilized.) Three land uses are present on site under the current proposal, i.e., the warehouse space, office space, and the furniture store. The ITE Parking Generation manual provides peak demand rates and information for all three uses, although only weekday information is provided for the warehouse and office use and limited weekday data is provided for the furniture store, although weekend data is provided. While no specific explanation is provided, this limited data is likely a function of the peaking characteristics of the uses, i.e., warehouse and office uses peak during the week and retail peaks on the weekend. (Note: these characteristics are supported by the trip generation data for these uses where limited traffic is generated by warehouse and office use on the weekend.) The following weekday peak demand parking rates were noted in the Parking Generation manual. (Note: both an average and 85 percentile peak parking demand rate is provided by ITE, in most cases. The 85` percentile rate is defined as "the point at which 85 percent 2 CI V C SEP 1 3 2005 of the values fall at or below and 15 percent are above it." In order higher 85 percentile peak demand rates were used, when available, average rates.) • Warehouse — 0.67 spaces per 1000 square feet • Furniture Store —1.22 per 1000 square feet* • Office — 3.44 spaces per 1000 square feet * - average from two studies • • The following Saturday average peak demand parking rates were noted in the Parking Generation manual. • Warehouse — 0.5 per 1000 square feet* • Furniture Store —1.16 per 1000 square feet • Office — 0.5 spaces per 1000 square feet* * - data not available from ITE, ULI peak demand rate for office utilized for both warehouse and office In general, ITE noted that higher parking demand for office and warehouse use was reported to occur between 10:00 AM and noon; for furniture stores, higher demand occurs in the evening. Since ITE has only general/limited data or no hourly variations with respect to demand, it is not possible to determine the peak demand for the combination of uses. Thus, further information with respect to the time periods when peak parking demand occurs was acquired through the ULI data. The ULI guidelines provide hourly parking accumulation as a percentage of the peak hour for several generalized land uses, including office and retail for both a weekday and Saturday. Since no specific ULI data is provided for warehousing, the office hourly variation has been utilized as a reasonably similar use, i.e., typically an 8:00 AM to 5:00 PM operation and oriented towards weekday activities. Table 3 summarizes the weekday hourly demands for the proposed uses as provided by ULI for the generalized uses noted above. 3 RECEIVED SEP 13 2005 COMMUNITY to be consert9WDf NT rather than the TABLE 3 REPRESENTATIVE WEEKDAY HOURLY PARKING ACCUMULATION BY PERCENTAGE OF PEAK HOUR Hour of Day Warehouse/ Office Retail 6:00 AM 3% -- 7:00 AM 20% 8% 8:00 AM 63% 18% 9:00 AM 93% 42% 10:00 AM 100% 68% 11:00 AM 100% 87% 12:00 PM 90% 97% 1:00 PM 90% 100% 2:00 PM 97% 97% 3:00 PM 93% 95% 4:00 PM 77% 87% 5:00 PM 47% 79% 6:00 PM 23% 82% 7:00 PM 7% 89% 8:00 PM 7% 87% 9:00 PM 3% 61% 10:00 PM 3% 32% 11:00 PM -- 13% 12:00 AM -- -- 4 An inspection of the ULI hourly percentages indicates that the office /warehouse uses would peak during the middle of the day while retail would peak in the early /mid- afternoon and the evening, similar to the observations /data noted from ITE. Table 4 summarizes the Saturday hourly demand for the proposed uses. RECEIVED SEP 13 2005' COMMUNITY DEVELOPMENT TABLE 4 REPRESENTATIVE SATURDAY HOURLY PARKING ACCUMULATION BY PERCENTAGE OF PEAK HOUR Hour of Day Warehouse/ Office Retail 6:00 AM -- -- 7:00 AM 20% 3% 8:00 AM 60% 10% 9:00 AM 80% 30% 10:00 AM 80% 45% 1 1:00 AM 100% 73% 12:00 PM 100% 85% 1:00 PM 80% 95% 2:00 PM 60% 100% 3:00 PM 40% 100% 4:00 PM 40% 90% 5:00 PM 20% 75% 6:00 PM 20% 65% 7:00 PM 20% 60% 8:00 PM 20% 55% 9:00 PM -- 40% 10:00 PM -- 38% 11:00 PM -- 13% 12:00 AM -- -- The accumulation patterns for the Saturday parking demand are similar to the weekday, although office /warehouse demand occurs during fewer hours of the days. Just as the ITE data provides generalized information with respect to hourly variations in demand, the ULI guidelines also have some generalized information with respect to peak parking demand for the general land use categories. The ULI guidelines use a peak rate of 3.00 stalls per 1000 square feet of gross leasable area for office space (on a weekday), which is lower than the ITE 85 percentile rate. (Note: the ULI Saturday peak rate for office has been utilized since no ITE data is available.) No peak demand values are included in the ULI information for warehousing or furniture store. Since the ITE peak parking values are more specific than the ULI rates and provide data for more land uses (and in some cases are higher), the ITE values were used (when available) to estimate demand at the rates noted previously. The following table shows the weekday hourly parking demand by hour for the proposed uses at the site using the accumulations shown in Table 3. 5 RECEIVED SEP 13 2005 COMMUNITY DEVELOPMENT TABLE 5 DEVELOPMENT REPRESENTATIVE WEEKDAY HOURLY PARKING ACCUMULATION BY NUMBER OF STALLS Hour of Day (1) Warehouse (2) Office (3) Furniture Store Total 6:00 AM 1.5 0.9 -- 2.4 7:00 AM 10.0 6.0 6.9 22.9 8:00 AM 31.6 18.8 15.6 66.0 9:00 AM 46.6 27.8 36.4 110.8 10:00 AM 50.1 29.9 58.9 138.9 11:00 AM 50.1 29.9 75.3 155.3 12:00 PM 45.1 26.9 84.0 156.0 1:00 PM 45.1 26.9 86.6 158.6 2:00 PM 48.6 29.0 84.0 161.6 3:00 PM 46.6 27.8 82.3 156.7 4:00 PM 38.6 23.0 75.3 136.9 5:00 PM 23.5 14.1 68.4 106.0 6:00 PM 11.5 6.9 71.0 89.4 7:00 PM 3.5 2.1 77.1 82.7 8:00 PM 3.5 2.1 75.3 80.9 9:00 PM 1.5 0.9 52.8 55.2 10:00 PM 1.5 0.9 27.7 30.1 11:00 PM -- -- 11.3 11.3 12:00 AM -- -- -- -- • • (1) Based on 74,704 SF of warehouse and ITE peak parking rate of 0.67 stalls per 1000 SF. (2) Based on 8,698 SF of office space and ITE peak parking rate of 3.44 stalls per 1000 SF. (3) Based on 71,023 SF of furniture store and an ITE peak parking rate of 1.22 stalls per 1000 SF. The values shown in Table 5 indicate that the combined weekday peak parking demand would occur at 2:00 PM using the values and assumptions noted, and would require 162 stalls. The following table shows the Saturday hourly parking demand by hour for the development using the accumulations shown in Table 4. 6 RECEIVED SEP 13 2005 COMMUNITY TABLE 6 DEVELOPMENT REPRESENTATIVE SATURDAY HOURLY PARKING ACCUMULATION BY NUMBER OF STALLS Hour of Day (1) Warehouse (2) Office (3) Furniture Store Total 6:00 AM -- -- -- -- 7:00AM 7.5 0.9 2.5 10.9 8:00 AM 22.4 2.6 8.2 33.2 9:00 AM 29.9 3.4 24.7 58.0 10:00 AM 29.9 3.4 37.1 70.4 11:00 AM 37.4 4.3 60.2 101.9 12:00 PM 37.4 4.3 70.0 111.7 1:00 PM 29.9 3.4 78.3 111.6 2:00 PM 22.4 2.6 82.4 107.4 3:00 PM 15.0 1.7 82.4 99.1 4:00 PM 15.0 1.7 74.2 90.9 5:00 PM 7.5 0.9 61.8 70.2 6:00 PM 7.5 0.9 53.6 62.0 7:00 PM 7.5 0.9 49.4 57.8 8:00 PM 7.5 0.9 45.3 53.7 9:00 PM -- -- 33.0 33.0 10:00 PM -- -- 31.3 31.3 11:00 PM - -- 10.7 10.7 12:00 AM -- -- -- -- • RECEIVED SEP 13 2005 (1) Based on 74,704 SF of warehouse and ITE peak parking rate of 0.50 stalls per 1000 SF. (2) Based on 8,698 SF of office space and ITE peak parking rate of 0.50 stalls per 1000 SF. (3) Based on 71,023 SF of furniture store and an ITE peak parking rate of 1.16 stalls per 1000 SF. 7 The values shown in Table 6 indicate that the combined Saturday peak parking demand would require 112 stalls, and occur an hour or two earlier in the day. Based on the above analysis and the assumptions noted, a parking supply of 248 stalls (includes the 10% reduction) for the JR Furniture site should be more than adequate to serve the anticipated demand. The peak demand indicates a need for 162 stalls. Even with a 20% contingency for unusually high demand conditions, a total of 195 stalls should be adequate. Furthermore, if all three uses were to peak simultaneously, a total of 167 stalls would be needed (201 stalls with a 20% contingency). Even when using the higher parking rates and contingency, a surplus of stalls is projected. Thus, the analyses show that a 10% reduction in required parking would not create an adverse condition, primarily because the proposed uses are complimentary with respect to parking demand. Please be advised that any future changes in land use or area of the uses could result in a higher or lower parking demand; therefore these conclusions are only valid for the values and assumptions noted. Geralyn Reinart, P.E. Attachments 8 RECEIVED SEP 13 2005 COMMUNITY DEVELOPMENT I trust that the above information has provided City Staff with the information necessary to justify the parking deviation. Please let me know if I can be of further service or answer any other questions. (�� ;�� S L sy� em 22588 .-rra EXPIRES: CYZ-• 1 2 "k ' 0 / ,%66.4ii:614 ''. .' Peak Period 9:00 a.m.-12:00 p.m.; 2:00-3:00 p.m. Number of Study Sites 13 Average Size of Study Sites 390,000 sq. ft. GFA Average Peak Period Parking Demand 0.41 vehicles per 1,000 sq. ft. GFA Standard Deviation 0.30 Coefficient of Variation 73% Range 0.03-1.06 vehicles per 1,000 sq. ft. GFA 85th Percentile 0.67 vehicles per 1,000 sq. ft. GFA 33rd Percentile 0.28 vehicles per 1,000 sq. ft. GFA Land Use: 150 Warehousing Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Weekday 700 600 P = 0.41x - 5 R = 0.87 500 400 300 200 • 100 40> • 0 0 Institute of Transportation Engineers Weekday Peak Period Parking Demand • 500 1000 1500 x = 1,000 sq. ft. GFA • Actual Data Points Fitted Curve/Average Rate RECEIVED SEP I 3 255 COMMUNI DEVELOPM 2000 Parking Generation, 3rd Edition Stafstic: 7 ;n > "- ` Z ` GpMP *0k PeriodDema d' Peak Period 9:00 a.m. -12:00 p.m.; 2:00 -4:00 p.m. Number of Study Sites 173 Average Size of Study Sites 136,000 sq. ft. GFA Average Peak Period Parking Demand 2.84 vehicles per 1,000 sq. ft. GFA Standard Deviation 0.72 Coefficient of Variation 25% 95% Confidence Interval 2.73 -2.95 vehicles per 1,000 sq. ft. GFA Range _ 0.86 =5.58 vehicles per 1,000 sq. ft. GFA 85th Percentile 3.44 vehicles per 1,000 sq. ft. GFA 33rd Percentile 2.57 vehicles per 1,000 sq. ft..GFA Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Weekday Location: Suburban 2000 1500 1000 500 Institute of Transportation Engineers end Use: 701 0 Office Building Weekday Suburban Peak Peri©d Parking Demand 0 • Actual Data Points 0 • 200 400 600 x = 1,000 sq. ft. GFA Fitted Curve - - - - Average Rate 173 800 Parking Generation, 3rd Edition RECEIVED SEP 13 2005 COMMUNITY DEVELOPMENT Igrali0 -4r676k.t4'i:Tai!' eafiziT -12 Peak Period 12:00-1:00 p.m.; 2:00-3:00 p.m.; 4:00-6:00 p.m. Number of Study Sites 6 Average Size of Study Sites 35,800 sq. ft. GFA Average Peak Period Parking Demand 0.94 vehicles per 1,000 sq. ft. GFA Standard Deviation 0.23 Coefficient of Variation 25% Range 0.67-1.30 vehicles per 1,000 sq. ft. GFA 85th Percentile 1.16 vehicles per 1,000 sq. ft. GFA 33rd Percentile 0.85 vehicles per 1,000 sq. ft. GFA Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Saturday 80 70 60 50 40 30. 20 10 0 Land Use: 890 Furniture Store Saturday Peak Period Parking Demand • 1 P = 0.91x + 2 R = 0.91 • Actual Data Points Fitted Curve/Average Rate RECEIVED SEP 3 2005 COMMUNITY DEVELOPMENT 0 20 40 60 80 100 x = 1,000 sq. ft. GFA Institute of Transportation Engineers 244 Parking Generation, 3rd Edition August 1, 2005 Mr. Edi Linardic 1319 Dexter Ave N, Suite 260 Seattle, WA 98109 • Cizy of Tukwila RE: Notice of Incomplete Application Special Permission Application, JR Furniture L05 -048 Dear Mr. Linardic: • Department of Community Development Steve Lancaster, Director The City of Tukwila's Planning Department received your application Special Permission from the Director for a reduction in minimal parking requirements on July 26, 2005. On August 1, 2005 it was deemed to be incomplete because certain requirements of the application were not provided: Please provide the following: 1. Dimensional site plan(s) to demonstrate that the parking area is consistent with Zoning code requirements. The following comment is a substantive issue. 1. Does the parking study provided, address the Frontier Package facility located in the same building as JR Furniture? Steven M. Mullet, Mayor Please provide clarification on the square footage of the Frontier facility. There must be sufficient parking for both JR Furniture and Frontier Package in order to qualify for the ten percent reduction. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Please note that the Department shall cancel an incomplete application if the applicant fails to submit the requested information within 90 -days following notification from the Department that the application is incomplete. The Department may extend up to 120 days if the applicant submits a written request for an extension prior to cancellation. The request must clearly demonstrate that the delay is due to circumstances beyond the applicant's control (such as the need for seasonal wetland data) or unusual circumstance not typically faced by other applicants, and that a good faith effort has been made to provide the requested materials (TMC 18.104.070). Once the above - mentioned information is provided, City staff can begin to review the application. If you have any questions, please feel free to call me at (206) 431 -3684 or you can email me at bmiles @ci.tukwila.wa.us. Sincerely, Brandon J. Mules Assistant Planner cc. File (L05 -048) • FOR STAFF USE ONLY Sierra Type: P -SP Planner: File Number: Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • L 0 5 - o`I 8 CITY OF TUKWILA RECEIVED Department of Community Development SPECIAL 6300 Southcenter Boulevard, Tukwila WA 98i jL1 s 2005 P�ERMISSI ®� Telephone: (206) 431 -3670 FAX (206) 431- 366 UNI DIRECTOR 1� E -mail: tukplan( ci.tukwila.wa.us DEVELOPMEN 1 APPLICA.TR NAME OF PROJECT/DEVELOPMENT: JR FURNITURE 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. 1201 ANDOVER PARK EAST, parcel # 3523049091 Quarter:35 Section: 23 Township:4 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: Edi Linardic Address: 1319 Dexter Ave N suite 260, Seattle, WA 98109 Phone: 206 283 4764 FAX 206 283 1293 E -mail: ed@Idgarchitects.co Date: 7.26.05 Department of Community DeveiopmL 2 6 2005 SPECIAL 6300 Southcenter Boulevard, Tukwila, WA 981 Telephone: (206) 431 -3670 FAX (206) 431-3 _ Mp PFI ►MI►7SION E -mail: tukplan@ci.tukwila.wa.us ci.tukwila.wa.us DIRECTOR The Tukwila Zoning Code and Sign Code have established "Special Permission" decisions, which are more complex than straightforward applications of code standards, but do not require a public hearing REQUIREMENTS: Special permission approval by the Director is required in the following situations. Parking Deviations (Zoning Code, TMC 18.56) • Covenant Parking: When required parking is provided off -site. • Complementary Parking: When up to 10% of a development's useable floor area is determined to be linked to remaining areas such that it need not provide the normally required parking. • Administrative Variance: Reduction in the minimum number of required parking spaces of up to 10 %. Landscape Deviations (Zoning Code, TMC 18.52.020 • Landscape perimeter averaging • Developing pedestrian and transit facilities zones. • Substitution of pedestrian oriented space for landscaping in RCC and TUC zones. ithin the required front yard landscape area in MDR and HDR Tree Regulation Deviations (TMC 18.54.140) Request for exception from Tree Permit requirements. Sensitive Area Ordinance Deviations (TMC 18.45.040) Request for setback waiver or buffer reduction. Sign Deviations (Sign Code, Title 19) • Signs for conditional uses or public facilities located in or adjacent to residential zones. • Freestanding signs in commercial zones that are located within 100 feet of a residential zone. • Request for increase in wall sign area due to doubling of required building setback. • Any multi- tenant office building wall sign which has over 50% of the total allowed sign area for that building face. • Any shopping mall business wall sign which has over 50% of the total allowed sign area for that building face. • Any shopping mall business freestanding sign which has over 50% of the total allowed sign area for the site. Cargo Containers as accessory structures (TMC 18.50.060 and 18.70.130) Request to install a container in the LDR, MDR, HDR, RC, RCM, TUC or C/LI Zones. PROCEDURES: Within 28 days of receiving your application, City staff determines if it is complete, based on the following "Complete Application Checklist ". If not, you will be mailed a letter outlining what additional information is needed. Check items submitted with applicatio Information R gttlred} May be,waived in cases,.: pon rr prcruat of bot Pu rlic Works and Planning APPLICATION MATERIALS: 1. Application Checklist one (1) copy, indicating items submitt ed with application. 2. Permit Fee (LDR = $200, Other zones = $300). 3. Written description of the project, the deviation being requested and response to the applicable decision criteria. ZONING CODE PARKING DEVIATION 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. 5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code requirements. 6. Parking studies as needed to demonstrate adequate parking is provided. LANDSCAPE DEVIATION 7. Landscape plan — two (2) copies showing size and species of existing and proposed plant materials, required perimeter landscape types, parking areas, buildings, walkways, transit facilities, property lines, dimensions and area of planting beds and any calculations necessary to demonstrate compliance with review criteria. TREE REGULATION DEVIATION 8. Tree survey showing size and species of existing trees, with trees to be removed and trees to be retained noted (unless request is for use of canopy cover method) 9. Tree replacement calculations per TMC 18.54.130.3 B or canopy cover calculations per TMC 18.54.140 B. 10. Description of the nature of the undue hardship caused by strict compliance with the Tree Regulations, proposed mitigation measures and justification for the deviation from Tree Regulations. The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact the Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted in a later timely manner for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAX BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206- 431 -3670. COMPLETE APPLICATION CHECKLIST TABLE Check items submitted .with ' application Information 1red. May be waived in unusual cases, tOpproval of both Public Works and Planning SENSITIVE AREA ORDINANCE DEVIATIONS 1L Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. 12. Sensitive area studies and enhancement plans to justify a requested buffer or setback reduction and demonstrate that the reduction will not result in a direct or indirect short -term or long -term adverse impact to the sensitive area. SIGN CODE APPROVAL/DEVIATION 13. Complete "Permanent Sign Permit Application" with all supporting materials and fees ($50). 14. The following information should be given on the plans: North arrow, title, scale and date; Vicinity map showing location and names of adjacent roads; Property lines; Locations of all buildings on site; Dimensioned elevations of building drawn to scale (for wall signs); Elevations, dimensions and materials of proposed sign(s) including advertising copy; Color elevation of proposed sign. CARGO CONTAINER APPROVAL 15. Site plan showing the location of the container(s) in relationship to parking areas, property lines, buildings, streets, trails, landscape areas and setbacks. 16. Description of the proposed screening. 17. Dimensions of proposed cargo container. G \APPHAN\LANDUSE APP \SPD.doc. 06/08/05 . FOR STAFF USE ONLY Sierra Type: P -SP Planner: File Number: Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: 0 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: LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Address: Phone: FAX: E -mail: Signature: Date: G:\APPHAN\LANDUSE APP \SPD.doc, 06/08/05 EXECUTED at 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 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property, which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, Iocated at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request, for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. (city), (state) on (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on PARKING DEVIATION G:WPPHAN\LANDUSE.APP \SPD.doc, 06/08/05 REVIEW CRITERIA Please consult the Zoning Code or Sign Code as to the appropriate criteria for your specific proposals. In addition all approvals must be consistent with the Tukwila Comprehensive Plan (TMC 18.100.030). Planning Division staff are available to discuss the decision criteria you must respond to and necessary supporting materials. ❑ 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. TREE REGULATION DEVIATIONS G APPHAN\LANDUSE. APP\SPD doc, 06/08/05 • • In addition to the above criteria, the Director may also consider any of the following in reviewing an exception request: 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. 5. Averaging does not diminish the quality of the site landscape as a whole. ❑ In the MDR and HDR zones up to 20% of the minimum required front yard landscaped area may be developed for pedestrian and transit facilities. ❑ In the RCC and TUC zones required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. ❑ The Director may grant exceptions from the requirements of chapter 18.54 when undue hardship may be created by strict compliance with the provisions of this chapter. Any authorization for exception may prescribe conditions deemed necessary or desirable for the public interest, or necessary to meet the intent of this chapter. An exception to this chapter shall not be granted unless all of the following criteria are met: 1. Strict compliance with the provisions of this code may jeopardize project feasibility or reasonable use of property. 2. Proposed vegetation removal, replacement, and any mitigation measures proposed, are consistent with the purpose and intent given in this chapter. 3. The granting of the exception or standard reduction will not be detrimental to the public welfare or injurious to other property in the vicinity. a. Whether the recommendation of a certified arborist supports the exception. b. Evidence that the size of the site or project cannot support the number of required replacement trees, and off -site tree planting is proposed which furthers the goals of this chapter and other City policies. c. On -site planting of all required replacement trees is not feasible, and the project includes an equivalent contribution in funds and/or labor and materials for off -site tree planting as jointly agreed by the applicant and Director. • d. Smaller -sized replacement plants are more suited to the species, site conditions, and to the purposes of this chapter, and are planted in sufficient quantities to meet the intent of this chapter. ❑ Retention and Replacement of Canopy Cover - on undeveloped sites or sites with dense stands of trees, where the cost of identification of individual tree species and sizes is inordinate relative to the project, the Director may allow the applicant to use the tree canopy cover approach outlined below to calculate retention and replacement of trees: 1. The site shall have a minimum canopy cover equal to 20% of the site area, or equal to the existing canopy cover whichever is less. 2. To meet the requirements for site canopy cover, canopy cover may consist of any combination of existing trees and replacement trees. Canopy cover of each new tree shall be calculated at 314 square feet. SENSITIVE AREA ORDINANCE DEVIATIONS ❑ Setbacks. All commercial and industrial developments shall be set back 15 feet and all residential development shall be set back ten feet, measured from the foundation to the buffer's edge. The Director may waive setback requirements when a site plan demonstrates there will be no impacts to the buffer zone. ❑ Buffers The Director may reduce the standard wetland/watercourse buffers on a case -by -case basis, provided the buffer does not contain slopes 20% or greater. The approved buffer width shall not result in greater than a 50% reduction in width, and the reduced buffer shall not be less than 15 feet for wetlands and ten feet for watercourses. Any buffer reduction proposal must demonstrate to the satisfaction of the Director that it will not result in direct or indirect, short-term or long -term adverse impacts to wetlands or watercourses, and that: 1. The buffer is vegetated and includes an enhancement plan as may be required to improve the buffer function and value; or 2. If there is no significant vegetation in the buffer, a buffer may be reduced only if an enhancement plan is provided. The plan must include using a variety of native vegetation that improves the functional attributes of the buffer and provides additional protection for the wetland or watercourse functions and values. SIGN DEVIATIONS ❑ In the single family zone (LDR): signs for all conditional uses and public facilities (TMC 19.32.080); G.\APPHAN\LANDUSE.APP \SPD doc, 06 /08/05 • • ❑ In multi - family zones where signs face multi - family, commercial and industrial zones: signs of conditionally permitted uses, all public facilities and freestanding signs (TMC 19.32.100). In Commercial and Industrial (TMC 19.32.170) Zones: ❑ Signs of conditionally permitted uses, all public facilities and all free - standing signs, that abut or face single family zones (TMC 19.32.120) and multi - family zones (TMC 19.32.130); ❑ Any multi -tenant office building sign which has over 50% of the total 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 30 feet. ❑ The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. ❑ The cargo container is sufficiently screened from adjacent properties, parks, trails and rights - of -way, as determined by the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. ❑ If located adjacent to a building, the cargo container must be painted to match the building's color. ❑ Cargo containers may not occupy any required off - street parking spaces. ❑ Cargo containers shall meet all setback requirements for the zone. ❑ Outdoor cargo containers may not be refrigerated. ❑ Outdoor cargo containers may not be stacked. G \APPHAN \LANDUSE.APPISPD doc. 06/06/05 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98/88 Telephone; (206) 431 -3670 FAX (206) 431 -3665 F ►earl; tukplan@ci tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF ICING The undersigned being duly sworn and upon oath states as follows. I. 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 mc or my agents and are true and correct to the best of my knowledge, 3. The application is being submitted with my knowledge and Consent. 4, Owner grants the City, its employees. agents, enginey{ contractors or other representatives the right to enter upon Owner's real property, located at /36.0 Andor/Pt- fcr �aSr for the purpose of application review, for the limited time necessary to complete that purpose. S. Owner agrees to hold the City harmless for any Toss or damage to persons or property occurring on the private propel y during the City's entry upon the property. unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request. for ninety (90) or more Boys, shall be cause to cancel the application(s) without rellmd of fees. EXECUTED at /veer er ..LSI (city). W /f (state), on CU_ �t,/ e20 2005 �OI PI tfim el--o.r•) Narn t" •o•goX 700 Ale/WC .Z 14J4-7gosh (Address) ao6 -�3) 750J On this day personally appeared before me — TO Pte T1earvn04inCO w mc known to be the individual who executed the foregoing instrument and acknowledged that h� h signed the same as high voluntary act and deed for the uses and purposes mentiontdih4lll "%ll C• i ll SUBSCItl, ME ON THIS DAY OF 1U.l -•( , loo S N67ARY PUBL in and for the State of Washington jtim resg at Q 0471,74 u/',it •c 4OTARy �m • : V CION•,® to P UBLIC • Ny Commission expires on s r 7 )‘ 15 � • WAS N �G'`0= t . ;�. (Phone Number) Titmice) • IOU 26 200S■ OMMUNI DEVELOPMENT N 1'51'381 482.39' N 1•4718"E 183.61' LJ 7///////////////////////// r J \ ,Lr l IA\ Tree: Acer rubrum ' Boehall / Bowhae Red Maple 2 Cal. B&B Shrub: Prune L Otto Luyken ' / Otto Luyken Laurel 18' min. ndcover•..4rctoataphyloo uvo —urel / IGnnikinnick 4" pots 0 24' O.C. EKISTC LANDSCAPING //// //// / // S t•A1,'2 'W Reg nn' ANDOVER PARK EAST LANDSCAPE PLAN Vt Noy II) L k Nj ALL NEW LANDSCAPE AREAS TO IRRIGATED ExISTG 47 1 LANDSCAPING CORRECTION LTR LDG ° arct, Mies cts Ilnardic design group . architects 1319 dexter ave. north, suite 260 seats, wa 98109 (206)283 -4764 fax (206)2811293 w ONCLICATOKS ONO MIS omme AND ORM421741777 "nosey nna MO DOLL MOM TN MCKIM n a a . Mma RRmn COMM! 01 41444:7411419 C owson.n N m n Y �c RRRRT. MIRE l C? NM M ROAR CRAM= goo OR v c r cone u non *AMMO( a MOM= Cr 947i RIINSON neo,ereneo MOMr00113 NCI UNMAN,. r NM OF WANSMO atw consultants: project title: PROPOSED PROJECT FOR: JR FURNITURE 1201 ANDOVER PARK EAST TUKWILA, WA shee2ditle: LANDSCAPE PLAN no: revisions job no: draw: checked: sheet no: date: Di 211 IXISTG PARKING LEGAL DESCRIPTION: THAT PORTION OF GOVERNMENT LOT 1, SECTION 35, AND OF THE SE QUARTER OF SE QUARTER OF SECTION 26. TOWNSHIP 23 NORTH, RANGE 4 EAST,WILLAMETTE MERIDIAN. IN KING COUNTY, WA, DESCRIBED AS FOLLOWS; BEGINNING AT THE NE CORNER OF SAID GOVERNMENT LOT 1 OF SECTION 1 OF SECTION 35; THENCE NORTH 87 44' or WEST ALONG THE NORTH UNE OF SAID GOVERNMENT LOT 1 A DISTANCE OF 949.49 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01 47'29 EAST A DISTANCE OF 185.61 FEET; THENCE SOUTH 88 08'21 EAST A DISTANCE OF 470.00 FEET TO THE WEST MARGIN OF ANDOVER PARK EAST; THENCE SOUTH 01 4729 WEST ALONG THE WEST MARGIN OF ANDOVER PARK EAST A DISTANCE OF 188.92 FEET; THENCE SOUTH 01 51'39 WEST ALONG SAID WEST MARGIN OF ANDOVER PARK EAST A DISTANCE OF 459.08 FEET; THENCE NORTH 88 08'21 WEST A DISTANCE OF 470.00 FEET; THENCE NORTH 01 51'39 EAST A DISTANCE OF 462.39 FEET TO THE TRUE POINT OF BEGINNING. LEGAL DESCRIPTION: ZONE TUC SITE AREA 6.99 ACRES BUILDING FOOTPRINT: 151,881 SF BUILDING AREA UNDER THIS PERMIT: 72,476 SF RETML(BULK): 58,218' SF WAREHOUSE 12,930 SF IDlsT'G 15T FLR OFFICE: EXIST'G MEZZ OFFICE EXISTG WAREHOUSE PARKING REQUIRED: ST'G PARKING 4,701 SF 3,997 SF 75,682 SF RETAIL(BULK): 58,482 /400 =146 STALLS WAREHOUSE 88,962 /2000 =44 STALLS OFFICE 8.698333 -26 STALLS TOTAL 216 STALLS-10% (REDUC110N) =194 STALLS PROVIDED: 196 STALL (137 R + 59 C) 4 L D G ° arct,it ®cis Ilnardic design group . architects 1319 dexter ave. north, suite 260 sew* wa 98109 (206)283.4784 fax (206)2811293 MDT nausea ALL *301 R[1m1l M MOVE a cs RORER W NO RERAN OM PROPORT O OM AROMRWR. PO PART RCM, CWL fa ROMA A CORM FOAM= DISOLOSISI 00 OISTRZIRITED TO OTOAS. oowo1 IR O. ar ARo ARaloRa*3 meoa•0 1 nor ARON,ECT. ROOM. COROCT =+M TNT MOAT DRPMO,O OR °i ua v IDYLL 0010 K 0.00+3 OF w'b EDOORERED MCM Rd LOW.= Rn OF WAsmnTOR consultants: project title: PROPOSED PROJECT FOR: JR FURNITURE 1201 ANDOVER PARK EAST TUKWILA, WA sheet title: SITE PLAN no: revisions job no: draw: checked: a sheet no: date: 27' RR EASEMENT J _ — — _ — NEW STRIPPING �- NEW LANDSCAPING — NEW MI IN G _ - Tr - 7 EXISTING LOAD/UNLOAD NEW STRIFPI — L9' 17 -Y _OD CDODO C - .00'0L1 3,ZZ,9088 S Fii. I _ r. AREA UNDER THIS PERMIT WAREHOUSE 13,280 SF MEM' N 138'08 470.00' EXISTING EXISTING WAREHOUSE 75,682 SF OFFICE 8,898 SF 11 AREA UNDER THIS PERMIT BULK RETAIL 58,218 SF 1 55' - 3 - 18' 126' DO I--I LOAD/UNLOAD — 3SY3 .S _ t 1 2' - JI 7Y '� ��--II :D I I 1 180 a •� - b b ,a& CC CCBC �fr \ \, CCCCCC C \- \ \ \ t� CCCCCC -- 11" -- t 25' 5-4 358' -10 EXISTING — EXLS7'C AC PAVING W -�- / i / /� / / / / / / / / / / / / / / / / / / / / / / / //! // EXIST'G STRI PING EXIST'C lANDSCAPINC / C / /�S 47 /Q/ �/! t 47 . S 1'50'25 - W 648.00' S DEMO IXI DG AC PAVING TYP ANDOVER PARK EAST � NEW LANDSCAPING IXISTG PARKING LEGAL DESCRIPTION: THAT PORTION OF GOVERNMENT LOT 1, SECTION 35, AND OF THE SE QUARTER OF SE QUARTER OF SECTION 26. TOWNSHIP 23 NORTH, RANGE 4 EAST,WILLAMETTE MERIDIAN. IN KING COUNTY, WA, DESCRIBED AS FOLLOWS; BEGINNING AT THE NE CORNER OF SAID GOVERNMENT LOT 1 OF SECTION 1 OF SECTION 35; THENCE NORTH 87 44' or WEST ALONG THE NORTH UNE OF SAID GOVERNMENT LOT 1 A DISTANCE OF 949.49 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01 47'29 EAST A DISTANCE OF 185.61 FEET; THENCE SOUTH 88 08'21 EAST A DISTANCE OF 470.00 FEET TO THE WEST MARGIN OF ANDOVER PARK EAST; THENCE SOUTH 01 4729 WEST ALONG THE WEST MARGIN OF ANDOVER PARK EAST A DISTANCE OF 188.92 FEET; THENCE SOUTH 01 51'39 WEST ALONG SAID WEST MARGIN OF ANDOVER PARK EAST A DISTANCE OF 459.08 FEET; THENCE NORTH 88 08'21 WEST A DISTANCE OF 470.00 FEET; THENCE NORTH 01 51'39 EAST A DISTANCE OF 462.39 FEET TO THE TRUE POINT OF BEGINNING. LEGAL DESCRIPTION: ZONE TUC SITE AREA 6.99 ACRES BUILDING FOOTPRINT: 151,881 SF BUILDING AREA UNDER THIS PERMIT: 72,476 SF RETML(BULK): 58,218' SF WAREHOUSE 12,930 SF IDlsT'G 15T FLR OFFICE: EXIST'G MEZZ OFFICE EXISTG WAREHOUSE PARKING REQUIRED: ST'G PARKING 4,701 SF 3,997 SF 75,682 SF RETAIL(BULK): 58,482 /400 =146 STALLS WAREHOUSE 88,962 /2000 =44 STALLS OFFICE 8.698333 -26 STALLS TOTAL 216 STALLS-10% (REDUC110N) =194 STALLS PROVIDED: 196 STALL (137 R + 59 C) 4 L D G ° arct,it ®cis Ilnardic design group . architects 1319 dexter ave. north, suite 260 sew* wa 98109 (206)283.4784 fax (206)2811293 MDT nausea ALL *301 R[1m1l M MOVE a cs RORER W NO RERAN OM PROPORT O OM AROMRWR. PO PART RCM, CWL fa ROMA A CORM FOAM= DISOLOSISI 00 OISTRZIRITED TO OTOAS. oowo1 IR O. ar ARo ARaloRa*3 meoa•0 1 nor ARON,ECT. ROOM. COROCT =+M TNT MOAT DRPMO,O OR °i ua v IDYLL 0010 K 0.00+3 OF w'b EDOORERED MCM Rd LOW.= Rn OF WAsmnTOR consultants: project title: PROPOSED PROJECT FOR: JR FURNITURE 1201 ANDOVER PARK EAST TUKWILA, WA sheet title: SITE PLAN no: revisions job no: draw: checked: a sheet no: date: gio C• 39' -6 1/2' 10 39' -6 1/2 EXI$T'C RETAIL FLOOR PLAN 39 -6 1/2' 4/ 1111111111 1111 EXIS1G OFFlC 0 0 0 0 O 0 0 O 0 0 0 0 0 P4POSED RETAIL OEMO EXIS7'C P - J EXIST'G WAREHOU DUMPSTER 542' -2 48 EXISTG WAREHOUSE 24' T 7 2 24' \ I EXLST'G WALE. TYP • 2 2 2 24' 2 L D G o arcF t itects Iinardic design group . architects 1319 dexter ave. north, suite 260 seatlie, wa 98109 (208)2834764 fax (206)283-1293 MOO 01.411.0300X ALL 00110 1®104 M MOW 00•1002 ANO OVfOVIGlIRO AID 10.21 009010 MO M0•10101a0 001.0•11 1146 0000040/ RIOMOOSIOR MOWN NM OW OF MO TIC MALL et I■1011001QO. PART CORO. AMMO. 103C1.05103 C1.OSm MI 00001V100 TO 001001. 1.100M WN100 d NO TO TT. •004077r. VOLK COW., WRI■ AISCHL 000010.1.0 OM OPOCVI01TON1 01ML CONETTO[ c I, Cat 040010r 1 /ROOM R 0U 000.010 1 00bTH•HO AHCMROC'TD 201 LWARDNO ATI OP WASHINGTON consultants: project title: PROPOSED PROJECT FOR: JR FURNITURE 1201 ANDOVER PARK EAST TUKWILA, WA sheet title: FLOOR PLAN no: d revisions job no: draw: checked: sheet no: A -2 date: ata