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Home My WebLink AboutPermit L07-012 - HOLLOWAY DAWNA - SPECIAL PERMISSION ROOFPROJECT PROVA 11854 - 44T" AV S L07 -012 • City of Tukwila • Department of Community Development Steve Lancaster, Director NOTICE OF DECISION PREPARED March 13, 2007 FILE NUMBER: L07- 012 - Special Permission from the Director APPLICANT: Dawna Holloway OWNER: Dawna Holloway REQUEST: Exception from the requirement of the single - family design standards to have a roof with a 2:12 pitch. LOCATION: 11854 44 Ave S ASSOCIATED PERMITS: SEPA DETERMINATION: Exempt L06 -054 (Short Plat) D06 -345, 346 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (LDR) ZONE DESIGNATION: Low Density Residential (LDR) STAFF: Brandon J. Miles Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Vicinity /Site Information Project Description • • FINDINGS Dawna Holloway seeks permission to construct a house which will have a roof pitch of 2:12. Existing Development There is currently a single family home located on the property. The applicant has preliminary approval for a three lot short plat and has proposed to construct two single family homes. Surrounding Land Uses The site is surrounded by single family homes. SPECIAL PERMISSION CRITERIA Tukwila Municipal Code (TMC) 18.50.050 "Singe- Family Dwelling Design Standards" requires that all single family dwellings have a minimum roof pitch of 5:12. However, TMC 18.50.055 allows an exception to the pitch roof requirement if the following criteria are met: 1) The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); The applicant has proposed two energy efficient modern homes. Each home will be one story and will only be 1500 square feet. The applicant has noted that the placement and design of the homes has been done to allow quality daylight to enter the homes while protecting the south side from weather. 2) If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; The applicant is not proposing a flat roof; the roof will have a pitch of 2:12. 3) If a sloped roof is proposed, it must have at least 24 - inch eaves;; and The eaves are proposed to be 24 inches for both the north and south rooflines. 4) The house exhibits a high degree of design quality, including mix of exterior materials, detailing, articulation and modulation. The applicant commissioned an architect to design the homes that will be placed on the site. This is contrary to the practice of buying stock plans of homes from firms or from the internet. The homes constructed will be unique within the City of Tukwila and the Seattle metro area. The applicant's goal is to build an energy efficient, affordable home, using recycled materials. The homes will utilize hardi panel, metal siding, metal fascia, and hardi trim. Articulation is provided in the roofline of the homes. Each home will have a detached garage, which is not typical of most homes constructed today. Given the unique design of the applicant's homes, an exception to the requirement of a pitched roof of 5:12 is appropriate. This decision may be appealed to the Hearing Examiner within 14 days from the issuance of this Notice of Decision. All appeal material must be submitted to the Department of Community Development. If you wish to appeal this decision, please call the Department of Community Development at (206) 431 -3670 to obtain a copy of appeal procedures. . / • /6 6 , • • Nora Gierloff, Planning Supervisor CONCLUSIONS APPEALS —S/13107 Date To whom it may concern: We chose metal siding not only because it matches the modern design we are creating with these homes, but also because it is a recycled material. We want to build homes that have good aesthetic design while using environmentally sustainable materials. The metal is sustainable for several reasons, first it is recycled like I already mentioned, and after it's long lifespan it can be recycled again. While designing the homes with our architects and engineer we thought a lot about daylight and how it will affect the interior space. We consciously placed the homes, and designed the eaves allow quality daylight to enter the home while protecting the south side from weather with the longer eaves and leaving the smaller eaves on the north side to allow the protected and shady side of the home to receive more light. Our intent is that the homes will be responding to the climate appropriately Below I have re- printed what we submitted to the city when we applied for out preliminary meeting for short -plat approval in the spring of 2006. Project Prova 11854 44th Ave S. "We believe it is possible to build a comfortable, environmentally sustainable and architecturally interesting home while still keeping it affordable for the first time home buyers who are currently being pushed 40 plus miles outside the city. We plan to design and build the two homes as if we would be moving into them; in fact we are considering just this. We currently live in Georgetown and are attracted to the cozy feel of Allentown. We have both worked in the construction industry for years and would like to see homes built for people like ourselves. People who would like to live in a modestly sized house with as much green space around it as possible. In summary, we would like to offer affordable housing in a modern designed structure with an emphasis on green building. Our goal is to build a 5star green rated home using certified green materials, recycled materials, and by designing efficient mechanical systems." Dawna Holloway and Brian Beck STATE OF WASHINGTON On this day personally appeared before me I WO t,lit SUBSCRIBED AND ? SWORN T O BEFORE ME ON THIS �YN4 ' ;DMI ', j �V O ' el' i ' 4 •.97..•'d t ' 4 SN . ING .. YO'••' • � ff - D CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan a,ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss 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, located at 11'3 S t- 1 I `V te- et442 S, '� � t VJ . t (� 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. EXECUTED at <a c tie_ (city), t (state), on `--11-)t � t 1 , 2000, Print Name Dawns H<�tt ouirA Address i 3 5 gran c cA Sk. A_S e t't e V J" 9V ° Phone Number Z °to ‘8S1 Signature residing at to me known to be the individual who executed the foregoing instrument and acknow ed ged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. My Commission expires on DAY OF v 7 I IC in and for the State of Washington c2/ i /a RECEIVED 'FEB 21 2007 COMMUNITY DEVELOPMENT P:\Ptanning Forms \Applications\SPD 'vector- 6- 06.doc • SINGLE - FAMILY DESIGN STANDARD EXCEPTIONS The design standards required at 18.50.050 (5) and (6) may be modified by the DCD Director. 1. The criteria for approval of a roof pitch flatter than 5:12 are as follows: a. The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and d. The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation and modulation. 2. The criteria for approval of a house with a front door that faces the side or rear yard are as follows: a. The topography of the lot is such that pedestrian access is safer or more convenient from the side or rear yard; b. The house will be set back at least twice the minimum front yard setback; c. The entrance is oriented to take advantage of a site condition such as a significant view; or d. The entry feature is integral to a unique architectural design. beA(cv 2 our hou, se 5 Shout d toe c P prayed based on i1Ae c- t4 f hone is rn eict ern Sttjl -e aU cau se 1 eykiblis G In kJ/7 d eVe- cF Jesvy cluat j 1 wilt due ek i r r es-hw e - cCibe , j eve rne. f)rrrd oN moles 3 31vn Wrn a tors Wer\ SiANefnen4 + r t cm. et SAC\\4. dc otb`s coc# e-tckcvlekiLs o S1^^ < kr.$. \lotus, 1 h4N1 ►�. • �(� �r� ry et X11 n Gan I � n �� December 4, 2006 • • SIGN DEVIATIONS ❑ In the single family zone (LDR): signs for all conditional uses and public facilities (TMC 19.32.080); ❑ 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. P:\Planning Forms \Applications \SPDirector -6 -06. doc December 4. 2006 Check items submitted with application - Qa. Information Required. FEB I 2 1 t 2 May be waived in unusual cases, upon approval of both Public Works and Planning c oMMUnu r p El/CLOnwEN APPLICATION MATERIALS: n/ 1. Application Checklist one (1) copy, indicating items submitted with application. ✓ 2. Permit Fee (LDR = $230, Other zones = $350). 3. Written description of the project, the deviation being requested and response to the applicable decision criteria. oN 8G ck of fkivl 1 - 1n11 & c-Ndofti ZONING CODE PARKING DEVIATION 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. 5. Dimensional site plans) 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. SENSITIVE AREA ORDINANCE DEVIATIONS 8. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. OIC 9. 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 per TMC 18.45.090 D. SIGN CODE APPROVAL/DEVIATION k)\ 10. Complete "Permanent Sign Permit Application" with all supporting materials and fees ($115). 11. The following information should be given on the plans: a North arrow, title, scale and date; COMPLEr1'E APPLICATION CHECKLIST 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 each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 -433 -0179 (Department of Public Works). R P:Wlanning Forms Applications \SPDirector- 6- 06.doc December 4. 2006 l Check items submitted with application Information Rred. • May be waived in unusual cases, upon approval of both Public Works and Planning 0 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 12. Site plan showing the location of the container(s) in relationship to parking areas, property lines, buildings, streets, trails, landscape areas and setbacks. -mi a► 13. Description of the proposed screening. . . 14. Dimensions of proposed cargo container. SINGLE - FAMILY DESIGN STANDARD EXCEPTIONS 15. Dimensioned and scalable building elevations with keyed colors and materials. (�Le ;;; 16. The site plan must include a graphic scale, north arrow, proposed house footprint, any existing structures, lot lines, setbacks, adjacent streets, driveways, parking areas, any sensitive areas and any fences, rockeries or retaining walls. • Pi\Planoing Forms \kpplications\SPDirector -6 -06 doc December 4, 2006 FOR STAFF USE ONLY Permits Plus Type: P -SP ..+‘0`1111CL FEB 200 Planner: File Number: 1 "Q 1'O(7 commuru Application Complete (Date: ) Project File Number: r r DEVELOPMENT Application Incomplete (Date: ) Other File Numbers: APPLICATION NAME OF PROJECT/DEVELOPMENT: -° e rov a.. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Ila yy Mve s, TuKwtIP, LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR : \P The individual who: " 4.1) • 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. p 0( MI I D(JA - y Address: 1 S &rcind Or1 S4- s-er t+ e tom' Name: Phone: 2-D 8 51 33 22 FAX: 2- ?(o2.33 L2__ E -mail: P:\Planning Forms Applications \SPDirector- 6- 06.doc • 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 3� Lt i'1' ( 03O • SPECIAL PERMISSION DIRECTOR Signature: Date: t 1 1 V December 4, 2006 p , z 7 f MU