HomeMy WebLinkAboutPermit L08-003 - INTERURBAN 13038 LLC - RETAIL CENTER SPECIAL PERMISSION PARKING VARIANCEINTERURBAN RETAIL CENTER SPECIAL PERMISSION PARKING VARIANCE
L08 -003
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City of f Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
Notice of Decision
Administrative Parking Variance
March 4, 2008
File Number: L08 -003, (Administrative Parking Variance)
Associated Permits:
E04 -004 (SEPA), D04 -412 (Building Permit) and L04 -045 (Design
Review), L04 -044 (Administrative Parking Variance 2/3/05), L07 -019
(Administrative Parking Variance 3/23/07)
Applicant 13038 Interurban, LLC
Request: Administrative Parking Variance
Location: 13038 Interurban Ave S
Comprehensive Plan
Designation: Commercial/Light Industrial (C /LI)
Zoning District: Commercial/Light Industrial (C/LI)
SEPA Determination: Determination of Non - Significance issued September 7, 2004
Staff: Brandon J. Miles, Senior Planner
Recommendation: Approval with conditions
Request
In February of 2005, the City issued an administrative parking variance for the Interurban Retail site
at 13038 Interurban Ave S. The requested reduction was for five stalls, which was 7.9 percent of the
required parking stalls.
In 2007, Gramor Development (the owner at the time) revised the usable floor area for the building
on the site and requested to add an additional fast food restaurant. Thus, it was necessary for Gramor
to seek another administrative variance (L07 -019) in order to allow the fast food restaurant to be
located at the site. By clarifying the usable square footage the parking reduction required was
reduced from 7.9 percent to 4.9 percemt.
L07 -019 provided the following breakdown for uses on the site:
Starbucks 1,150 square feet (Fast food) + 288 square feet (storage) = 1438 usable
Quizno's 847 square feet (Fast food + 289 square feet (storage) = 1136 usable
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
1 •
Vacant 885 square feet (Fast food) + 221 square feet (storage) = 1106 usable
Vacant 885 square feet (General Retail) + 221 square feet (storage) = 1106 usable
Under Figure 18 -7 of the TMC fast food is required to have a parking ratio of one stall for every 50
square feet of usable floor area. General retail, located outside of the TUC, is required to have 2.5
for every 1,000 square feet of usable floor area. The total number of parking stalls required for the
proposed project is 61 stalls.
13038 Interurban LLC purchased the property from Gramor Development. The new owners wish to
utilize the suite designated as "general retail" as "office ". "Office" use requires a parking ratio of 3
per 1000 square feet of usable floor area.
The number of parking stalls required on the site will remain unchanged at 61 stalls. However, since
the previous owner indicated that the remaining suite would be utilized by a use that had a lower
parking demand than the proposed use, a new parking variance is needed. This parking variance
replaces and supersedes, L07 -019. The updated parking variance assumes the following square
footages:
Starbucks 1150quare feet (Fast food) + 288 square feet (storage) = 1438 usable
Quizno's 847 square feet (Fast food + 289 square feet (storage) = 1136 usable
Vacant 885 square feet (Fast food) + 221 square feet (storage) = 1106 usable
Vacant 885 square feet (Office ) + 221 square feet (storage) = 1106 usable
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 project site is bordered by three commercial businesses, Jack in the Box, Husky
Trucking, and the Gateway Office Complex.
Parking on the Jack in the Box site is limited, additionally parking in the Jack in the Box
parking lot would require patrons of the applicant's building to cross a major drive path.
The Husky Trucking property is an active truck yard and for safety reasons a shared parking
agreement was not explored.
The previous owners' of the site, Gramor Development, did approach the owners' of the
Gateway Office Complex with regards to obtaining a shared parking agreement. In an email
dated, September 9, 2004, Gramor Development noted that the owners' of the Gateway
Office Complex were not interested in sharing excess parking.
The new owners also contacted the adjacent properties and none were willing to allow off -
site parking.
B. On site parking and ride opportunities are fully explored.
Mass transit is available along Interurban Avenue. Customers and not the employees on the
site will generate most of the parking demand for the building. Thus, implementing a park
•
and ride program for employees on the site would not significantly reduce the total number
of parking stalls needed.
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.
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.
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 Traffic Impact Analysis (TIA) prepared by
The Transpo Group, dated October of 2004. According to the TIA, the peak hour will
require that 42 parking stalls be available. As previously noted the applicant will be
providing a total of 58 parking stalls.
Conclusion
Based upon the information presented to the City, the reduction of parking on the site by 4.9 percent
is warranted. The City has on file (L07 -019) a parking review, which demonstrates that sufficient
parking will be available on the site. The applicant did attempt to obtain a shared parking agreement
with an adjacent property owner and one could not be obtained.
It should be noted that the proposed breakdown of uses would provide a great deal of flexibility to
the owners of the site. Since fast food and office uses require some of the highest parking ratios for
uses under the TMC, the applicant would have the flexibility to change the uses provided any new
uses were at or below the parking requirements of this variance application.
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 suite identified as "Office" cannot not be converted to a restaurant or fast food use.
Minnie Dhaliwal, Planning Supervisor
Attachments:
1. Letter from applicant, February 5, 2008
3 -�- Oc
Date:
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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
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SPECIAL
PERMISSION
DIRECTOR
APPLICATION
FOR STAFF USE ONLY Permits Plus Type: P -SP
Planner:
File Number: LO i --01:13
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: Interurban Retail Center
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
13038 Interurban Avenue South, Tukwila, WA 98168
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
000300 - 0110 -04
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: Jeff Garrison, Project Manager, 13038 Interurban, LLC
Address: 4616 - 25th Avenue NE, PMB 746, Seattle, Washington 98105
Phone: (206) 851 -6535 FAX: (206) 623 -3384
E -mail: Inte. 01: @cfmail.com
Signature: Date: Z/570g
P:\Planning Forms \A pplica tions\SPDirector- 12- 06.doc December 4, 2006
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1303 INTERURBAN, L.L.C.
Zoning Code Parking Deviation
Request for Administrative Variance
TO: The City of Tukwila
Department of Community Development
FROM: Jeff Garrison, Property Manager, 13038 Interurban, LLC
SUBJECT: Interurban Retail Center
13038 Interurban Avenue
DATE: February 5, 2008
Please accept our application for a Zoning Code Parking Deviation at Interurban Retail Center,
located at 13038 Interurban Avenue South, Tukwila, Washington 98178.
Request:
By variance request dated March 15, 2007, Gramor Development, the prior owner of the
premises, requested an administrative parking variance pursuant to TMC 18.56.140 whereby the
total number of parking stalls would be reduced from 61 to 58 stalls. The request was approved.
As part of that application, it was indicated that the last remaining space would be utilized for
"General Retail." Under the applicable code provisions, "General Retail" requires 2.5 parking
stalls for each 1,000 usable square feet. "Office Use" requires 3.0 parking stalls for each 1,000
usable square feet.
We have entered into a lease for the remaining space (approximately 1,000 usable square feet
)with American Family Insurance Company. We have been informed that their use is deemed to
be "Office Use," and that therefore three (3) parking stalls per 1,000 usable square feet is
required, rather than the 2.5 earlier approved for "General Retail."
By this application we are requesting a variance to permit an "Office Use" of the space to be
occupied by American Family Insurance Company.
Review Criteria:
TMC 18.56.140(B) states that the criteria that will be used to evaluate administrative variance
from parking standards.
4616 - 25TH AVENUE NE PMB 746 SEATTLE, WASHINGTON 98105 TELEPHONE: (206) 851 -6535 FAX: (206) 623 -3384 EMAIL: INTER13038 @GMAIL.COM
Zoning Code Parking Devi.
Request for Administrative Variance
February 5, 2008
Page 2
A. All shared parking strategies are explored.
13*INTERURBAN, LLC
The project site is bordered by three commercial businesses, Jack in the Box, Husky
Trucking, and the Gateway Office Complex.
We have contacted all of these businesses and none of them are willing to enter into any
shared parking arrangement.
B. On site parking and ride opportunities are fully explored.
Mass transit is available along Interurban Avenue. Customers and not the employee's
site will generate most of the parking demand for the building. Thus implementing a
park and ride program for employees on the site would not significantly reduce the total
number of parking stalls needed.
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.
Approval of this variance will not modify or change our requirements in this regard. We
agree to comply with the City's commute trip reduction ordinance.
D. The site is at least 300 feet away from a single - family residence zone.
There is no single - family residential zone within 300 feet of the subject property.
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 prior owner submitted a Traffic Impact Analysis (TIA)
prepared by The Transpo Group, dated October of 2004. According to the TIA, the peak
hour will require that 42 parking stalls be available. As previously noted, the site
currently has 58 parking stalls available.
Supplemental Data
With the March 15 application, the former owner provided the following calculations:
Zoning Code Parking DeviOn
Request for Administrative Variance
February 5, 2008
Page 3
Starbucks
Quizno's
Vacant
Fast Food
Vacant
General Retail*
Stalls Required
Stalls Provided
1341111 INTERURBAN, LLC
Fast Food/1,150 sf 1/50 23.0
1,702 sf 1,438 sf 84.5% Storage /288 sf 1/200 0.1
Fast Food/1,136 sf 1/50 16.9
1,364 sf 1,136 sf 83.3% Storage /289 sf 1/2000 0.1
Fast Food/885 sf 1/50 17.7
1,318 sf 1,106 sf 84.0% Storage/ 221 sf 1/2000 0.1
General Retail 1/400 2.2
1,318 sf 1.106 sf 84.0% Storage /221 sf 1/2000 0.1
5,702 sf 4,787 sf
Administrative Variance Requested
60.4
61.0
58.0
3 stalls
If the Request for Administrative Variance is approved, the space designated "General Retail"
above will be used for "Office" and the required stalls will be increased from 60.4 to 60.9. In
both cases, the stall requirement is rounded up to 61 so that the variance request is no different
from the prior request granted three (3) stalls.
In addition, we would like to note that we have provided a "drive thru" for Starbucks' Coffee
Company. According to Starbucks, over 50% of their business is conducted through the "drive
thru." The "drive thru" will "stack" a minimum of eight (8) cars which we believe greatly
reduces the demand for parking stalls at the center.
We have attached a site plan.
If we can provide any additional information, please feel free to contact Jeff Garrison at (206)
851 -6535 or email me at Inter13038 @,gmail.com.
Thank you for your attention to our request.
Sincerely,
13038 INTERURBAN, LLC
Jeff Garrison, Property Manager
EXISTING FREEWAY
POLE SIGNAGE
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LANDSCAPE BUFFER
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ELECTRIC TRANSMISSION UNE R.O.W.
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FRONTYARD LANDSGApE
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INTERURBAN AVENUE
SITE PLAN: SCALE' T - 30' -O`
5' -0' `TYPE II' SIDEYARD
LANDSCAPE BUFFER
2
1
Parking Study: Previously submitted -- Traffic Impact Analysis (TIA)
prepared by The Transpo Group, dated October of 2004.
COMPLETE 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).
Check items
submitted
with
application
Information Required.
May be waived in unusual cases, upon approval of both Public Works and Planning
APPLICATION MATERIALS:
X
1. Application Checklist one (1) copy, indicating items submitted with application.
X
2. Permit Fee (LDR = $230, Other zones = $350).
X
3. Written description of the project, the deviation being requested and response to the applicable
decision criteria.
ZONING CODE PARKING DEVIATION
X
4. A complete description of the proposed construction relative to parking areas, and all
supporting agreements.
X
5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code
requirements.
X
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.
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
10. Complete "Permanent Sign Permit Application" with all supporting materials and fees
($115).
11. The following information should be given on the plans:
North arrow, title, scale and date;
P.\ Planning Forms \Appfimtions\SPDirector- I2- 06.doc
December 4, 2006
Check items
submitted
with
application
Information Re`ired. III
May be waived in unusual cases, upon approval of both Public Works and Planning
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.
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.
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.
P:\Plenning Penns Applications \SPDirector- I2-06.doc December 4, 2006
•
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
FOR STAFF USE ONLY Permits Plus Type: P -SP
Planner:
File Number:
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: Interurban Retail Center
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
13038 Interurban Avenue South, Tukwila, WA 98168
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
000300 - 0110 -04
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: Jeff Garrison, Project Manager, 13038 Interurban, LLC
Address: 4616 - 25th Avenue NE, PMB 746, Seattle, Washington 98105
Phone: (206) 851 -6535 FAX: (206) 623 -3384
E -mail: Inte 0 ,: @gmail . com
r
Signature: Date: 3 /5 /o
P:\Planning Forms \A pplications \SPDirector- 12- 06.doc December 4, 2006
•
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
INFORMATION
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 1836)
• 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 1832.020
• Landscape perimeter averaging
• Developing pedestrian and transit facilities within the required front yard landscape area in MDR and HDR
zones.
• Substitution of pedestrian oriented space for landscaping in RCC and TUC zones.
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 1830.060 and 18.70.130)
Request to install a container in the LDR, MDR, HDR, RC, RCM, TUC or C/LI Zones.
Single - Family Design Standard Exceptions
Request for a roof pitch flatter than 5:12 or a front door that faces the side or rear yard.
PROCEDURES: At the time you submit your application you must have all of the items listed on the attached
"Complete Application Checklist" You may request a waiver from items on the checklist that are not applicable to your
project. Please discuss this waiver request with City staff either at a pre - application meeting or at the time of application
submittal.
Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If
not complete City staff will mail you a letter outlining what additional information is needed. If you do not submit requested
materials within 90 days from the City's request for additional information the City may cancel your application. Once the
application is complete it will be reviewed by the Director who will issue a decision to approve, modify or deny the
application based on the review criteria.
PAPlanning FomnWpplicatiom \SPDirector- 12-06.doc December 4, 2006
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.
PARKING DEVIATION
❑ . Covenant Parking: where required parking is provided off -site (TMC 18.56.070(B ));
❑ Complementary Parking: where up to 10% of a development's useable floor area is
determined to be linked to remaining area, such that it need not provide the normally
required parking (TMC 18.56.070(D));
Reduction of the minimum required parking of up to 10 %, through an administrative
variance (TMC 18.56.140).
A parking reduction may be allowed after:
a. All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
c. The site is in compliance with the City's commute trip reduction ordinance or, if not
an affected employer as defined by the City's ordinance, agrees to become affected.
d. The site is at least 300 feet away from a single - family residential zone.
e. A report is submitted providing a basis for less parking and mitigation necessary to
offset any negative effects.
In addition to the above requirements, the Director may require specific measures not listed
to ensure that all impacts with reduced parking are mitigated. Any spillover parking that
cannot be mitigated to the satisfaction of the Director will serve as the basis for denial.
LANDSCAPE DEVIATIONS
❑ The landscape perimeter may be averaged if the total required square footage is achieved,
unless the landscaping requirement has been increased due to proximity to LDR, MDR or
HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission
decision if all of the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank
building walls.
2.. Perimeter averaging enables significant trees or existing built features to be retained.
1,11P1 +8Fo WWbcafimtalSPDirecmr- ,2.06.doc
December 4, 2006
1 •
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
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 13038 Interurban Avenue South, Tukwila, WA 98178
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 Seattle (city) WA (state), on February 4 ,20 0 8
Print Name Glen P. Garrison
Address 1201 Third Ave Suite 1200, Seattle, WA
Phone Number ( 2 6 ' - 7
On this day personally appeared before me
Signature
Glen P. Garrison 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 tile,Kipmp j1''
suascluBr <G ®>f91zEMEO s 4th DAY OF February 2008
09S104, II,
cn ' m 4 i 0 NO ARY PUBLIC in and forth State of Washington
-1% 4 y..
r8- 11, x' -
1•4‘1.1‘,..'.:::.-
King County, Washington
residing at
My Commission expires on 1-18-i)
P:\Planning FormsUpplications \SPDirector- 12- 06.doc December 4, 2006
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