HomeMy WebLinkAboutPlanning 2017-03-02 Item 4 - Inspirus Credit Union - Attachment G - Notice of Decision and Staff Report of Special Permission for Parking ReductionCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development Jack Pace, Director
February 15, 2017
NOTICE OF DECISION
TO: Matthew Laase, Jackson Main Architecture, Applicant
Washington State Department of Ecology- Sepa Review
Washington State Department of Fish and Wildlife
King County Department of Assessments
Muckleshoot Indian Tribe
Greg and Vanessa Zaputil
This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the
following project and permit approval.
I. PROJECT INFORMATION
Project File Number: L16 -0068, Special Permission from the Director
Applicant: Matthew Laase, Jackson Main Architecture for Inspirus Credit
Union
Type of Permit Applied for: Type 2 Special Permission from the Director.
Protect Description:
Special Permission to reduce the number of parking stalls required
for the expansion of an existing office building by 10% or less. Also
requested is permission to have more than 30% of the parking
spaces provided be compact parking spaces.
Location: 5200 and 5290 Southcenter Blvd, Tukwila WA (King County parcel
#s 1157200013 and 1157200021)
Associated Files:
E16 -0011 (Environmental Review)
L16 -0064 (Design Review)
L16 -0067 (Special Permission- Buffer Reduction)
COMPREHENSIVE
PLAN DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM)
ZONE DESIGNATION: Office (0)/ Regional Commercial Mixed Use (RCM)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 -431 -3665
ATTACHMENT G 67
II. DECISION
SEPA Determination: The City SEPA Responsible Official has previously determined that the
project, as proposed, does not create a probable significant environmental impact and issued a
Determination of Non - Significance (DNS) on December 21, 2016.
Decision on Substantive Permit: The Community Development Director has determined that the
special permission application does comply with applicable City and state code requirements and
has approved that application, subject to the following conditions:
1. Applicant shall ensure that decreased parking will not have a negative impact on
surrounding properties by implementing an effective parking management plan and
participation in the City's Commute Trip Reduction program. Applicant shall return the
attached CTR forms and begin compliance with the City's Commute Trip Reduction
Ordinance prior to the final inspection of the building permit but no later than April 1,
2017. Additionally, the applicant is required to submit an annual report that includes a
traffic management plan, showing compliance with the City's Commute Trip Reduction
program.
2. The proposed parking layout should be revised to: eliminate the tandem stalls; and
convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the
garage and 65 surface parking). See Attachments D and E, Staff Alternatives to the Site
Plan and Illustrated Floor Plan- Parking Area sheets.
3. Applicant shall prepare a parking management plan to address the temporary impact
and submit it as part of building permit submittal. The parking management plan shall
either pursue a shared parking agreement with an adjacent property owner to the North,
South, or West to accommodate employee parking during construction activities; or
show how employee parking needs will be reduced and/or accommodated throughout
the construction process.
III. YOUR APPEAL RIGHTS
The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal
Code §18.104.010. Other land use applications related to this project may still be pending.
No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the
Hearing Examiner of the Decision on the Permit itself is permitted.
A party who is not satisfied with the outcome of the administrative appeal process may file an
appeal in King County Superior Court from the Hearing Examiner decision.
IV. PROCEDURES AND TIME FOR APPEALING
In order to appeal the Community Development Director's decision on the Permit Application, a
written notice of appeal must be filed with the Department of Community Development within
14 -days of the issuance of this Decision, that is by March 1, 2017.
The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal
materials shall be submitted to the Department of Community Development. Appeal materials
MUST include:
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ATTACHMENT G
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,
including any specific challenge to an MDNS.
4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of
the law in the decision being appealed; (b) the harm suffered or anticipated by the
appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or
issues raised in the Notice of Appeal.
5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition all
hearing examiner costs will be passed through to the appellant.
V. APPEAL HEARINGS PROCESS
Any administrative appeal regarding the Permit shall be conducted as an open record hearing
before the Hearing Examiner based on the testimony and documentary evidence presented at
the open record hearing. The Hearing Examiner decision on the appeal is the City's final
decision.
Any party wishing to challenge the Hearing Examiner decision on this application must file an
appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal
challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the
Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision
on this permit will be final.
The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other
pending permit applications for the development of the subject property.
VI. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the
permits are available for inspection at the Tukwila Department of Community Development, 6300
Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between
8:30 a.m. and 5:00 p.m. The project planner is Lindsay Brown, who may be contacted at
Lindsay.brown@tukwilawa.gov or 206.433.7166 for further information.
Property owners affected by this decision may request a change in valuation for their property tax
purposes. Contact the King County Assessor's Office for further information regarding property tax
valuation changes. The notice board must be removed at the expiration of the appeal period if no
appeal is filed.
Jack ' ce, Director
Depart ent of Community Development
City of Tukwila
ATTACHMENT G 69
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
SEPA
DETERMINATION:
COMPREHENSIVE
PLAN DESIGNATION:
ZONE DESIGNATION:
STAFF:
ATTACHMENTS:
STAFF REPORT TO THE DIRECTOR
February 15, 2017
L16 -0068
Matthew Laase, Jackson Main Architecture for Inspirus Credit
Union
Approval of Special Permission — Director Review to reduce the
number of parking stalls required for the expansion of an existing
office building by 10% or less, from 113 parking spaces to 108.
Also requested is permission to have more than 30% of the parking
spaces provided be compact parking spaces.
5200 and 5290 Southcenter Blvd, Tukwila WA (parcel #s
1157200013 and 1157200021)
Determination of Non - Significance (DNS) issued for E16 -0011 on
December 21, 2016.
Office (0)/ Regional Commercial Mixed Use (RCM)
Office (0)/ Regional Commercial Mixed Use (RCM)
Lindsay Brown, Assistant Planner
A. Project Description for Proposed Parking Deviation, prepared by
Jackson Main Architecture, October 21, 2016.
B. Site Plan, Sheet A1.00 Revised. Received on January 11,2017.
C. Illustrated Floor Plan- Parking Level Plan, Sheet A3 Revised.
Received on February 14, 2017.
D. Staff Alternative to Site Plan, Sheet A1.00 Revised.
E. Staff Alternative to Illustrated Floor Plan- Parking Level Plan,
Sheet A3 Revised.
F. Commute Trip Reduction materials mailed on December 16,
2016
G. Comment letter from Greg and Vanessa Zaputil, November 30,
2016
H. Technical Review #1 Response Letter, Received January 11,
2017.
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Tukwila City Hall • 6200 Sauthcenter Boulevard • Tukwila, WA 98188 • 206- 433 -1800 • Website: TukwilaWA.gov
ATTACHMENT G
Page 2
PROJECT DESCRIPTION
The applicant is proposing to reduce the number of parking stalls required for the
expansion of an existing office building by 10% or less, proposing a total of 108 parking
spaces out of the 113 required. Also, requested is permission for more than 30% of the
parking spaces provided to be compact parking spaces. The request is to allow 37% of
the parking stalls in the additional parking area to be compact or tandem.
The proposed project is also subject to Design Review approval by the Board of
Architectural Review for a 14,395 ft2 addition to the existing 49,511 ft2 office building
including an expansion of the basement parking garage. Additionally, a Special
Permission- Director permission to reduce a watercourse buffer and restore the reduced
buffer with native plants was approved on February 15, 2017.
BACKGROUND
Parking requirements vary by use, and are depicted in Figure 18 -7 of the Tukwila
Municipal Code. Office uses are required to provide three off - street parking spaces per
1,000 square feet of useable floor area. Common corridors, restrooms, elevator shafts,
stairwells and mechanical equipment rooms are not considered useable floor area.
Subtracting these spaces from the gross square footage, the structure will have 37,541
square feet of useable floor area, requiring 113 parking spaces. The applicant is
pursuing a reduction in the number of parking spaces required by Tess than 10 %, which
is a Special Permission decision determined by the DCD Director.
Figure 18 -6 of the Tukwila Municipal Code depicts required parking stall width, length, and aisle
width for one or two -way traffic, as determined by parking angle. All but four of the proposed
spaces are accessed at 90 degrees. For 90- degree angle parking, standard stalls must measure
a minimum of 19' in length and be at least 8.5' wide. Compact stalls must be at least 16' in length
and 8' wide. Standard and compact stalls shall be allowed a two -foot landscaping overhang to
count toward the stall length, as permitted in TMC 18.56.040.
Tandem parking spaces are addressed in TMC 18.56.040 Off - Street Parking and Loading
Regulations- General Requirements. Tandem spaces are only allowed in the High- Density
Residential (HDR) and Medium - Density Residential (MDR) zones, with a few size and
percentage requirements.
The Tukwila Municipal Code has provisions related to nonconforming parking areas. TMC
Chapter 18.70.080 states "If a change of use takes place, or an addition is proposed, which
requires an increase in the parking area by an increment less than 100 %, the requirements of the
Off - street Parking and Loading Regulations chapter of this title shall be complied with for the
additional parking area ". Existing parking areas that don't meet current code requirements
regarding width, length, angle, or drive aisle dimensions but met code requirements at the time of
development are considered legally nonconforming.
Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G 71
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DECISION CRITERIA
This report provides an overview of project consistency with applicable criteria for off - street
parking requirements, followed by discussion of the proposed plans, the request, and
mitigating conditions of approval.
CRITERIA
STAFF ANALYSIS
18.56.090 Compact Car Allowance
A. A maximum of 30% of the total off - street parking stalls may
Submitted plans propose compact or
be permitted and designated for compact cars.
tandem spaces for 37% of the parking
B. Each compact stall shall be designated as such, with the word
stalls in the additional parking area to be
COMPACT printed onto the stall, in a minimum of eight -inch
compact or tandem. Out of 46 stalls 9
letters and maintained as such over the life of the use of both
are proposed to be compact and 8
the space and the adjacent structure it serves.
tandem stalls.
C. Dimensions of compact parking stalls shall conform to the
A waiver allowing more than 30% of the
standards as depicted in Figure 18 -6 of this chapter.
parking spaces to be compact is
D. Compact spaces shall be reasonably dispersed throughout
included in the Special Permission
the parking lot.
request. Existing parking areas that do
not meet code requirements are
considered legally nonconforming, and
don't need to be changed with the
proposed plans. The 37% of stalls
proposed to be compact or tandem is
the percentage of stalls in the garage
area, which includes the garage addition
and the restriping of existing garage
parking spaces.
Compact spaces are dispersed in
parking areas, and parking space
dimensions comply with the minimum
requirements depicted in TMC 18 -6.
18.56.130 Development Standards for Bicycle
Parking
A bike rack is located in front of the main
A. Required number of bicycle parking spaces: The required
entrance near the northwest corner of
number of parking spaces for bicycles are included in TMC
the building. This rack will remain, and
18.56.050, Figure 18 -7.
the project proposes to add two
B. Location:
additional bicycle parking areas inside
1. Required bicycle parking must be located within 50 feet of
the garage addition, easily accessed
an entrance to the building or use
from Southcenter Boulevard.
2. Bicycle parking may be provided within a building, but the
location must be accessible for bicycles
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Phone: 206-433-1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G
Page 4
C. Safety and Security:
1. Legitimate bicycle spaces are individual units within ribbon
racks, inverted 'U' racks, locking wheel racks, lockers, or
other similar permanent structures.
2. If bicycle lockers are used, windows and/or view holes
must be included to discourage improper uses.
3. If bicycle parking is not visible from the street, a sign must
be posted indicating the location of the bicycle parking
spaces.
4. All bicycle parking must be separated from motor vehicle
traffic by a barrier, curb, post, bollard or other similar
device.
D. Process: Upon application to and review by the Community
Development Director, subject to a Type 1 decision process
as outlined in TMC Section 18.108.020, the bicycle parking
requirements may be modified or waived, where appropriate.
Approval of this Special Permission
request will include conditions ensuring
that criteria C will be met, and next steps
for proceeding with the City's Commute
Trip Reduction Program staff regarding
design of bicycle parking facilities.
18.56.140 Administrative Variance from Parking
Standards
A. General:
1. A request for an administrative variance from required
parking standards must be received prior to any issuance
of building or engineering permits. Administrative variances
are only eligible for requests for reductions of required
parking between 1% and 10 %. Requests for reductions
from minimum parking standards in excess of 10% must be
made to the Hearing Examiner.
2. The project developer shall present all findings to the
Director prior to any final approvals, including design
review, conditional use permit review, building review or
any other permit reviews required by the Director.
B. Criteria:
1. All requests for reductions in parking shall be reviewed
under the criteria established in this section.
2. In addition to the following requirements, the Director may
require specific measures not listed to ensure that all
impacts with reduced parking are mitigated. Any spillover
parking which cannot be mitigated to the satisfaction of
the Director will serve as the basis for denial. A reduction
may be allowed, pursuant to either an administrative
variance or requests to the Hearing Examiner, 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
The applicant requests Special
Permission- Director approval to allow
for a reduction in the required parking
spaces by less than 10 %. Proposing 108
parking spaces out of the 113 required is
approximately a 5% reduction.
Shared parking is possible, but some
site attributes limit the possibilities. The
property across 52nd Ave S. is vacant, so
there is no parking to consider for
sharing across sites. Immediately north
of Inspirus is an office building which
appears to exceed the 3 parking
spaces /1,000 useable floor area
standard for office uses, but there is a
grade change and a retaining wall that
somewhat limits pedestrian traffic
between sites.
Although several letters from Commute
Trip Reduction Program staff have been
sent to Inspirus (Attachment F), the City
has not yet received a response.
Compliance with the program will be a
condition of approval.
Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G 73
Page 5
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.
C. Process:
1. An applicant shall submit evidence that decreased
parking will not have a negative impact on surrounding
properties or potential future uses. This may take the
form of a brief report for administrative variances.
Decreases in excess of 10% must be made to the
Hearing Examiner. The Director may require additional
studies to ensure that negative impacts are properly
mitigated. A complete and detailed Parking Demand
Study is required for requests reviewed by the Hearing
Examiner.
2. All site characteristics should be described in the report,
including:
a. Site accessibility for transit.
b. Site proximity to transit, with 15- to 30- minute
headways.
c. Shared use of on -site parking.
d. Shared use of off-site parking.
e. Combined on -site parking.
f. Employee density.
g. Adjacent land uses.
D. Review: Applications for administrative variances for
reductions below minimum parking requirements between 1%
and 10% shall be processed as Type 2 decisions, pursuant to
TMC Section 18.108.020. Applications for reductions from
minimum parking requirements in excess of 10% shall be
processed as Type 3 decisions, pursuant to TMC Section
18.108.030, including a hearing before the Hearing Examiner.
The site is more than 300 feet from the
LDR zone.
The applicant submitted a letter to justify
the request for reduced parking
requirements (Attachment A). Site
attributes, proximity to transit, and on-
site car and bicycle facilities were
addressed.
Applicant shall ensure that decreased
parking will not have a negative impact
on surrounding properties by an
effective parking management plan and
participation in the City's Commute Trip
Reduction program.
TMC 18.70.080 Nonconforming Parking Lots
A. Nothing contained in the Off- street Parking and Loading
Regulations chapter of this title shall be construed to require
a change in any aspect of a structure or facility covered
thereunder including, without limitation, parking lot layout,
loading space requirements and curb -cuts, for any structure
or facility which existed on the date of adoption of this title.
B. If a change of use takes place, or an addition is proposed,
which requires an increase in the parking area by an
increment less than 100 %, the requirements of the Off- street
An addition is proposed which increases
the parking by less than 100 %, thus the
existing nonconforming parking spaces
and layout may remain.
The parking area increase associated
with the building addition is the only
parking area which is required to comply
with the Off- Street Parking and Loading
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Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G
Page 6
Parking and Loading Regulations chapter of this title shall be
complied with for the additional parking area.
C. If a change of use takes place, or an addition is proposed,
which requires an increase in the parking area by an
increment greater than 100 %, the requirements of the Off -
street Parking and Loading Regulations chapter of this title
shall be complied with for the entire parking area.
Regulations. The compact space
dimensions and the aisle width
dimensions in the garage addition
comply with zoning code requirements.
DISCUSSION
The site currently has 98 parking spaces distributed in surface parking along the
western, northern and eastern boundaries, and in the ground -level garage. The planned
improvements include the net addition of 11 parking stalls in the garage, and the
subtraction of one space in the surface parking lot.
During the initial site visit, Planning staff noticed a few parking irregularities including parking in
the loading zone and fire lane, and for -sale cars parked long -term on site. Questions were
posed during the technical review stage, and the applicant provided responses to those
questions (Attachment H). The parking behaviors observed by staff and addressed by the
applicant indicate that many of the parking shortage concerns could be ameliorated by better
management of parking areas.
Applicant has proposed a total of 108 parking stalls proposed on the site; 46 in the
garage and 62 surface parking stalls.
In the existing garage, 3 existing spaces will be removed to make a drive aisle
connection from the existing garage area to the addition, and 1 existing standard space
will be removed and replaced with 3 compact stalls; and 2 standard stalls are proposed
to be converted to 4 tandem stalls. In the new portion of garage (garage addition), 4
tandem stalls and 6 compact stalls are proposed.
The existing surface parking area will be largely unchanged with the building addition design;
there are a few minor changes to parking spaces and landscaping within the surface parking lot.
On the northern site perimeter, landscape islands will be reconfigured, allowing 2 additional
parking spaces. On the eastern perimeter, two spaces will be removed to more clearly delineate
the fire lane from parking areas with landscaping, and the applicant proposes to shrink a
landscape island to squeeze in one additional compact space adjacent to the garage. In the
eastern parking area, the applicant proposes to add a landscape planter and restripe, losing 2
parking spaces.
The City's regulations allowing existing nonconforming parking areas to remain unchanged
applies to all parking spaces except the garage addition. Because of this, analysis of the
percentage of compact spaces should apply only to parking changes in the garage.
Phone: 206-4334800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G 75
Page 7
The table below depicts existing and proposed standard and compact parking spaces as shown
on Attachments B and C, and their location on the site. The applicant proposes the addition of
eight tandem parking spaces; both the forward and rear parking spaces are counted as tandem
spaces.
Proposed Plans
Parking Area
Garage
Surface
Existing Standard
35
20
Existing Compact
0
43
Existing Tandem
0
0
Changes- Standard
-6
0
Changes- Compact
+9
-1
Changes- Tandem
+8
0
Total Spaces
46
62
% Compact or Tandem
37%
N/A
The applicant's proposed landscape modifications to the surface parking areas will result in a
more organized, harmonious site and will result in a tree canopy increase and lessen the
appearance of large paved areas.
Parking regulations allow tandem configurations only in MDR and HDR zones, and only for
residential uses. Tandem spaces are impractical for commercial businesses, as they require a
shifting of cars in order to use both spaces. Because of this and code restrictions, staff
recommends the substitution of the 8 tandem spaces proposed by the applicant with 4
standard spaces.
As recently as this week, parking in the loading zone at the southwest corner of the building
was again observed. It appears that this loading zone is not used for loading, but instead is
used as convenient parking for employees. Because this space is typically used for informal
parking and because loading zones are no longer required of all office or commercial buildings,
staff recommends conversion of the loading zone to 3 standard parking spaces.
The table below reflects the staff recommendation of parking for the Inspirus Credit Union Site.
Under the staff alternative, the surface parking lot will see the net addition of two parking
spaces, and the garage would gain a net of 7 parking spaces. The staff alternative
recommendation would bring the total parking spaces onsite to 107, an approximate 6%
reduction in parking spaces required. The staff alternative includes removal of tandems stalls
in the garage and the addition of 9 compact spaces in the garage, comprising 21 % of all
garage parking spaces.
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Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G
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Staff Recommendation
Parking Area
Garage
Surface
Existing Standard
35
20
Existing Compact
0
43
Existing Tandem
0
0
Changes- Standard
-2
+3
Changes- Compact
+9
-1
Changes- Tandem
N/A
N/A
Total Spaces
42
65
% Compact
21%
N/A
COMMENTS
A combined Notice of Application for this Special Permission request and related land use
applications was mailed on November 17, 2016 to the applicant, departments and agencies
with jurisdiction pursuant to TMC 18.104.090, and owners and tenants of property within 500
feet of the site. The comment period ended on December 1, 2016 and two comment letters
were received. One comment letter focused solely on the onsite sensitive area, and was
addressed in the Special Permission- Sensitive Area Buffer Reduction staff report. The other
letter, from a nearby resident, addresses parking and other concerns, and is included as
Attachment G of this report. The applicant has written the following in response to the parking
concern brought up by the Zaputils in their comment letter:
The vacant lot across from the applicant's property is not expected to be
used for any staging, parking or construction activity related to this
application. Required parking for the expanded property will be contained
onsite as noted on the plans.
CONCLUSIONS
1. The site has a stream and buffer that limits the areas that can be used for onsite
parking
2. The Special Permission request to reduce the number of required parking spaces by
less than 10% is consistent with TMC18.56.140 Administrative Variance from Parking
Standards criteria.
3. The proposed plans to include tandem parking spaces in the onsite parking areas is
inconsistent with Tukwila Municipal Code Requirements.
4. Demand for onsite parking can be reduced though commute trip reduction program
incentives such as transit passes, priority carpool parking and financial incentives.
5. Applicant shall ensure that decreased parking will not have a negative impact on
surrounding properties by an effective parking management plan and participation in the
City's Commute Trip Reduction program.
Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G 77
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6. The proposed parking layout should be revised to: eliminate the tandem stalls and
convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in the
garage and 65 surface parking). No deviation from 30% maximum compact stall count
is needed under this option as the total number of compact stalls in the garage will be
21 % of the total number of parking stalls in the garage.
7. It is possible there will be temporary impact to neighboring properties due construction
activities on the site. Applicant shall prepare a parking management plan to address the
temporary impact and submit it as part of building permit submittal. The parking
management plan shall either pursue a shared parking agreement with an adjacent
property owner to the North, South, or West to accommodate employee parking during
construction activities; or show how employee parking needs will be reduced and /or
accommodated throughout the construction process.
RECOMMENDATIONS
As depicted in Attachments D and E, staff recommends 107 parking spaces for the Inspirus
site, comprising an approximate 7% reduction in parking spaces required. Staff recommends
the following conditions of approval:
1. Applicant shall ensure that decreased parking will not have a negative impact on
surrounding properties by implementing an effective parking management plan and
participation in the City's Commute Trip Reduction program. Applicant shall return
the attached CTR forms and begin compliance with the City's Commute Trip
Reduction Ordinance prior to the final inspection of the building permit but no later
than April 1, 2017. Additionally, the applicant is required to submit an annual report
that includes a traffic management plan, showing compliance with the City's
Commute Trip Reduction program.
2. The proposed parking layout should be revised to: eliminate the tandem stalls; and
convert the loading area to three parking stalls resulting in a total of 107 stalls (42 in
the garage and 65 surface parking). See Attachments D and E, Staff Alternatives to
the Site Plan and Illustrated Floor Plan- Parking Area sheets.
3. Applicant shall prepare a parking management plan to address the temporary
impact and submit it as part of building permit submittal. The parking management
plan shall either pursue a shared parking agreement with an adjacent property
owner to the North, South, or West to accommodate employee parking during
construction activities; or show how employee parking needs will be reduced and /or
accommodated throughout the construction process.
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Phone: 206- 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov
ATTACHMENT G