HomeMy WebLinkAboutPermit PL18-0040 - LANTERN LANDING - VARIANCELANTERN LANDING
3523049084
PARENT FILE
PL18-0040
THIS FILE
L18-0048
VARIANCE/SIGN
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
October 11, 2018
NOTICE OF DECISION
TO: Bryant Bronson, Applicant
Matt Peterson, Owner
King County Assessor, Accounting Division
Dawnelle Stetz, Parties of Record
This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project
and permit approval.
I.1 I. PROJECT INFORMATION
Project File Number: PL18-0040
Applicant: Bryant Bronson
Type of Permit Applied for: Sign Code Variance
Project Description: Request to install two free-standing monument signs on site. The location
does not have enough right-of-way frontage that would allow two free-
standing monument signs at this location.
Location: 1233 Andover Park East, Tukwila, WA 98188
Associated Files: L18-0048
Comprehensive Plan
Designation/Zoning TUC-WP (Tukwila Urban Center —Work Place)
District:
I.2 II. DECISION
SEPA Determination: The City SEPA Responsible Official has:
determined that this application does not require a SEPA threshold determination because it is categorically
exempt.
Decision on Substantive Permit: The City Hearing Examiner has determined that the application for a Sign
Code Variance does comply with applicable City and state code requirements and has approved that
application, subject to any conditions which are set forth in the Decision.
III. YOUR APPEAL RIGHTS
The Decision on this Application is a Type 3 decision pursuant to Tukwila Municipal Code §18.104.010.
Other land use applications related to this project may still be pending.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
No administrative appeal of the Decision is permitted. A party who is not satisfied with the Hearing
Examiner's decision may file an appeal in King County Superior Court.
IV. PROCEDURES AND TIME FOR APPEALING
Any party wishing to challenge the Hearing Examiner's Decision must file an appeal pursuant to the
procedures and time limitations set forth in RCW 36.70C. If no appeal of the Hearing Examiner's
decision is properly filed in Superior Court within such time limit, the Decision on this permit will be
final.
I.3 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 Meredith Sampson, who may be contacted at 206-431-3661 for further information.
Property owners affected by this decision may request a change in valuation for their property tax purposes.
Contact the King County Assessor's Office for further information regarding property tax valuation changes.
Department of Community Development
City of Tukwila
CITY OF TUKWILA HEARING EXAMINER
FINDINGS, CONCLUSIONS AND DECISION
Applicant/Owners:
Request:
Location:
File Number:
Comprehensive Plan and
Zoning Designation:
SEPA Determination:
Public Hearing:
Exhibits:
The following exhibits were entered into the record:
Exhibit 1: Department's staff report and Attachments A-F
Bryant Bronson
Sign Code Variance to build two free standing monument
signs on site. This location does not have enough right of
way frontage that would allow the applicant to install two
freestanding monument signs at this location.
1233 Andover Park East, Tukwila WA 98188
L18-0048
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Attachment F:
Tukwila Urban Center -Workplace (TUC-WP)
Exempt
September 5, 2018
Variance Application
Applicant's response to variance criteria
Plat Map provided by applicant
Title Information for Tax Parcel No. 7661600242
Aerial Photo
Site Map
Introduction
Bryant Bronson seeks a sign code variance from the required sign Code. A public hearing was
held on the application on September 5, 2018, at the Department of Community Development,
6300 Southcenter Boulevard, Tukwila, WA. Represented at the hearing were: the City, by
Jonathan Joseph, Assistant Planner ("City"); and the Applicant, by Bryant Bronson ("Applicant").
No members of the general public offered testimony.
Except as otherwise noted, references to "Code" or "TMC" refer to the Tukwila Municipal Code.
After due consideration of the evidence presented at the public hearing, the following shall
constitute the findings of fact, conclusions and decision of the Hearing Examiner on this
application.
Hearing Examiner Decision
L18-0048
Page 2 of 5
Findings of Fact
1. The subject property is located at 1233 Andover Park East, Tukwila WA 98168
("Property"). This Property is a corner property that is fronted by two streets. South 180th
Street is to the south of this parcel, and Andover Park East is located to the east of the
Property.
2. The Property is zoned Tukwila Urban Center -Workplace ("TUC-WP"). Surrounding
parcels are also zoned within the TUC-WP.
3. The Property is owned by Matt Peterson. The Applicant is Bryant Bronson, a representative
for Jackson Main Architecture.
4. The Property does not have enough frontage to support installing two freestanding
monument signs in accordance with the Code. There is approximately 171.9 feet of
frontage along south 180th Street, and approximately 195.9 feet of frontage along Andover
Park East. Therefore, the Applicant has applied for a sign code variance to allow for the
installation of one additional freestanding monument sign on site, which does not meet the
design standards of TMC 19.20.030. The Property is 24 feet short of the required street
frontage to install two monument signs at a corner property. Additionally, during the
construction of the building, utility cabinets were installed on the corner of South 180th
street and Andover Park East. The two free standing signs will also replace the existing
pylon sign that cannot be replaced, as pylon signs are no longer permitted within this zone.
The Applicant proposes to install one freestanding sign at the ingress/egress from Andover
Park East. A second freestanding monument sign is proposed to be installed at the
ingress/egress located along South 180th Street.
5. Tukwila Municipal Code (TMC) 19.20.040:
Permanent Free -Standing Signage in Commercial/Industrial Zones
Monument signs are permitted with all commercial and industrial zones subject to the
following standards:
1. Design Standards. Each premise is permitted to have one free-standing monument
style sign. Additional monument signs are permitted if the premises contains over 800
feet of linear frontage on City or Quasi -public streets, per Table 1 below [See TMC
19.20.040 Table 1].
2. Special Corner Properties or Properties with Multiple Street Frontages. A property
that borders on more than one public street, but has less than 800 total feet of linear
frontage, is permitted to have one monument sign per street frontage if the following
criteria are met:
a. The property has at least 200 feet of frontage on each public street
where a sign will be placed;
b. Each public street provides direct access to the property; and
c. For each separate street frontage Table 1 shall be used to determine the
design standards for any proposed monument sign.
Hearing Examiner Decision
L18-0048
Page 3 of 5
6. TMC 19.28.030 sets forth the following criteria for variance approval.
The Hearing Examiner may grant a variance to the requirements of this code
only when the applicant demonstrates compliance with the following:
1. The variance as approved shall not constitute a grant of special privilege,
which is inconsistent with the intent of this Sign Code.
2. The variance is necessary because of special circumstances relating to the size,
shape, topography, location or surroundings of the subject property to provide it
with use rights and privileges permitted to other properties in the vicinity and in
the zone in which the subject property is located.
3. Granting of the variance will not be materially detrimental to the public
welfare or injurious to property, improvements or environment in the vicinity
and in the zone in which the subject property is located.
4. The special conditions and circumstances prompting the variance request do
not result from the actions of the applicant.
5. The variance as granted represents the least amount of deviation from the
prescribed regulations necessary to accomplish the purpose for which the
variance is sought and which is consistent with the stated intent of this code.
6. The variance request is not inconsistent with any other adopted City plan or
policy, including the Zoning Code, Walk and Roll Plan and/or Shoreline Master
Program.
7. Granting of the variance shall result in greater convenience to the public in
identifying the business location for which a Sign Code variance is sought.
Conclusions
1. The Hearing Examiner has jurisdiction over this application pursuant to TMC 18.104.010.
A sign variance cannot be granted unless all of the criteria set forth in TMC 19.28.030 are
met.
2. The first criterion is whether the proposed variance constitutes a grant of special privilege
inconsistent with the limits upon other properties in the vicinity and zone. The variance
would not grant a special privilege which is inconsistent with the Sign Code. The location
where the utility cabinets were installed could have been a potential site for one
freestanding monument sign that could direct traffic to the ingress/egress at both Andover
park East and South 180th Street. However, the installation of the utility cabinets
eliminated this portion of the right-of-way as a potential freestanding monument sign
location. Granting this variance will allow property tenants to effectively identify
themselves to vehicular and pedestrian traffic along both streets. In addition, the placement
of the two signs will improve traffic safety by providing maximum place finding and
guidance to drivers near an intersection typified by challenging traffic patterns.
3. The next criterion is whether the variance is necessary because of the Property's special
circumstances, so that the variance is necessary to provide it with the use rights and
Hearing Examiner Decision
L18-0048
Page 4 of 5
privileges permitted to other properties in the vicinity and zone. The variance is necessary
because of the size, shape and location of the Property. This site is a corner property, with street
frontages along Andover Park East and South 180`h street. With the reduced street frontage of
the Property, and the placement of the utility cabinets the ability to place signs in compliance
with the Code has been removed. In addition, with the Property's frontage on two streets
there is a need for signage at both Property entrances.
4. The third criterion is whether the granting of the variance would be materially detrimental
to the public welfare or injurious to other property or improvements in the vicinity and
zone. Granting of this variance will not be detrimental to the public welfare or injurious to
the property, improvement or environment in the vicinity. Granting of the variance is
consistent with the overall aesthetic and functions of this zone, and meets the intent of the
Sign Code. Two freestanding monument signs will likely improve the overall public
welfare of vehicular and pedestrian traffic. Large freestanding signs will be easier to see
further away, giving drivers time to make the necessary adjustments needed to access the
businesses located on site.
5. The fourth criterion is whether the special conditions and circumstances prompting the
variance request result from actions of the applicant. The special condition and
circumstances are not a result of the actions of the Applicant. The Applicant is using many
of the existing conditions on site, including the existing curb cuts, building footprint and
parking lot layout.
6. The fifth criterion is that the variance as granted represents the least amount of deviation
from the prescribed regulations necessary to accomplish the purpose for which the variance
is sought, and which is consistent with the stated intent of this code. The variance provides
the least amount of deviation from the prescribed regulations. The site has approximately
176 feet of street frontage, which is short only 23 feet of the minimum street frontage
needed by the Code. The placement of the utility cabinets also eliminated a potential site
for one free standing monument sign that could have met the needs of the business.
7. The sixth criterion requires that the variance request be consistent with any other adopted
City plan or policy, including the Zoning Code Walk and Roll Plan and/or Shoreline Master
Plan. The variance request is consistent with adopted site plans, and meets the intent of
the Sign Code as it pertains to this specific site.
8. The seventh criterion requires that the granting of the variance shall result in greater
convenience to the public in identifying the business location for which a Sign Code
variance is sought. Granting of the variance will allow for greater convenience to the public
in identifying the businesses from both Andover Park East and South 180th street.
9. The application meets all of the criteria of TMC 19.28.030 and therefore should be granted.
The variance request is hereby GRANTED.
Entered this 1 day of October, 2018.
,riearing Examiner Decision
L18-0048
Page 5 of 5
Decision
Rya6JJanci
Hearing Examiner
Concerning Further Review
TMC 18.108.030 provides that "The decision of the Hearing Examiner shall be final and shall be
appealable only to Superior Court pursuant to RCW 36.70C."
,r.
BEFORE THE HEARING EXAMINER
CITY OF TUKWILA
CERTIFICATE OF SERVICE
I certify under penalty of perjury under the laws of the State of Washington that on this date I
sent true and correct copies of the attached Findings, Conclusions and Decision to each person
listed below, or on the attached mailing list, in the matter of Bryant Bronson, Hearing Examiner
file: L18-0048 in the manner indicated.
Party
Method of Service
Minnie Dhaliwal
►1 U.S. First Class Mail, postage prepaid
City of Tukwila
❑ Inter -office Mail
6300 Southcenter Blvd, Suite 100
/1 E-mail
Tukwila, WA 98188
❑ Fax
minnie.dhaliwal@tukwilawa.gov
❑ Hand Delivery
❑ Legal Messenger
Jonathan Joseph
Jonathan.joseph@tukwilawa.gov
Dated: October 2, 2018
Alayna Johns
Legal Assistant
t• - y
-11
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT INFORMATION
Lantern Landing has filed applications for sign Variance of a project to be located at 1233
Andover Park East
Permits applied for include: L18-0048 (Sign Variance Permit),
Other known required permits include:
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at
6300 Southcenter Boulevard #100.
Project Files include: L18-0048
OPPORTUNITY FOR PUBLIC COMMENT
You are invited to comment on the project at a public hearing before the, Board of.
Architectural Review, scheduled for September 5th, 2018 at the Tukwila City Council
Chambers, 6200 Southcenter Boulevard. To confirm this date call Jonathan Joseph at the
Department of Community Development at (206) 431-3662.
For further information on this proposal, contact Kathryn Devlin at (206) 431-3662 or visit
our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m.
to 5:00 p.m.
Application Filed: June 13th, 2018 -
Notice of Completeness Issued: July 27th, 2018
Notice of Application Issued: <date>
<Posted and mailed notice of application must be accompanied by a site plan - 8.5" x 11" minimum dimensions>
https://tukwilawa-
my.sharepoint.com/personal/jonathan joseph_tukwilawa_gov/Documents/Jonathan/sign
variance/Lantern Landing/Hearing Notice_L18-0048.doc
Jonathan Joseph
From: Dawnelle Stetz <dawnelle@stetzcp.com>
Sent: Friday, August 24, 2018 2:13 PM
To: Jonathan Joseph
Cc: Dawnelle Stetz
Subject: L18-0048
Attachments: SKM_C30818082416020.pdf
Hello, Jonathan.
On behalf of the owner of Parcel #3253049084, we would like a schematic/drawing of the proposed signage for review.
Thereafter, we will be able to comment as needed. Since the deadline to comment in Sunday at 5 pm, can you please
send this information over by 4 pm today? Please also update your records so that all future notices are sent to the
following address:
Gray Cat Collective LLC
c/o Stetz Commercial Properties, LLC
5507 E Wishon RD
Snohomish, WA 98290
Thanks,
Dawnelle
ETETZ
rw.
Dawnelle Stetz, LEED AP
President, Property Management
CAUTION: This email originated from outside the City of Tukwila network. Please DO NOT open attachments or click
links from an unknown or suspicious origin.
1
City of awila Notice Of Application : Project #�-0048
ign Code Variance for Lantern Landing
Project Planner: Jonathan Joseph, 206.431.3662, jonathan.joseph@Tukwilawa.gov
Location: 123 Andover Park East, Parcel #3253049084
File #: L18-0048
Applicant: Bryant Bronson
Property Owner: Matt Peterson
Project Description: Applicant is applying for a sign variance to place two
freestanding monument signs on the property
Your comments on the project are can be sent to Jonathan Joseph, the project
planner, at the contact information provided above. Comments can also be de-
livered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Com-
ments must be received by 5:00p.m. on August 17th, 2018 You may request a
copy of any decision, comment on the project, and learn your appeal rights by
contacting the project planner listed above or by visiting our offices Monday
through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100.
City of Tukwila Notice Of Application : Project # L18-0048
Sign Code Variance for Lantern Landing
Project Planner: Jonathan Joseph, 206.431.3662, jonathan.joseph@Tukwilawa.gov
Location: 123 Andover Park East, Parcel #3253049084
File #: L18-0048
Applicant: Bryant Bronson
Property Owner: Matt Peterson
Project Description: Applicant is applying for a sign variance to place two
freestanding monument signs on the property
Your comments on the project are can be sent to Jonathan Joseph, the project
planner, at the contact information provided above. Comments can also be de-
livered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Com-
ments must be received by 5:00p.m. on August 17th, 2018 You may request a
copy of any decision, comment on the project, and learn your appeal rights by
contacting the project planner listed above or by visiting our offices Monday
through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100.
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
You are receiving this notice because you are a property owner or tenant within 500ft of this project
City of Tukwila
Department of Community Development
6300 Southcenter Blvd., Ste 100
Tukwila, WA. 98188
You are receiving this notice because you are a property owner or tenant within 500ft of this project
City of Tukwila Allan Ekberg, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE HEARING EXAMINER
Prepared August 22, 2018
HEARING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
OWNER:
REQU EST:
LOCATION:
SEPA DETERMINATION:
COMPREHENSIVE PLAN
DESIGNATION:
ZONE DESIGNATION:
STAFF:
ATTACHMENTS:
September 5th, 2018
On July 27th, 2018, Notice of Application was mailed to all property
owners and tenants within 500 feet of the subject property and was
posted on the site. On August 20th, 2018, Notice of Public Hearing was
mailed to all property owners and tenants within 500 feet of the subject
property and was posted on the site.
L18-0048
Bryant Bronson
Matt Peterson
Sign Code Variance to build two free standing monument signs on site.
This location does not have enough right of way frontage that would
allow the applicant to install two freestanding monument signs at this
location.
Parcel # 3523049084-located at 1233 Andover Park East, Tukwila WA
98188. The applicant proposes to install one freestanding sign at the
ingress/egress from Andover Park East. The other freestanding
monument sign is proposed to be installed at the ingress/egress located
along South 180th Street.
Exempt
Tukwila Urban Center -Workplace (TUC-WP)
Tukwila Urban Center -Workplace (TUC-WP)
Jonathan Joseph, Planning intern
A. Variance Application
B. Applicant's response to variance criteria
• •
C. Plat Map provided by applicant
D. Aerial Photo provided by applicant
E. Survey Site Map provided by applicant
I. FINDINGS
A. BACKGROUND
i) Subject property and surrounding land uses/development
The subject property is located at parcel # 3523049084-located at 1233 Andover Park East,
Tukwila WA 98168. The property is zoned Tukwila Urban Center -Workplace (TUC-WP).
Surrounding parcels are also zoned within the TUC-WP. South 180th Street is to the south of
this parcel. Andover Park East is adjacent east of this parcel. This site is a corner property
that has two street frontages. In 2002 Binaf Investments sold the property to Houghton
Harbor LLC. In 2017, development permits were issued to begin demolition and
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 2 of 8
construction of buildings on site. Signs for this site are administered through the TMC Sign
Code 19.20.040 and 19.20.050
ii) Tukwila Municipal Code Provisions and Applicable Code Standards for
Free Standing Signs
In 2010 the City of Tukwila adopted an updated Sign Code. This code determines all
allowable signs within the commercial, industrial and residential zones within the City. Per
TMC 19.20.040, free standing monument signs are permitted within the Commercial and
Industrial Zones, subject to the following standards:
Tukwila Municipal Code (TMC) 19.20.040:
Permanent Free -Standing Signage in Commercial/Industrial Zones
Monument signs are permitted with all commercial and industrial zones subject to the
following standards:
1. Design Standards. Each premise is permitted to have one free-standing monument style
sign. Additional monument signs are permitted if the premises contains over 800 feet of
linear frontage on City or Quasi -public streets, per Table 1 below
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 3 of 8
Table 1— Design Standards for Permanent Monument
Signs in Commercial and Industrial Zones
Total
ROW of
Premise
Allowable Sign
Message Area
Total
Allowable
Sign Size
Maximum
Height
Number of
Signs
Less than
400 feet
36 square feet
per side172
square feet
total
54 square feet
per side/108
square feet
total
6 feet
One
400.599
feet
50 square feet
per side/100
square feet
total
70 square feet
per sidel140
square feet
total
7 feet
One
600-799
feet
60 square feet
per side1120
square feet
total
80 square feet
per side/160
square feet
total
7 feet
One
800-999
feet
66 square feet
per side/132
square feet
total
88 square feet
per sidel176
square feet
total
8 feet
Two
1,000 feet
and over
72 square feet
per side1144
square feet
total
96 square feet
per sidel192
square feet
total
8 feet
One for
every 400
feet of linear
street
frontage.
a. Allowable sign message area is either the face
panel of the sign or, for channel letters or signs painted on seating
or retaining walls, that portion of the sign devoted to the actual
message, logo or business name.
b. Total size is the entire area of the sign, including
the support structure.
c. Monument signs located on a premise with at
least one building that is certified as LEED by the GBCI shall be
permitted to have a sign message area increase and total size
area increase of one percent.
2. Special Corner Properties or Properties with Multiple Street Frontages. A property that
borders on more than one public street, but has less than 800 total feet of linear
frontage, is permitted to have one monument sign per street frontage if the following
criteria are met:
a. The property as at least 200 feet of frontage on each public street where a sign
will be placed;
b. Each public street provides direct access to the property; and
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 4 of 8
c. For each separate street frontage Table 1 shall be used to determine the design
standards for any proposed monument sign.
The applicant is developing the property to have a commercial building with leasing space
for multiple tenants. Although the property has ingress/egress access to the property on
both Andover Park East and South 180th Street, they do not have enough frontage to
support installing two freestanding signs based on the code. There is approximately 171.9
feet of frontage along south 180th Street, and approximately 195.9 feet of frontage along
Andover Park East.
Bryant Bronson, a representative for Jackson Main Architecture, has applied for a sign code
variance to allow for the installation of one additional freestanding monument sign on site,
which does not meet the design standards of TMC 19.20.030.
B. VARIANCE CRITERIA
The proposed project must comply with criteria detailed in TMC 19.28.030, (1-7), concerning
Variance requests. The applicant's response to variance criteria is attached to this staff report
as Attachment (B). Staff makes the following findings under the City's variance criteria (TMC
19.28.030):
Under TMC 19.28.030 the Hearing Examiner must find that all of the criteria are met in order to
approve the variance.
1. The variance as approved shall not constitute a grant of special privilege which is inconsistent
with the intent of the Sign Code.
Granting of this variance will not constitute a special privilege which is inconsistent with the
Sign Code. The total right of way frontage at this site is 176 feet, which is 24 feet short of the
required street frontage to install two monument signs at a corner property. Additionally, during
the construction of the building, utility cabinets were installed on the corner of South 180th street
and Andover Park East. This location where the utility cabinets were installed could have been a
potential site for one freestanding monument sign that could direct traffic to the ingress/egress at
both Andover park East and South 180th Street. However, the installation of the utility cabinets
eliminated this portion of the right-of-way as a potential freestanding monument sign location.
Granting this variance will allow property tenants to effectively identify themselves to vehicular
and pedestrian traffic along both streets. The two free standing signs will replace the existing pylon
sign that cannot be replaced, as pylon signs are no longer permitted within this zone. The request
will not grant a special privilege, but will address the business identification, public access and
overall improvements of the site.
2. The variance is necessary because of special circumstances relating to the size, shape,
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 5 of 8
topography, location or surroundings of the subject property to provide it with use rights and
privileges permitted to other properties in the vicinity and in the zone in which the subject
property is located.
The variance is necessary because of the size, shape and location of the property. This site is a corner
property, with street frontages along Andover Park East and South 180th street. The site will be using
the existing curb cuts along both South 180th street and Andover Park East to access the property.
Previously, a higher pylon signs allowed for business identification from both Andover Park East and
South 180th Street. An update to the City's Sign Code does not allow the installation of new pylon signs
within this zone. The installation of one single freestanding monument will significantly reduce the
ability of pedestrian and vehicular traffic to identify businesses. The granting of the variance will
provide this site with the same use rights as surrounding corner parcels.
Additionally, utility cabinets have been placed along a portion of the street frontage that was potential
site for a freestanding monument sign. This corner site would have provided the business identification
needed from both Andover Park East and South 180th Street. Granting of this variance will supplement
any potential Toss or permitted privileges of this property owner, through the loss of space from the
installation of the utility cabinets.
3. Granting of the variance will not be materially detrimental to the public welfare or injurious
to property, improvements or environment in the vicinity and in the zone in which the subject
property is located.
Granting of this variance will not be detrimental to the public welfare or injurious to the property,
improvement or environment in the vicinity. Granting of the variance is consistent with the overall
aesthetic and functions of this zone and executed the overall intent of the Sign Code. Further site visits
indicate that two freestanding monument signs might improve the overall public welfare of vehicular
and pedestrian traffic. Business identification will be easier with tenant's information available to
travelers on both Andover Park East and South 180th Street. Large freestanding signs will be easier to
see further away, giving drivers time to make the necessary adjustments needed to access the
businesses located on site.
4. The special conditions and circumstances prompting the variance request do not result from
actions of the applicant.
The special condition and circumstances are not a result of the actions of the applicant. The applicant
is using many of the existing conditions on site, including the existing curb cuts, building footprint and
parking lot layout. The variance seeks to address business identification as pylon signs are no longer
permitted within this zone and the location of utility cabinets prevents the location of one sign that is
visible from both streets.
5. The variance as granted represents the least mount of deviation from the prescribed
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 6 of 8
regulations necessary to accomplish the purpose for which the variance is sought, and which is
consistent with the stated intent of this code.
The variance provides the least amount of deviation from the prescribed regulations. Corner
properties, which have at least 200 feet of street frontage, are permitted to have two freestanding
monument signs. This site has approximately 176 feet of street frontage and is short 23 feet to the
minimum street frontage needed by the code. The placement of the utility cabinets eliminated a
potential site for one free standing monument sign that would have met the needs of the business.
6. The variance request is not inconsistent with any other adopted City plan or policy, including
the Zoning Code Walk and Roll Plan and/or Shoreline Master Plan.
The variance request is consistent with any adopted site plans and better executes the intent of the
Sign Code as it pertains to this specific site.
7. Granting of the variance shall result in greater convenience to the public in identifying the
business location for which a Sign Code variance is sought.
Granting of the variance will allow for greater convenience to the public in identifying the businesses
from both Andover Park East and South 180th street.
II. CONCLUSIONS
1. The applicant has shown that the proposal meets the criteria for approval of a variance TMC
19.28.030 (1). The applicant's response to the variance criteria demonstrates how the request
meets the variance criteria. Granting a variance for an additional freestanding monument sign
is consistent with the intent of the Sign Code.
2. This variance request does comply with variance criteria listed under TMC 19.28.030 (2).
Granting this variance would not constitute a grant of special privilege to the applicant due to
the shape, topography and location of this site. This site is a corner property that has access
from both Andover Park East and South 180th Street. Providing this variance would allow this
property to have the same rights as other corner properties within the zone.
3. This variance request does comply with variance criteria listed under TMC 19.28.030 (3).
Granting of this variance would not be materially detrimental to the public welfare or injurious
to the property, improvements or environment. Granting of the variance is consistent with the
overall aesthetic and functions of this zone and executes the overall intent of the sign code.
The installation of two freestanding monument signs will increase business visibility, and could
improve the overall public welfare of vehicular and pedestrian traffic
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 7 of 8
4. The applicant has demonstrated compliance with variance criteria listed under TMC 19.28.030
(4). The circumstances prompting the variance are not due to the actions of the applicant.
Additional utility cabinets installed within the right-of-way eliminated a potential site for a
freestanding monument sign that would have met the needs for business identification from
both streets without a variance.
5. This variance request does comply with variance criteria listed under TMC 19.28.030 (5).
Granting of the variance is the least amount of deviation of the prescribes code. Corner
properties that have at least 200 feet of frontage, may place an additional freestanding
monument sign at additional public streets that provide access to the site. This site is accessed
from both Andover Park east and South 180th Street but does not meet the street frontage
requirements prescribed by the code. Granting of this variance would allow for the least
amount of deviation, while being consistent with the stated intent of the code.
6. The variance request is consistent with adopted site plans and better executes the intent of the
sign code as it pertains to this specific location.
7. Granting of the variance will allow the public greater convenience in identifying the businesses.
The installation of the freestanding signs on both South 180 Street and Andover Park East will
enable travelers along South 180th street and Andover Park East to identify business.
III. RECOMMENDATION
Staff recommends approval of the sign variance.
Staff Report to the Hearing Examiner
Lantern Landing Sign Code Variance — L18-0048
Page 8 of 8
1111 JACKSON I MAN
►/ARCHITFCTURF
June 12, 2018
City of Tukwila
Dept. of Community Development
6300 Southcenter Blvd Ste 100
Tukwila, WA 98188
RE: Sign Code Variance ( RE: Permit Number D17-0193
Lantern Landing
1233 Andover Park E
Tukwila, WA 98188
This letter is submitted as part of a Sign Code Variance package and includes a written narrative
responding to the seven variance criteria found in Tukwila municipal Code section 19.28.030. Please
note that the respective criteria are provided in in italics, with a response following.
1
1. The variance as approved shall not constitute a grant of special privilege, which is inconsistent
with the intent of this sign code.
The variance requested is for permission to place (2) two separate monument signs on the
subject property, located on the northwest corner of the intersection of Andover Park East and
South 180th Street. Per TMC 19.20.040 2, a corner property may have one sign per street
frontage if certain criteria are met. This property meets all criteria with the exception of item
"a", "...at least 200 feet of frontage on each public street where a sign will be placed." The
property has 221 feet of frontage along Andover Park E and 176 feet of frontage along South
180th Street.
This request is to place (1) monument sign along Andover Park East and (1) additional sign along
South 180th Street.
The variance requested will allow the property's tenants to effectively identify themselves to
vehicular and pedestrian traffic along both streets in lieu of the single pylon sign currently in
place (this existing pylon sign will be removed) and will benefit and the public in identifying the
businesses present on site.
This request does not grant special privilege but rather best addresses the intent of the TMC
with regard to business identification, public access, and overall improvement of the site.
2. The variance is necessary because of special circumstances relating to the size, shape,
topography, location or surroundings of the subject property to provide it with use rights and
privileges permitted to other properties in the vicinity and in the zone in which the subject
property is located.
This request is prompted by the subject property's location at the intersection of a commercial
corridor and a workplace corridor. The property reuses the existing parking layout and
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM nn
ia
JACKSON I MAIN
J111�1 ARCHITECTURE
2
maintains an existing curb cut along each street providing access into the site. The property was
previously able to address both streets with a single pylon sign in the southeast corner of the
site. Current TMC does not permit pylon signs in this location and a single monument sign along
Andover Park East significantly diminishes the ability of vehicular traffic to identify the
businesses on site.
3. Granting of the variance will not be materially detrimental to the public welfare or injurious to
property, improvements or environment in the vicinity and in the zone in which the subject
property is located.
Granting of the variance will have no material detrimental impact. It will permit better
identification of onsite businesses and will be consistent with the overall aesthetic and
functional site improvements of Lantern Landing.
4. The special conditions and circumstances prompting the variance request do not result from the
actions of the applicant.
This request is prompted by existing conditions at the subject property regarding its location
relative to the intersection of Andover Park East and South 180th Street. The applicant's
development of the site has not prompted any new requirements, as it reuses the existing
building footprint and curb cuts/access points. With the pylon sign no longer permitted, this
request seeks to address traffic along both adjacent vehicular corridors.
5. The variance granted represents the least amount of deviation from the prescribed regulations
necessary to accomplish the purpose for which the variance is sough and which is consistent with
the stated intent of this code.
The additional monument sign requested in this variance is the most conforming way to replace
the functional ability of the former pylon sign to address traffic on both streets. Both
monument signs are sized per TMC requirements and use colors and materials that tie into the
overall design of the building and site.
6. The variance request is not inconsistent with any other adopted City plan or policy, including the
Zoning Code, Walk and Roll Plan and /or Shoreline Master Program.
This request does not conflict with any of the above -mentioned policies or plans.
7. Granting of the variance shall result in greater convenience to the public in identifying the
business location for which a Sign Code variance is sought.
The former pylon sign was able to address traffic from all directions at the intersection. This
requested variance will allow potential users traveling on either of the intersecting streets to
effectively identify the businesses present through the use of monument signs designed and
placed in accordance with the current TMC.
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
mi JACKSON I IviAIN
1I ARCHITECTURE
Thank you for your time and consideration. If there are any questions or if additional information is
needed, please contact me at the information below.
Sincerely,
Bryant Bronson
Architect, Jackson Main Architecture
ph: 206-324-4800
bryant.bronson@jacksonmain.com
3
JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE SOUTH, SEATTLE, WA 98104 206.324.4800 JACKSONMAIN.COM
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431-3670
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 emloye , a ents, engi ers, contrac ors o other representatives the right to enter upon Owner's
�real property, located at Z.. 3r AC. S 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.
ss
EXECUTED at Ped i\n S D f ,nth S
(city), A (state), on Ip,i..P ev\s.r- , 20 16,
(Print Name)
& 36 3 i�.a, — W ki
(Address)
2.0(1)-6,Oi -OO
(Phone Number)
(Signature
On this day personally appeared before me IM w+ �; `1/ L . 0 v.. 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 )- 7
MYRTA M. APONTE
COMM. *2111230 z
Notary Public - California $
Riverside County
My Comm. Expires May 12, 2019
DAY OF
Dec "-.•t LQ/ , 20 1 (J
NOTARY PUBLIC in and for the State of Wachingtsn C et Ilan i(
residing at ('../,44 „, n � , C .•9
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My Commission expires on 1ti1,..i) j 2.1 1
\ 1 atystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.doo
JUN 13 2013
Community
Development
T•AD
CITY O. TUKWILA
Department of Community Development
6300 Southcenter Boulevard Ste 100, Tukwila, WA 98188
Telephone: (206) 431-3670
E-mail: Planningnatukwilawa.gov
SIGN CODE
VARIANCE
APPLICATION
FOR STAFF USE ONLY
Planner
File /1 C/0014g
Application Complete Date:
Project File Number: PL / ' -aoyv
Application Incomplete Date:
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: LANTERN LANDING - TUKWILA PERMIT NO. D17-0193
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s),
block and subdivision, access street, and nearest intersection.
1233 ANDOVER PARK EAST, TUKWILA
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
352304-9084
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 BRYANT BRONSON
Address: 311 FIRST AVE. SOUTH, SEATTLE 98104
Phone: 206-324-4800
E-mail.
BRYANT.BRONSON@JACKSONMAIN.COM
Signature: Date• 0CP/11 / 1 e7
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SITE PLAN
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S 180TH ST.
ANDOVER PARK E
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THE ANDOVER COMPANY, INC.
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Davt,me
Break Metal Fins
Match color.
SW "Black Fox" SW 7020
1'-3"
1'-0"
0'-9 1/2"
3'-0"
Left
Side View
NTS
Match Lantern Glazing Material:
PPG Vitro Solarban 60
Color. Atlantica
Method for tenant
content to be routed
push through acrylic
1 /2" proud
1 /2"routed acrylic ptd. white
7'-8"
7'-2 1/2"
6'-6
Break metal cap
Color: BM "Black Raspberry"
#2072-20
1'-6"
Proposed D/F Illuminated monument sign display - Scale 1/2" =1'-0"
1233 ANDOVER PARK EAST
Night time Illumination - Illustration NTS
Match:
Mutual Materials
Ground Face CMU
Color: Mountain Brown
1'-3"
1'-0"
Right
Side View
Illuminate internally
with white LED grid
as required
Formed Concrete base
3'-0" x 6'-6" x 0'-6"
Note:
All dimensions are approximate
Please check against Tukwila
Si • na • e code for re • uirements.
LANTERN LANDING
DRAWN BY: B Bronson Author
DWG DATE:5-30-2018
PROJECT NO.: 17053
PROJECT MGR.:B.Bronson