Loading...
HomeMy WebLinkAboutCity Council Committees - Planning-Board of Adjustment - 02/03/1987 I � CITY OF � H� AGENDA BOARD OF ADJUSTMENT February 3, 1987 BOARD OF ADJUSTMENT MEMBERS: Phyllis Mauritsen, Chairperson Robert Kitto, Vice Chairman Beth Carroll Walter Flue CITY STAFF MEMBERS: James P. Harris, Planning Director Lin Ball , Associate Planner This is to inform you of the scheduled meeting of the Kent Board of Adjustment to take place on Tuesday, February 3, 1987, at 7:30 p.m. in the Kent City Hall , City Council Chambers. Agenda 1 . Call to order 2. Roll call 3. Approval of the August 5, 1986, Board of Adjustment munutes 4. Added items to agenda 5. Administration of Oath 7. Variance Application Number DI PIETRO TRUCKING COMPANY #V-86-8 Request for a variance from the 45-foot front yard setback requirement in the CM, Commercial Manufacturing, zoning district as required by Section 15.04.180 E3a. Applicant is requesting to reduce setback to 30.5 feet for construction of a freight transfer building. lea,AM 220 41h AVE. SO.,i KENT.WASHINGTON 96032-5895/TELEPHONE(206)872.3300 KENT BOARD OF ADJUSTMENT MINUTES February 3, 1987 The scheduled meeting of the Kent Board of Adjustment was called to order by Chairwoman Mauritsen on the evening of Tuesday, February 3, 1987, at 7:30 p.m. in the Kent City Hall , City Council Chambers. MEMBERS PRESENT: Phyllis Mauritsen, Chairwoman Beth Carroll Walter Flue Robert Kitto CITY STAFF MEMBERS PRESENT: James P. Harris, Planning Director Lin Ball , Associate Planner Lois Ricketts, Recording Secretary APPROVAL OF AUGUST 5, 1987, Mr. Kitto MOVED that the BOARD OF ADJUSTMENT MINUTES minutes of the August 5, 1986, Board of Adjustment meeting • be approved as presented. Mr. Flue SECONDED the motion. Motion carried. Mr. Harris presented the change of Council meetings from Monday evenings to Tuesday evenings beginning in March 1987. Mr. Flue MOVED and Mr. Kitto SECONDED the motion to change the Board of Adjustment meeting dates from the first Tuesday to the first Monday of each month. Motion carried. Chairwoman Mauritsen administered the oath to all who intended to speak. DI PIETRO TRUCKING COMPANY Chairwoman Mauritsen stated VARIANCE #V-86-8 that her family business is located immediately next door to the subject property. The applicant's representative affirmed that there was no objection to her position on the Board regarding this issue. Lin Ball presented this request for a variance from the 45-foot front yard setback requirement in the M2, Limited Industrial , zoning district as required by Section 15.04. 180 E3a. The applicant requested permission to reduce the setback to 30.5 feet for construction of a freight transfer building. The appli- cant has requested that this measurement be taken from the old, existing property line. The applicant has signed no-protest LID covenants to deed 13.5 feet of the 30.5 variance request for future street improvements. This would leave i w Kent Board of Adjustmen Minutes February 3, 1987 I a 17-foot setback from the new property line. The applicant has already constructed a fence and .landscaping along the new property line based on the future street improvements. The property is approximately 3. 18 acres in size and is located at 8612 218th Street. The Comprehensive Plan map designates the site as "Industrial Park." This is an older area of the City which is still in transition from single- family/residence agriculture to industrial and heavy commercial . Building setbacks together with required perimeter landscaping aid in buffering these single-family residences from adjacent industrial uses. Reduction of the required front yard setback requirement would decrease the buffering separation and could have an advers impact on these dwellings. i The site was annexed to the City in 1958. A conditional use permit was granted in 1980 to allow a truckimaintenance storage facility. In 1982 a conditional use permit was granted t10 allow expansion to the existing facility which has resulted in development jf the entire site. The Planning Department ecommends denial based on the following findings outlined in the staff re�ort: 1 . The variance w4ld be a grant of special privilege to the applicant, inconsistent with the limitation on other properties in the area and M2 zone. 2. There are no sp�cial circumstances relating to the size, shape, topog- rapy, location or surroundings of the subject property which make this variance necessary in order to provide the property with the use rights and privileges permitted to other properties in the M2 zone. 3. The granting ofl thisvariance could be detrimental to the public welfare and injurious tb adjacent properties. Chairwoman Mauritsen opehed the public hearing. Don Bogard, architect, 9�2 North Central , Kent, as a representative of the owner presented the request for a 30 x 75 foot building. At the predevelopment meeting he found that the area ih question was a front yard. He felt that he was being asked to have two front ,yards. He felt that the old property line is the true property line from wh.ich, the 45 feet should be measured. His request for a variance asked for the 0 feet to be reduced to 30.5 feet from the original (old) property line. Hefelt that the 13.5 feet was still owned by the applicant and thereby the applicantt could use the old property line for measurement. He felt that this part of South 218th was a side yard flanking street. He expressed concern that if the building were to be moved back, five parking spaces would be eliminated. Heimentioned that he had written a letter requesting the Board to visit the site. ! When Mr. Bogard was aske� what would prevent placement of the proposed building in the northeast corner of the site, he responded that it was not possible I -2- Kent Board of Adjustment Minutes February 3, 1987 because trucks are currently stored in this area and it would affect the maneuvering area for the trucks. He did not feel that erection of the proposed building would be detrimental to the neighboring residences. Michael Pozzi , Vice President of Di Pietro Trucking, stated that trucks and trailers are stored at this location while they are waiting for delivery. Mr. Kitto asked if the building were placed in the back of the site, would that leave additional space for truck holding stalls to be placed at the front of the site. Mr. Pozzi explained that there are eight trailers parked in the front area at the present time. If the building were placed in the front, the appli- cant must remove five parking stalls. Jim Rust, 8619 South 218th, expressed concern about the placement of the refrig- erated trucks because of the noise level . Mr. Bogard responded that they hoped the trucks would be stored in an area that would provide electrical service. The trailers are 13 feet 6 inches high and the building would be only 6 or 8 inches higher than the trucks. There would be activity from 6 a.m. to 8 p.m. Mrs. Rust stated that the most disturbing part of the storage of the trucks was the change in the noise level during the night. This change awakens her. Mr. Rust pointed out that United Trucking loads and unloads throughout the night. He hoped that Di Pietro Trucking would not be as noisy as United Trucking. Mr. Bogard felt that the 75-foot building would help to act as a barrier against the noise of the trucks. Mr. Pozzi explained that United Trucking hauls general freight commodities. Di Pietro hauls food products. Their hours are from 6 a.m. to 8 p.m. United Trucking operates 24 hours each day with their reloading activity. Ms. Ball explained that the area in question is a front yard and that the condi- tional use permit referred to this area as the front yard. Ms. Ball pointed out that the direction the building faces does not determine whether the yard is a front, side or rear yard. The front yard landscaping requirement is 15 feet, side yard, 10 feet, and the rear yard has no landscaping requirement. Chairman Mauritsen felt that the applicant had shown acceptance of the area in question as a front yard by fencing and landscaping 15 feet, landscaping 10 feet on the side yards, and having no landscaping for the rear yard. This would place the front yard on 218th Street. Ms . Carroll MOVED that the public hearing be closed. Mr. Kitto SECONDED the motion. Motion carried. Mr. Kitto felt that according to the definitions, the area under discussion is a front yard. He felt the applicant would not have to set back 45 feet from . the new property line. The 45 feet could be measured from the old property line. Even if the 30.5 feet were measured from the old property line, the appli- cant would still need the variance approved by the Board. -3 Kent Board of Adjust ent Minutes February 3, 1987 i Ms. Carroll felt tha a variance would be required even though it might be a lesser amount. The hree criteria still must be considered. She did not feel that any one of the hree criteria applied in this instance. This request had nothing to do with t e size, shape, topography, location or surroundings which would be necessary i order to meet the criteria for granting a variance. Mr. Flue agreed that) this request did not meet the criteria needed for granting a variance. Ms. Carroll MOVED t at the application for this variance be denied because it did not meet the cr teria needed for granting a variance. Mr. Flue SECONDED the motion. Mr. Ki to felt that the request had met criteria number 3, and that numbers 1 and were questionable. He voted that the variance request be denied. Motion arried unanimously. ELECTION OF OFFICER$ Mr. Kitto MOVED that Chairwoma Mauritsen continue as chair- woman. Ms. Carroll SECONDED the motion. Motion carried. i Kitto MOVED that Msj. Carroll be nominated as Vice Chairwoman. Mr. Flue SECONDE the motion. Motion carried. ADJOURNMENT Mr. Kitto MOVED that the meet ing be adjourned. Mr. Flue j SECONDED the motion. Motion carried. The meeting was iadjourned at 10:15 p.m. Respectfully submitted, i am Ha is, ecretary I i i i -4- i i