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Home My WebLink AboutPermit 86-06-DR - DOUBLETREE HOTEL - LANDSCAPE VARIANCE16500 southcenter parkway withdrawn Permit 86-06-DR - DOUBLETREE HOTEL - LANDSCAPE VARIANCE DOUBLET'REE at Southcenter 16500 Southcenter Parkway Seattle, Washington 98188 (206) 575-8220 February 25, 1986 MS. MORA BRADSHAW Planning Department CITY OF TUKWILA 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Bradshaw: LANDSCAPE VARIANCE Doubletree would like to withdraw our application for a variance to the current landscaping requirements in Tukwila. Thank you for your assistance in this matter. George J. Neumann GJN:cf GEORGE J. NEUMANN General Manager .MMIUM FEB 25 1986 CITY DP. TUKWILA PLANNING DtPT. • CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 86 -6 -DR: DOUBLETREE PLAZA HOTEL AGENDA ITEM INTRODUCTION The Doubletree Plaza Hotel, located at 16500 Southcenter Parkway, is entering Phase II of their development plans. Current landscaping of the site is non- conforming and the applicant is requesting BAR approval of their existing plan. FINDINGS 1. Per 18.70.909, Nonconforming landscape areas, "at such time as a change is proposed for use, or structure, and associated premises, which does not comply with the landscape requirements of this title, a landscape plan which substantially conforms to the requirements of this title shall be submitted to the Board of Architectural Review for approval prior to issuance of a building permit. The BAR may modify the standards imposed by this title when, in their judgment, the existing and proposed addi- tional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and /or adequately enhance the premises appropriate to the use district and location of the site." 2. The applicant will be constructing an addition to the existing eight (8) story hotel tower. The proposed addition will be a six (6) story addition on the lawn immediately north of the existing hotel. The proposed addi- tion will have approximately ninety -eight (98) units and will be exclu- sively used for suites, without offices, restaurant, or conference areas. 3. The property previously zoned CM, Industrial Park, was revised in 1982 during the city -wide revisions, to C -P, Planned Business Center. 4. The landscape requirement for the C -P zone is fifteen feet on front, rear and side yards. 5. The attached landscape plan (Exhibit A) shows the existing site plan with two (2) proposed changes. The existing junipers along Southcenter Parkway would be replaced with otto luyken laurel and a new curb with additional parking would be added along the east and southeast property lines. 6. The average depth of landscaping along the front and side yards is ten (10) feet. The rear yard would have twenty (20) feet. Additional landscaping is used throughout the parking lot and adjacent to the hotel structure. RPTDPH .. PLANNING COMMISSION STAFF REPORT Doubletree Plaza Hotel Page 2 CONCLUSIONS 1. The primary need for screening and landscaping is to soften the barren appearance of the approximate five hundred (500) car parking area from Southcenter Parkway. The applicant has proposed to substitute a laurel in place of a low juniper that currently provides no screening. The ten (10) foot landscaped yards along the perimeter in addition to the interior landscaping of the parking lot and the landscaping adjacent to the building are adequate to enhance the premises appropriate to the district. RECOMMENDATION The Board of Architectural Review may wish to approve the landscape plan sub- mitted with the following condition: 1. Otto luyken laurel shall be planted eighteen (18) inches on center. r Mr1/40 • - I OTITIFFJ 111M HHJ • rwr rsrrtto. NOR germ mourn warmed ri NMI wooly - * (. } .) •-•• 4 fi •••••••111... t r‘....z." Thu CaWWfl • Partnership =1—s. •••■■• Timms. L. Dm. Awn/kw PS • 1 ...wow • • • NMIIIIM SM. 110 .411■11•11 .11.110••■ 17}..rri loy •1908 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor CITY OF TUKWILA Notice of Public Hearing and Meeting of the Tukwila Planning Commission NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the 27th day of February, 1986, at 8:00 p.m. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: Public Hearings 85 -49 -CUP: Singleton, requesting approval of a truck terminal located at approximately South 134th Street and 47th Avenue South. 86 -4 -TA: City of Tukwila, proposing to amend TMC 18.30.040 of the Zoning Code, to allow high tech uses as a permitted conditional use in the C -2 Regional Retail Business zone. Public Meetings DR- 12 -85: Tukwila Mini Storage, requesting approval of revisions to proposed development at Interurban Avenue South and South 143rd. 86 -5 -DR: Alvin Pearl, requesting approval of modified landscape plans per 18.70.090 for Joslyn building at 401 Baker Boulevard. 86 -6 4R: Doubletree Plaza Hote4 requesting approval of modified landscape plans per 18.70.090 at 16500 Southcenter Parkway. Any and all interested persons are invited to attend. Published: Record Chronicle, February 16, 1986 Distribution: City Clerk Property Owners /Applicants Adjacent Property Owners Project Files Public Notice File Architecture Programming Planning Interior Design The Callison Partnership February 5, 1986 MINUTES OF MEETING DOUBLETREE SUITE HOTEL - TUKWILA Project Number 85248 Present: Tom Hill Phillip Fraser Russ Earnst Moria: Carr Doug Gibbs Patrick Lowery Becky Kent Richard Calvert Donald Sporting David Dougherty Mark Smith David Murphy Subject: Location: ^ �.[.. City of Tukwila, Building Department City of Tukwila, Public Works City of Tukwila, Public Works City of Tukwila, Planning Department City of Tukwila, Fire Marshal City of Tukwila, Police Department City of Tukwila, Building Department Bouillon Christofferson & Schairer Sporting & Associates, Inc. Kpff Consulting Engineers The Callison Partnership, Ltd. The Callison Partnership, Ltd. FEB 13 1986 CITY OF TUKWILA PLANNING DEPT. Preliminary meeting to establish design criteria for the proposed Doubletree hotel addition. City of Tukwila Courthouse. I. TCP presented plans of the proposed building addition with the five story option indicated. TCP stated that a six story version is being considered and is presently under economic consideration by the owner. 2. POLICE: The police department questioned how this project will effect the criteria developed for the original structure. TCP will contact the building owner regarding security of the property and obtain a copy of the recommendations prepared by the Police Chief. 3. TRAFFIC: A traffic analysis of the intersection with Southcenter Boulevard will be required for review. TCP is aware of this requirement. 1423 Third Avenue Suite 300 Seattle, Washington 98101 (206) 623 - 4646 A Professional Service Corporation MINUTES OF ITING DOUBLETREE SUITE HOTEL - TUKWILA Project Number 85248 February 6, 1986 page two .._..... ., ;., ... The sidewalk which is required along Southcenter Boulevard has been provided under adjacent developments and no additional work is required. A new street access has been proposed along the East side of the site (168th) in the City Comprehensive Plan. Tukwila may require a commitment from the developer to improve the frontage if this new street is developed. The City recommends that the existing South access along Southcenter Boulevard be revised as the Main Site Entry to reduce the congestion. The City proposes this as an option to be studied. 4. STORM DRAINAGE: Only new hard surfaces will be required to provide storm detention. The existing structure and parking lots where not provided with a detention system. Swails are permitted as a means of providing storm detention. An oil and water separator will be required with a central control manhole. 5. DOMESTIC WATER: The design team must review the capacity of the existing water meter to accommodate the proposed addition. A second water meter is required since the structure is an addition to an existing building. The design team is given the opportunity to explore the least costly alternative. 6. SANATARY SEWER: The existing sewer is a private line and is not under the control of the City of Tukwila. Rights to use the existing sewer must be determined with the developer. The question was raised if the existing line below the proposed addition could remain. The city stated that the line could remain as interior piping which requires a 2% slope. The city stated that the private sewer may have a settlement problems. . MINUTES OF MEETING DOUBLETREE SUITE HOTEL - TUKWILA Project Number 85248 February 6, 1986 page three 7. ZONING: The site is presently a C-P zone which requires a 15 foot landscape buffer surrounding the entire site, including the existing parking areas. This requirement is identified in section 18.70.090 of the Zoning Code. The variance on the site excludes any provisions for landscaping. TCP stated that the extent of modifications presents a major impact to the cost associated with the development of the project. The City will consider a variance to the code through the B.A.R. review procedure. The next meeting will be held on February 22, 1986 with the deadline for entries at the Begining of next week. Required documentation is six (6) landscape plans indicating the proposed design and a description of the request. Tukwila will confirm the interpretation of the zoning variance with legal. The City of Tukwila does permit the use of a 8'-6" x 19' -0" parking stall with a 25' -0" aisle. 8. FIRE LOOP: The existing fire loop is adequate for the existing and proposed addition. 9. LIFE SAFETY ISSUES: a. DRAFT CURTAIN: The atrium will require a water curtain and smoke draft curtain surrounding the parimeter of the atrium opening. - TCP requests that the Fire Marshal review the provisions of the 1985 UBC which has modified the atrium portion to encourage smoke removal from the corridors. The fire Marshal will review the situation. b. STANDPIPES: Standpipes are required in each stair with a hose cabinet accessable from the corridor side. This hose will consist of a 2 -1/2" Standpipe connection with a 1 -1/2" reducer for the hose. Separate standpipe connection and hose connections are not required. c. FIRE ALARM SYSTEM: A electric fire alarm system is required per NFPA -72. d. GUESTROOM SMOKE DETECTOR: An industrial grade smoke detector is required in each guestroom. The City has experienced difficulties with the residential grade detectors installed in the original tower. Each detector must be tied in tandum to the central alarm system and the front desk with a time delay circuit. MINUTES OF ME' TING DOUBLETREE SUITE HOTEL - TUKWILA Project Number 85248 February 6, 1986 page four e. ALARM DECIBEL LEVEL: The decibel level will be installed per NFPA -72. f. FIRE LANE: A fire lane width of 20 feet will be required along the East side of the site with turning radii. ELEVATOR: One elevator must be a hospital type elevator per the local highrise code. The City of Tukwila will review if the elevator shaft must be pressurized. h. SPRINKLER FLOWS: BCS asked if it is acceptable for the existing fire pumps to run the proposed addition in a tandum basis. The City will confirm this proposal with the Washington State Rating Bureau. i. WASHINGTON STATE RATING BUREAU: The City of Tukwila will perform a review of the design with the Washington State Rating Bureau. this will be in an advisory capacity to the City of Tukwila. j. SEPARATION OF EXISTS: The Fire Marshal questioned if adequate separation of exits exists in the proposed design. TCP will confirm the measurements. The Fire Marshal prefers to have the exists located diagonal across the plan. k. ROOF ACCESS: TCP proposes using a roof hatch at the top of the stair towers in lieu of a penthouse structure. The stairs will continue to the roof deck without the use of a ladder. this is acceptable to the City of Tukwila. I. WATER SUPPLY RESERVE: The existing swimming pool is used as the alternate water supply. This situation is acceptable. m. HEIGHT OF ATRIUM: TCP and BCS questioned the provision of UBC section 1508 regarding the height of the atrium. Is the 55 foot height measured from the floor to the highest occupied floor or to the ceiling of the atrium. The smoke evacuation vents will be located in the side wall between the roof of the last occuppied floor and the ceiling of the atrium. The City of Tukwila will review the situation. g. n. PRESSURIZATION OF STAIR SHAFTS: The city requires pressurization of the stair shafts with smoke ventilation at the top of the shaft. This requires supply air for pressurization to be located the bottom of the stair shaft. In addition, the city requires compartmentization of one of the stair shafts. TCP requests that the City review the compartmentization requirement with the UBC. • ..., ....: MINUTES OF Mc f ING DOUBLETREE SUITE HOTEL - TUKWILA Project Number 85248 February 6, 1986 page five o. AIR SUPPLY FROM UNDER THE DOOR: BCS proposed using the gap below the guestroom door for supply air to the rooms. The City of Tukwila stated that this is in violation of the smoke enclosure portion of the UBC. TCP recalls a provision in the code with permits a gap of 3/8 inch. TCP will review and contact the City of Tukwila. The City of Tukwila requests that the design team prepare a list of Life Safety issues to review. A second meeting will take place next week to address these and other issues which will require research into the situation by the City of Tukwila. TCP left a set of preliminary plans with the City of Tukwila for their records. Submitted By: David J. Murphy The Callison Partnership, PS DM /dm 14 cc: Those Present Doubletree Inns: Larry Marley The Callison Partnership: Paul Chelminiak Architecture • Programming Planning Interior Design The Callison Partnership December 23, 1985 DOUBLETREE SUITE HOTEL - TUKWILA MINUTES OF MEETING Project Number 85248 Those Present: Brad Collins - Tom Hill Moira Bradshaw David Olsori Mark Smith Location: Purpose: City of Tukwila City of Tukwila City of Tukwila The Callison Partnership (TCP) The Callison Partnership City of Tukwila Municipal Bldg. 3:00 P.M. Discussion of current codes, regulations, and permits required for the subject project. A. A parking variance was granted for the existing building around the time of initial application for permit. One extension to the variance was approved and it will expire on March 31, 1986. The Doubletree has been in contact with the city concerning requirements for another renewal. The city will review the file to determine the nature of the variance. 6 B. TI procedural requirements for an ex`hhnsion are: a. b. The Board of Adjustment meets the first Thursday of each month. The materials required by the city for a variance hearing must be submitted one month in advance of the date of the hearing. c. The submission date for a variance extension for the Doubletree is February 6, (985. C. TCP requested a copy of the variance file. The city will provide this copy for a reproduction fee. 1423 Third Avenue Suite 300 Seattle, Washington 98101 (206) 623-4646 ii r1 11+7: , f l � Profe canal Service Corporation if ` DOUBLETREE SUITE HOTEL - TUKWILA MINUTES OF MEETING Project Number 85248 D. The EIS filed for the existing building may suffice. The environmental checklist will determine if surrounding conditions have changed enough in the intervening period to require a new EIS. A mitigated EIS is possible. A new EIS could require approximately six months for review and approval. E. A traffic analysis will be required. F. The ordinance for adoption of the 1985 UBC by the city is being drafted for probabie action by the Spring of 1986. G. The renovation of the existing building atrium will not require existing conditions to meet the 1985 UBC requirements. H. The proposed building extension is defined as an independent building with no separation required. The city has stringent requirements for sprinklers and the sprinkler ordinance should be obtained from Fire Marshal, Doug Gibbs, 433 -1859. 1. The major problem areas for the project may be signs and parking. The existing signs are not in compliance with the 1982 Sign Ordinance. J. Soils analysis will be required. K. The pond to the east of the site is a privately held, wetlands area with no official protected status. L. Relocation of the existing heliport on the lawn area at the northeast corner of the site will .require an unclassified use permit with review by the Planning Department, public hearing recommendations by the Planning Commission, and approval by the City Council. M. Pre - application meetings are held at 2:00 P.M. on Wednesdays. Reduced plans shouid be submitted one week in advance. Mark Smith The Callison Partnership, P.S. MS:dm /43 cc: Those Present The Callison Partnership: Dave Olson, Paul Chelminiak, Mark Smith i1/au Cow 5S3 . / . Cf a ▪ 1908 4 City of Tukwila ▪ 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor Doubletree Plaza Hotel 16500 Southcener Parkway Tukwila, WA 98188 Attn: George Neumann Subject: Application 77 -37 -V: Extension of Parking Variance This letter confirms the decision of the Tukwila Board of Adjustment given at its meeting of 5 August 1982 to modify one of the original stipulations pertaining to this variance action 77 -37 -V by extending the period of validity thereof to 31 March 1986. This decision was made in accordance with the findings of fact and statements of intent contained in the official's minutes of the Board's proceedings, a copy of'which is attached. We appreciate your participation'in the Board's decision- making process. MC /js xc: Planning Director Larry Marley • 675- 29 12 August 1982 TUKWILA PANNING DEPARTMENT Mac Caughey Associate Planner 4 " w 4s City, of Tukwila 6200 Southcenter Boulevard ;19 08 Tukwila Washington 98188 Gary L VanDusen, Mayor BOARD OF ADJUSTMENT Minutes of the meeting of 5 August 1982. The meeting was called to order at 8:10 p.m. by Vice - chairwoman Wendy Morgan. All members of the Board were present except Mr. Goe, whose absence due to illness was excused. Associated Planner Mark Caughey was present on behalf of the staff. APPROVAL OF MINUTES MOVED BY MRS. REGEL, WITH MRS. WHEELER'S SECOND, TO APPROVE THE MINUTES OF 6 MAY 1982 AS PUBLISHED, SUBJECT TO MINOR EDITORIAL CORRECTIONS NOTED. MOTION CARRIED. OLD BUSINESS A) Application 77 -37 -V: Doubletree Plaza Hotel: Requesting extension of the time limit for a parking allocation variance as granted by the Board of Adjustment on 12 September 1977 for a hotel tower project on Southcenter Parkway. Mark Caughey presented the staff report and letter of request of 11 June 1982 from Doubletree Plaza Hotel. A supplemental analysis of parking and floor area for the complex prepared by staff was also distributed. Ms. Morgan described her understanding of the issue before the Board at this time: Whether or not to grant the requested time extension, and if so, for how long. In response to Mrs. Regel's question, Larry Marley representing the man- agement of Doubletree Corp., displayed a conceptual site diagram illustrating placement of Phase II improvements. Mr. Marley also distributed a written analysis of historic parking demand at the plaza. It was noted that undeveloped land within the Doubletree site could not reasonably be subdivided and sold to another party as no surplus parking is available. George Neumann, Manager of the Doubletree Plaza, explained that peak use of the parking lot occurs during the year -end holiday season. Average occupancy in 1982 is about 64 %; slightly low by industry standards. In response to Mrs. Altmayer, Mr. Neumann explained the procedures and financing requirements prerequite to obtaining a construction loan for BOARD OF ADJUSTMENT Page2 Phase II. 1984 would be the soonest possible application period under present conditions. Ms. Morgan suggested a series of findings be expressed in the minutes to clarify the Board's intent in granting the variance extension in this case - specific situation so that a binding precedent is not established. The Board recessed at 8:52 p.m. for private deliberation; the meeting reconvened at 9 :01 p.m. Further discussion followed regarding the timing requirements necessary to implement Phase II. MOVED BY MRS. ALTMAYER, WITH MRS. SECOND, THAT STIPULATION 4 OF THE BOARD'S 7 DECEMBER 1978 DECISION PROVIDE AS FOLLOWS: CONSTRUCTION OF PHASE II MUST BE REASONABLY INITIATED BY 31 MARCH 1986, OR SAID DEVELOPMENT SHALL PROVIDE PARKING IN COMPLIANCE WITH SECTION 18.56.050.(TMC).. Findings: The Board makes this decision as applicable to variance action 77 -37 -V only according to the following findings of fact and statement of intent: 1) The unusually long period of time for which the validity of the variance is extended is based on substantial com- pletion to date of the overall Doubletree complex. 2) No changes are proposed, nor shall any change be allowed hereby, in the original site plan which depicts develop- ment of Phases I and II as an integral whole. 3) No changes „are expressed or implied in any other stipu- lation of application 77 -37 -V. Having concluded its business, the Board adjourned at 9:25 p.m. MC /js TUKWILA BOARD OF ADJUSTMENT Mark Caughey Associate Planner CITY OF TUKWILA PLANNING DIVISION Doubletree fully intends to proceed with Phase II and to comply with the stipulations outlined in the variance #77- 37- V /Uoubletree Plaza Hotel. However, with the current economic conditions, Doubletree has temporarily delayed Phase II and respectfully requests an extension to subject variance due to these unforseen circumstances. In addition, we feel the following factors are relevant to the requested extension: 1. Recent changes to Tukwila parking requirements have reduced the „ ( City's parking ratios. Therefore, the requested extended variance is not as great as originally granted. 2. The original variance was based on theoretical factors as multipliers, but we now have historical data based on two years operation of the Phase I facility which indicates a lesser requirement than projected (historical data attached). 3. The completed Phase I constitutes 70% of the total planned development related to the variance. Therefore, this request for extension relates only to 30% of the total previously granted. Summary: Since historical data has proven to require fewer parking spaces than previously indicated; and Tukwila has reduced the parking requirements based on its independent studies subsequent to granting of subject variance; and the remaining development accounts for only 30% of the total, we feel confident that the stated 500 spaces is more than adequate for Phase I and II. Further, we have no reservation in providing this quantity with the comfort of meeting the needs of our guests as well as the intent of the Tukwila Municipal Codes. Larry M ley Directo of Design & Construction 3. Ratio of non - hotel guests using services of: DOUBLETREE PLAZA HOTEL AUTO TRAFFIC ANALYSIS Y.T.U. 1980 1981 6/30/82 1. Percent of room sold where 26% 30% 29% guest has car 2. Average number of cars per .25 .25 .25 banquet guest 8/5/82 G.J.N. Restaurant 23% 19% 20% Lounge 80% 75% 75% Meeting /Banquet 20% 20% 20% 4. Walk -in guests (car /no car) 10 %/90% 15 %/85% 20 %/80% (Average number walk - ins /day) (5) (10) (8) 5. Peak period average 60% 65 %. 65% utilization of parking spaces DOUBLETREE PLAZA HOTEL ESTIMATE OF PARKING DEMAND 1) Guest Rooms 2) Commercial Space 3) Public Ass'y Space 4) Restaurant Space 5) 6) Actual Parking Provided 7) Net Deficiency Per Code 393 Rooms Total Permitted By Variance 77 -37 -V Less Existing Phase I Rooms Net News Rooms Allowed in Phase II Total Code Parking, Phase I Parking Required for Phase II Rooms Total Code Requirement for Phase I and II Less 500 Spaces Specified by Variance 77 -37 -V NET VARIANCE REQUIRED 1 Source: 2 Includes: 3 lncludes: PHASE I (Existing) CONDITIONS Facility # /Sq. Ft. 4 6900 sq. ft. j 15 sq. ft. /Person 4 221 11,650 sq. ft. 6,900 sq. ft. 4,700 sq. ft. PHASE II (Future) CONDITIONS Building Permit Drawings of Record Recreation Facility, Gift Shop, Offices Banquet Room, Discotheque 5 Includes: Dining Area and Kitchen 6 Assumes No New Commercial /Food Service /Meeting Space Parkin Ratio 1 sp /Room 2.5 sp /1000 sq. 1 sp /4 Persons 1 sp /100 sq. ft. .F TOTAL PHASE I DEMAND 393 221 172 673 + 172 845 - 500 (345) = 411% 221 . G.F.A. 290 115 47 673 .449_ (224)0 .A. Spaces Required t et n m .24 • rkl. -1 "4111 n33 0 mr 2 z2 m(fl C , Cota.d ( .)1 1"141.41.1 Ce*:'11 1 i l'1.17 H 1 I ti . I lin lilt I I :Wi Hill 1.111.1 r-r Q d... 00.'7 re- Letee-4...1 tt 4..1 (. 1 • , • 1.‘ 1.qe ) ...11 '441;Al 11 September 1978 Mr. Timothy DuBois Manager, Doubletree Inn 205 Strander Blvd. Tukwila, WA 98188 Very truly yours, PLANNING DIVISION Roger Blayloc Assistant Planner RB/ch CITY of TUKWILA OFFICE of COMMUNITY OEVELOPA/ENT Dear Mr. DuBois: Your application is scheduled for consideration by the Board of Adjustment at their regular meeting of September 21, 1978. The meeting will be held at 8:00 P.M. in the City Council Chambers located at 14475 - 59th Avenue South. We feel it would be important for you to be present to represent your interests. 6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 CITY OF TUKWILA PLANNING DIVISION F te_ BOARD OF ADJUSTMEi4T STAFF REPORT 7 September 1978 8:00 P.M. AGENDA ITEM V I : IANCE EXTENSION: Doubletree Inn #77 -37 BACKGROUND: On September. 2, 1977, the Board of Adjustment approved a variance from the park- ing requirements for the Doubletree Inn. The variance required a minimum of 500 parking spaces. (SEE, Exhibit A) If construction is not begun, then the variance permit lapses. Doubletree Inn has had difficulty acquiring financing. Massachusetts Mutual Life Insurance Company made a permanent financing commitment on August 15, 1978. Their request for a one year extension of the variance as granted in 1977 is appropriate. However, any site plan modifications should be re- submitted to the Board of Architectural Review for a new Binding Site Improvement Plan. (Included for your review is a copy of the original staff report, minutes of September 2, 1977 and site plan submitted.) RECOMMENDATION: Grant the one year extension with the conditions as originally attached. XbOVSLETREE ZNN August 23, 1978 Mr. Fred Satterstrom Tukwila Planning Department 6200 Southcenter Blvd. Tukwila, Washington 98188 Dear Fred: SOUTHCENTER • 205 STRANDER BLVO • SEATTLE. WASHINGTON 98188 • TELEPHONE 1206) 246-8220 R ECEIVED AUG 2 2 1978 COY OF 1UKWItA I am writing in reference to the parking variance that was granted us for our new Doubletree Hotel on September 1, 1977. Due to past delays in obtaining permanent financing for the project, we are requesting a one year extension to this variance. We received from Massachusetts Mutual Life Insurance Company a perma- nent financing commitment on August 15, 1978. The MMLIC commitment number is 78716. Your consideration of this request would be most appreciated. Cordially, Ti . Dubois General Manager TSD:dc cc G. Peter Bidstrup, President OTHER DOUBLETREE LOCATIONS — Doubletree Inn of Phoenix • At Park Central,Mall • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248.0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602) 881-4200 Doubletree Inn of Scottsdale • At Fashion Square • 4710 North Scottsdale Road • Scottsdale, Arizona 85251 • Telephone (602) 947.5411 Doubletree Inn of Scottsdale • At Scottsdale Mall • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone 1602) 994-9203 Doubletree Inn of Monterey • At Fisherman's Wharf • Monterey, California 93940 • Telephone (408) 649.4511 PLANNING PAPKS RECREATION BUILDING GC /ch 12 September 1977 Mr. Timothy DuBois Manager, Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 RE: Variance Application for New Doubletree Facility Dear Mr. DuBois: The Tukwila Board of Adjustment, at its regular meeting of 1 September 1977, con- ducted a public hearing to consider your application for variance from Section 18.20.070 (Parking Requirements) of the Tukwila Municipal Code (TMC). The Board, upon due consideration of all testimony received during the hearing and based on the Findings and Conclusions of the Staff Report and the information contained in the variance application, granted the variance from Section 18.20.070 (TMC) with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. 2. This variance shall be in effect only as long as the principal use of the property remains hotel /convention facility and reflects multiple use. 3. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parking in compliance with Sec- tion 18.20.070 (TMC). This correspondence shall constitute variance authorization and must accompany application for building permit. Should you have any questions, please contact me at your convenience. Si ncer- y Gary Crutc• ield Assistant Planner cc: Mayor Bauch Dir, OCD Bldg Off CITY of TUKWILA OFFICE of COMMUNITY OEVELOPMENT 6230 Southcentsr 3oulevard • Tukwila, Washington 98188 ■ (206) 242 -2177 Board of Adjustment Minutes Page 2 2 September 1977 Mr. Goe pointed out that were the Puget Power site zoned C -2, this variance application would not be necessary. Mr. Crutchfield noted that alternative had been recommened by Staff to the applicant but nothing had evolved in that respect. Mr. Mahlum confirmed Mr. Crutchfield's comment and further explained that the Skarbo project could not wait for a decision from Puget Power. Mr. Johanson stated he felt the most appropriate means would be a rezone of the Puget Power site; however, the Skarbo project would be unduly delayed by such an action. Therefore, this variance appears appropriate inasmuch as the public welfare is not adversely affected. Board discussed precedent- setting effect concluding this is a unique case and will not establish an undesirable precedent. Motion by Mr. Goe, seconded by Mr. James and carried that based on the Findings and Conclusions of the Staff Report the Board wholly grant the variance from the eight -foot side yard requirement of Section 18.30.040 if the parcel is re- classified for commercial use. Chairperson Altmayer, noting the Public Hearing had not been formally closed, did so at 8 :35 P.M. LANCE: Parking Requirement (Doubletree Inn) Mr. James stated he knows the applicant, Mr. Timothy DuBois, as a result of working with Mr. DuBois as a member of the Natural Environment Element Commit- tee of the proposed Comprehensive Plan. Mr. Crutchfield stated such a relation- ship does not constitute disqualification. Chairperson Altmayer opened the Public Hearing at 8:40 P.M. and Mr. Crutchfield read the Staff Report. Mr. Timothy DuBois, Doubletree Inn, stated a great deal of research had gone into the Parking Variance Proposal and would answer any questions the Board may have. Introduced Mr. Bob Smith, architect for proposal, who displayed and explained drawings depicting site and elevation plans and extent of multiple use. Mr. Goe questioned the anticipated number of employees at the freestanding restaurant. Mr. Smith indicated about 15 persons would be employed by the individual restaurant. Board questioned statistics on the peak parking demand and actual counts. Mr. Smith displayed the peak demand graphs found in the application and Mr. DuBois explained the shifts of peak parking demand. Essentially, their peak parking demand occurs twice daily, once at noon and again at about 9:00 P.M. Chairperson Altmayer questioned the rationale for adjusting the explicit Code requirement for 1 parking space for each room of a hotel or motel. Mr. Crutchfield explained the principal factor leading to adjustment is the common occurrence rate of hotel room guests arriving from the airport to attend a one to three day conven- �� .. '.�.•.:. Board of Adjustment Page 3 Minutes 2 September 1977 tion without the need for any parking due to transportation service and intra- hotel multiple -use peculiarities. Mr. Duffie asked how often the existing facility is fully occupied and is there any parking problem when it is full. Mr. DuBois explained the hotel rooms are usually full and parking is not a problem. The only time parking is a problem, it is the result of Southcenter shoppers during the Christmas shopping season which corresponds to the hotel's low demand season. Mr. Goe questioned the determination as to the "12 peak parking days" as a measurement of peak parking demand. Mr. Crutchfield explained that a study performed and published by the Urban Land Institute several years ago concluded that maximum parking provisions be based on peak demand less the 12 highest demand days. This essentially represents the conclusion that parking provisions can be exceeded once a month and that this level of parking is reasonable in con- sideration of the fact that land is a premium and over - parking is a waste of a premiun Mr. Goe noted that according to the graphs in the application, the existing facility's peak demand uses only about 80% of the available parking and the same ratio is extrapolated for the new facility. Questioned the marketing analysis on the part of Doubletree in determining such a degree of expansion as is proposed. Mr. DuBois explained the Doubletree is currently rejecting reservations at the rate of about 100 daily and this portion of the region is growing very rapidly. Noted the airport hotels are enjoying a ±90% occupancy rate. Mr. Goe stated he is comfortable with the suggested basis for the variance and that the proposed level of parking appears quite adequate but is concerned about the precedent which will be established. Mr. Smith noted the variance granted in January 1976 established the precedent and this application is based, to some degree, on that precedent. Mr. Crutch- field noted the 1976 variance had not been utilized within the one -year expira- tion period and therefore, Staff considers the 1976 variance null and void. Therefore, a precedent has not been established. Considerable discussion ensued among Board members and Staff as to precedent - setting effect of granting this variance. General conclusion of the Board that the hotel /convention character of the facility separates itself from the typical motel which obviously needs one parking space per room. This conclusion is para- mount in the determination of the degree of variation from the provision of Sec- tion 18.20.070. Chairperson Altmayer closed the Public Hearing at 10:15 P.M. Motion by Mr. Duffie, seconded by Mr. James and carried that based on the Findings and Conclusions of the Staff Report, the information included in the application for variance, and the testimony received during the Public Hearing, the Board grant the variance from Section 18.20.070 with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. Board of Adjustment Minutes 2. This variance shall be in effect only as long •s the principal use of the property remains a hotel /convention facility and reflects multiple use. 3. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parkin in compliance with Sec- tion 18.20.070 (TMC). The Board was informed of the lawsuit filed by the Bena oya Company to obtain a freestanding sign. This matter was before the Board n July and the permit was denied. Generally discussed the Sign Code and Zoni g Code provisions. There being no further business, motion by Mr. Duffie, econded by Mr. Johanson and carried to adjourn the meeting. Chairperson Altmayer adjourned the regular September me ting at 10:35 P.M. TUKWILA BOARD OF AD1USTMENT Gar : rutchf eld Secretary Page 4 2 September 1977 FINDINGS: CITY OF TUKWILA PLANNING DIVISION BOARD OF ADJUSTMENT STAFF REPORT 1 September 1977 8:00 P.M. AGENDA ITEM IV B : PUBLIC HEARING: VARIANCE (Doubletree Inn) REQUEST: VARIANCE from Parking Requirements (18.20.070 TMC) APPLICANT: Doubletree Inn, Tukwila LOCATION: Southeast corner of the intersection of Strander Boulevard and Southcenter Parkway directly south of the existing Doubletree Inn. SIZE: ±8.25 acres ZONE: CM (Industrial Park) COMPREHENSIVE PLAN: Industrial (Existing Plan) Commercial (Proposed Plan) INTRODUCTION: The Doubletree Inn proposes to develop a new hotel /restaurant complex on the large parcel of vacant land directly south of the existing Doubletree Inn. A variance has been requested as a vehicle to determine the actual need for park- ing due to the nebulous requirement of Section 18.20. (TMC). Much of the data included in the application was compiled for E-previous variance request in January 1976. 1. The ±8 -acre site is proposed to contain a 208 -room 7 -story hotel building with banquet, eating and entertainment areas, a separate and individual restaurant and lounge, a possible 4 -story 104 -room hotel expansion building with banquet facilities, and a total of 500 parking spaces. (SEE, site plan, Page 8, Parking Variance Proposal.) 2. The Tukwila Municipal Code (TMC), under Section 18.20.070, requires Hotels and Motels to provide "...One space for each bedroom, plus adequate parking . for special eating, banquet or entertainment facilities." 3. Lacking any specific requirements within the TMC regarding parking for "eating, banquet or entertainment facilities ", Staff has employed the Uniform Building Code in conjunction with the provisions under Places of Other Public Assembly, Sections 18.56.110 and 18.56.120, for such use areas Board of Adjustment Page 2 Staff Report 1 September 1977 and Section 18.56.160 for the administrative offices. (SEE, Exhibit A, Square Feet per Occupant by Use Area) 4. As a result of application of Sections 18.20.070, 18.56.110, 18.56.120 and 18.56.160 to the use areas identified in the Parking Variance Proposal and which require that parking be provided, the number of parking spaces required by the TMC is broken down and totalled in Exhibit B. 5. Based on an 18 -month survey of banquet facilities use characteristics described on Page 16 of the Parking Variance Proposal the applicant establishes that 78% of the banquets or meetings use one banquet area for business and another banquet area for eating. In effect, the banquet par- ticipants are using twice the floor area for which parking is required with- out generating the vehicle trips assumed by the TMC for the second banquet area. The applicant's basic assertion with respect to this factor is that parking should be provided to accomodate half of the maximum number of 728 banquet participants. (NOTE: The 728 banquet participant figure is arrived at by dividing the 10,920 square feet of banquet floor area by the 15 square feet per occupant dictated under the Uniform Building Code.) 6. Multiple use within a hotel /restaurant complex is a common factor and is addressed by the applicant on Page 18 of the Parking Variance Proposal. This factor essentially identifies the ratio of hotel room occupants that frequent the eating facilities such as the coffee shop, restaurant or lounge located within the hotel. Since these persons assumedly arrive at the hotel, park their vehicle, occupy their hotel room and walk to the coffee shop, restaurant or lounge located within the hotel, they constitute an occu- pant of the eating facilities without generating a need for the eating facility to provide parking space. The maximum ratio identified is 90% of coffee shop morning patrons being hotel guests who have already parked their vehicle and walked from their hotel room to the coffee shop. The minimum ratio asserted by the applicant is 25 %, that occurring during the noon hour at both the coffee shop and restaurant. Hence, the greatest number of parking spaces required by the eating facilities is 75% of the TMC requirement. 7. The peak demand analysis graphically depicted on Pages 23 and 24 of the Parking Variance Proposal asserts that, based on actual car counts, the existing Doubletree Inn facility generates a peak parking demand of less than 250 cars for all but 12 days out of the year. (SEE, Page 19, Parking Variance Proposal for explanation of "Peak Demand ".) Using this data, the applicant extrapolates that such peak parking demand at the proposed complex will be less than 425 cars for all but 12 days out of the year. 8. Proximity of the existing as well as the proposed complex to the Sea -Tac International Airport is of important consequence to the number of parking spaces actually required to provide sufficient parking for hotel room guests only. The Parking Variance Proposal, on pages 25 and 26, explains the num- ber of hotel room guests which arrive by other than private automobile such as limousine service or taxi. The applicant asserts that only 31% of all hotel room occupants arrive by private automobile and, thus require parking space. Board of Adjustment Page 3 Staff Report 1 September 1977 9. Page 28 of the Parking Variance Proposal asserts that an non - quantifiable but "considerable" number of Southcenter shoppers walk to the existing facility and that such would hold true for the new facility. While this may be true for the existing facility due to its proximity to Southcenter, the number on a daily basis is likely to be negligible and even more so for the new facility due to the distance from Southcenter and the lack of a weather- protected and traffic -safe pedestrian system. 10. While the Parking Variance Proposal on Page 29 depicts the City of Seattle code requirements for hotels compared to Tukwila's TMC requirements, fac- tors other than those indicated within the application contribute greatly to the final ratios inherent in the Seattle code requirements. A. On- street Parking: Seattle has considerable on- street parking while Tukwila allows no on- street parking. B. Off- street Parking: Parking garages, exclusive of other uses, are a principal use of property in downtwon Seattle. The difference between the Seattle and Tukwila land markets being what they are,such is not the case in Tukwila. C. Non - Driving Guests: Seattle's code ratio as depicted in the application breaks down to 1 parking space per 4 rooms or only 25% of the Tukwila code requirement. Although the ratio of airport arrivals as hotel guests is likely to be similar, the fact that Tukwila is suburban and the proposed facility is located within 4 mile of one of the largest interstate freeway interchanges in the state indicates the actual number of vehicle- driving hotel guests is likely to be greater than that found in Seattle hotels. 11. The applicant plans to construct the complex in two phases; Phase I including the 7 -story hotel, the freestanding restaurant, and 500 associated parking spaces while Phase II will consist of the 4 -story hotel. 12. The applicant requests that the variance be granted for a period of five (5) years to allow the planned Phase construction. CONCLUSIONS: 1. The nebulous character of the requirement of Section 18.20.070 to provide "adequate" parking space for "eating, banquet and entertainment" facilities is certainly open to interpretation on a case by case basis. Staff's appli- cation of Sections 18.56.110 and 18.56.120 in conjunction with the Uniform Building Code 'floor area per person' (Exhibit A) is an attempt to apply meaningful and measurable parking requirements to this particular use in the TMC's absence of such precise restrictions. At the same time, Staff recognizes that certain use peculiarities may render the applied restrictions either lacking or unnecessarily burdensome. 2. In consideration of the "Eat and Meet" situation depicted by the application, the TMC parking ratio of 1 space /75 square feet should be reduced to 1 space/ 150 square feet. This ratio essentially recognizes the fact that banquet Board of Adjustment Page 4 Staff Report 1 September 1977 patrons use twice the amount of floor space than indicated . by the Uniform Building Code due to the fact they "meet" in one banquet room and retire to another banquet room to "eat ". 3. Multiple use of different use areas within the hotel is an unquestioned factor and must be recognized in any reasonable assessment of actual parking demand. To do so, the TMC parking requirement for eating and enter- tainment areas within the motel should be reduced by 25 %. This corresponds to the smallest recorded percentage of hotel guests as users of such areas. 4. While the proximity to SeaTac Airport plays an important role in the applicant's asserted need for parking, the claim that only 1 in every 3 rooms requires a parking space is far too low in consideration of the factors listed under Finding #10. Moreover, the TMC is quite specific in requiring one space per room. Were the TMC requirement reduced to .75 spaces per room, this factor is recognized while providing for the fre- quent peak parking demand. 5. Since this analysis is aimed at providing for necessary parking, the number of employees must be addressed. As a typical provision, the complex should include 1 parking space for each of the 4. employees. 1 6. In consideration of the critieria outlined in Section 18.72.010, the following respective conclusions are drawn: A. The variance shall not consttitute a grant of special privilege incon- sistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; CONCLUSION: Insofar as the Board is authorized to vary any of the parking requirements based on the particular use and, in the case of Section 18.20.070, is obligated to weight all factors to determine a reasonable parking require- ment for hotels /motels, the granting of a variance will not constitute a grant of special privelege. B. That such variance is necessary because cf special circumstances relating to the size, shape, topography, location or surrounding 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; CONCLUSION: The special circumstances are not physical in nature but, rather, are use peculiarities which can be measured as proven in the application and this report's findings. Since most other uses are grouped by nature (such as commercial or industrial) and common or typical parking needs are readily identifiable, the multiple -use and proximity to airport factors are peculiar to this particular use and require consideration and proportionate adjustment to ensure consistent property use rights. C. That the special conditions and circumstances do not result from the actions of the applicant; CONCLUSION: Multiple use of complementary use areas and the proximity Board of Adjustment Page 5 Staff Report 1 September 1977 of SeaTac Airport are, as identified throughout this Report, special circumstances peculiar to this particular use which are not due to actions of the applicant. D. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; CONCLUSION: The provision of adequate on -site parking is of primary concern in Tukwila since the City prohibits on- street parking to promote public safety. Hence, a variance from the parking requirements must not reduce the parking requirement below that which is reasonably determined to be necessary. Moreover, people will park their vehicle on neighboring parcels if adequate parking is not provided on -site; thus resulting in a certain degree of injury to neigh- boring properties. In summary, a variance which insures adequate parking is provided will not be materially detrimental to the public welfare or injurious to surrounding properties. E. The authorization of such variance will not adversely affect the implemen- tationofthe comprehensive land use plan; CONCLUSION: The existing Comprehensive Plan contains no policies but, rather, consists of a graphic representation of land use categories and their distri- bution throughout the City. As such, the variance will not adversely affect implementation of the existing Plan. The proposed Comprehensive Plan contains policies which promote provision of adequate on -site parking. F. That the granting of such a variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. CONCLUSION: This property can certainly be developed to other uses more similar to existing uses of the surrounding land area. The right to fully utilize a parcel of land within adherence to lawful restrictions, however, is a substantial property right which should be enjoyed by all land uses. The peculiarities inherent in the proposed use are not precisely addressed by the TMC parking requirements. Therefore, a variance is necessary as a vehicle by which to arrive at reasonable parking provisions in order to ensure the fullest use of the property within lawful restrictions. SUMMARY In the absence of reasonably precise parking requirements for this particular type of land use, the variance is a necesary tool in this instance to arrive at reason- able parking requirements with respect to particular use characteristics which are peculiar to this type of complex. Based on the Parkin Variance Proposal and the Findings and Conclusions contained in this Report, the fo lowing breakdown is con- cluded to be a reasonable minimum requirement for on -site parking which respects the particular use characteristics. Activity # or Area Loy Hotel Rooms ate Meeting Rooms 10,920 sq. ft. Eating & Entertain- ment 4,650 sq. ft. Administrative Offices 2,070 sq. ft. Employees 41 1 /employee Board of Adjustment Page 6 Staff Report 1 September 1977 Factor Minimum Spaces Required ,75/Room 434 1/150 sq.'ft. 73 X /(7. ft. (75%) 47 3.1/1,000 sq. ft. 9 SUB -TOTAL 404 u_ 3FC) Purposely excluded from this breakdown is the freestanding restaurant proposed as a part of the ultimate complex. It is excluded due to its individual nature and negligible intra -hotel multiple use. Although it is reasonable to assume some of this restaurant's patrons will walk from the hotel, the actual number is believed to be negligible and, in fact, the bulk of the patrons will arrive by car from origins other than the hotel. Hence, the 1 space /5 persons is deemed to be the minimum number of spaces necessary to service the separate restaurant facility, resulting in the requirement of 75 parking spaces. Hotel Complex 404 spaces '3 Y C Freestanding Restaurant 75 is /S TOTAL MINIMUM REQUIREMENT 479 spaces 41 RECOMMENDATION: Based on the Findings and Conclusions in this Report as substantiated by the Parking Variance Proposal, Staff recommends the variance from Section 18.20.070 be granted with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. 2. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. 3. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). USE' MINIMUM OF TWO EXITS OTHER THAN ELEVATORS ARE REQUIRED WHERE NUMBER OF OCCUPANTS IS OVER - SQUARE FEET PER OCCUPANT EGRESS BY MEANS OF A RA1.1P OR AN ELEVATOR MUST BE PROVIDED FOR THE PHYSICALLY HANDICAPPED AS INDICATED 1. Aircraft Hangars 10 500 Yes (No Repair) 2. Auction Rooms 30 7 Yes 3. Assembly Areas, Concen- trated Use ( without fixed seats) 50 7 YesR Auditoriums Bowling Alleys ( Assembly areas) . Churches and Chapels Dance Floors Lodge Rooms Reviewing Stands Stadiums 4. Assembly. Areas, Less-con- centrated Use 50 15 Yes Conference Rooms Dining Rooms Drinking Establishments Exhibit Rooms Gymnasiums Lounges Skating Rinks Stages 5. Children's Homes and Homes for the Aged 5 60 Yeas 6. Classrooms 50 20 Yes 7. Dormitories 10 50 Yes 8. Dwellings 10 300 No 9. Garage, Parking 30 200 Yes 10. Hospitals and Sanitariums- Nursing Homes 5 80 Yes 11. Hotels and Apartments 10 200 Yes when more than 3 stories 12. Kitchen — Commercial 30 200 No 13. Library Reading Room 50 50 Yes 14. Locker Rooms 30 50 Yes 15. Mechanical Equipment Room 30 300 No 16. Nurseries for Children (Day -care) 6 50 Yes 1976 EDITION TABLE NO. 33.A—AVAILABLE SQUARE FEET PER OCCUPANT AND EGRESS FACILITIES (Continua.) Uni-FDrivL %1a• Goek 33.A • 519 IS 5 ye16O t 7 J . Fee 5 .so>,,5 6 p pev 7s VAPJA.rJG = -Dowb le7✓ee, Teri M/F #77 -37 -V VARIANCE from Parking Requirements Doubletree Inn 1 September 1977 such as lobby area, restrooms, etc. E X H I B I T "B" PARKING SPACES REQUIRED BY TMC ACTIVITY # OR AREA FACTOR Rooms 312 1 sp /Room Meeting Rooms 10,920 sq. ft. 1 sp /75 sq. ft. Restaurant (Hotel) 1,600 sq. ft. 1 sp /75 sq. ft. Cafe (Hotel) 1,575 sq. ft. 1 sp /75 sq. ft. Lounge (Hotel) 1,475 sq. ft. 1 sp /75 sq. ft. Administrative Offices 2,070 sq. ft. 3.1 sp /1,000 sq. ft. Restaurant (Separate) 350 seats 1 sp /5 seats TOTAL REQUIRED SPACES 312. 146 21 21 20 9 75 This breakdown excludes those use areas which do not generate vehicle trips SC H 1 T 23 vAIVA iGe Da tklelerl ! wt.. 0 • 3 0 NO T INCLUOS 0 POUT M C (INTER PARKWAY 4. CS:= ;Ss 7=" ?: .7, • ; r j Ihk) inj 130.00 THIO SECTION NO T INCLUDED sao PARKINS *PAC'S DOUBLETREE HOTEL 2 a a • 8 PRIELOVIIPLARY no* presented to TUKWILA BOARD OF ADJUSTMENT and. • TUKWILA. PLANNING- DEPARTMEN1 PARKING VARIANCE PROPOSAL August 11, 1977 . .. . . . . . . . . . . .. . . . . . . . , . . . . . . . . . . . . . . .. . . • „ . . . . . . . . . , . . . . . . . . . ., . . ....' -.... ........-..., . . . . . . . . . . . . . . . . . • . . . . . - - PART I Title Page Index Application for Variance Affidavit Vicinity Map Property Ownership Map Property Description Site Plan INDEX PART 2 Proposal Parking Regulation Analysis Justification Findings of Facts Conclusion Page No. 2 3 4 5' 6 7. 8 10 12 14 30 . FOR OFFICE USE ONLY Appl. No. Receipt No. Filing Date Hearing Date AFF'T FOR VARIANCE Planning Commission Action City Council Action Ordinance No. & Date APPLICANT TO ANSWER ALL THE. FOLLOWING QUESTIONS MEATLY AND ACCURATELY: Name Timothy S. Dubois Address 205 Strander Bvd Tukwila, Washington 98188 Telephone No. 246 -8220 Property Petitioned for variance is located on Southcenter Parkway between Strander and South 180th Street . Total square footage in property 352 5 61 S uare Feet LEGAL DESCRIPTION OF PROPERTY See Attached. Form B Existing Zoning C : P . R. - • - What are the uses you propose to develop on this property? Restaurants, Lounge - Conventionjacilities and Sleeni Rooms.,_ • Number of permanent off - street parking spaces that will be provided on property? 500 Number required 7 09 i I, Timothy S. Dubois , being duly sworn, declare that I am the manager, contract purchaser or owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge belief. Subscribed and sworn before me AFFIDAVIT this llth day of August ,1977 . Tukwila, (City) 246 -8220 Notary Public in and or the State of Washington, residing at Seattle, Washington. (Signature of Cont act Purchaser or owner) (Timothy. Dubois, General Manager) 205 Strander Blvd., Tukwila, Washington 98188 (Mailing Address) (Telephone) Washington (State) •OUTMCENTER •MOPPING CENTER N TEAST A ANDOVER PARK WEST SITE SOUuMCENTER PARKWAY VICINITY .MAP PROPOSED DOUBLETREE HOTEL TUKWILA, WASHINGTON • ALLOT ORES AE LTY • SEATTLE CITY L OMT ▪ SONCON CORPOFATION •' IRVIN A. IVERBO • K uo aAn SCANDINAVIAN FURNITURE IMPORT • PUOET SOUND S LIGHT • RAINER SANK OWER VICINITY MAP PROPOSED DOUBLETREE HOTEL TUKWILA, WASHINGTON Property Description: The Property is described as follows: That portion of the southeast quarter of the northwest quarter of Section 26, Township 23 North, Range 4 East, W.M., situated in King County, Washington described as follows: Beginning at the monumented intersection of the center- lines of Southcenter Parkway (57th Avenue South) and Strander Boulevard (South 164th Street); thence South 89 Degrees 45' 58" east, along the monumented centerline of said Strander Boulevard a distance of 325.05 feet; thence south 0 Degrees 25' 58" east, parallel with the monumented east line of said subdivision a distance of. 30.0 feet to an intersection with the south margin of said Strander Boulevard; thence continuing south 0 De- grees 25' 58" east a distance of 200.00 feet to the True Point of Beginning of the herein described tract; thence continuing south 89 Degrees 45' 58" east, parallel with said centerline of Strander Boulevard a distance of 350.00 feet to the monumented east line of said subdivision; thence south 0 Degrees 25' 58" east, along said east line a distance of 600.04 feet; thence north 89 Degrees 45' 58" west a distance of 630.17 feet to the east margin of said Southcenter Parkway; thence north 0 Degrees 57' 48" west along said east margin a distance of 502.40 feet; thence north 89 Degrees 45' 58" west a distance of 286.02 feet, thence north 0 Degrees 25' 58" west a distance of 97.74 feet to the True Point of Beginning. The aforementioned monumentation established by the city of Tukwila under LID No. 13, Contract No. 2 -68, Sheet 1 of 19, Street Plan and Profile, containing approximately 352.561 square feet plus or minus 1,000 square feet. 0 a J 3 0 • • a 0 z t a t • T M I • SUCTION NO T 1 N C L U O a o • 130.00 •OUTMC•NT• PARKWAY THIS !SWOT ION NOT I NCLUO.O s00 PARKINS SPACES DOUBLETREE HOTEL SEATTLE WASHON ,T H 0 to 1- g A_ - .: , I .., 1 PROPOSAL We propose to develop a hotel complex consisting of one seven story tower, one free standing restaurant and one four story future tower addition. Included in these three elements are: 1. Seven Story Tower: Ground Floor: Meeting Rooms Restaurant Cafe - Lounge Kitchen Lobby /Circulation Administrative Officesc- Flotel Storage Gift Shop Games Pool Racket Ball Courts Restrooms 2. Free Standing Restaurant: Dining /Bar (350 Seats) 3. Future Four Story Tower: Meeting Rooms 104 Sleeping Rooms Total - 7,920 S.F. 1,600 1,575 1,475 2, — 2,070 �9 -31- 1,600 - -6- 42,740 S.F. Second Thru Seventh Floors: 208 Sleeping rooms; @ 36 rooms per floors on floor 2 - 6 and 28 rooms on 7th floor. 3,000 S.F. In order for the proposed hotel complex to be developed on this site, a variance to the present parking ordinance is requested. So that the future tower addition falls under the jurisdiction of the same parking variance, it is respectfully requested that the time limit in which the parking variance remains valid be extended 5 years from the date the hotel opens for business. PARKING REGULATION ANALYSIS 1. Existing Parking Requirements Tukwila Code Requirements: Sleeping Room: Assembly: Commercial: Parking Required for Proposed Hotel: 208 Guestrooms 208 Spaces Meeting Rooms 106 " Restaurant /Cafe 42 " Lounge 20 " Commercial 63 " Employee 35 " Total - 1 Spaces Future 104 Guestrooms 104 Spaces Future Meeting Rooms 40 " Employee 6 Total - 624 Spaces Restaurant Employee Sleeping Rooms: Assembly: Commercial: Total - 1 space per room 1 space per 5 seats 1 space per 400 S.F. 2. Proposed Parking Requirements Variance to Code Requirements: 70 Spaces 15 709 Spaces .4 Space per room 1 Space per 6 seats 1 Space per 400 S.F. Parking Required with Proposed Variance: 208 Guestrooms 83 Spaces Meeting rooms 88 " Restaurant /Cafe 40 " Lounge 12 " Commercial /Lobby 63 " Employee 35 " Total - 37T Spaces 104 Future Guestrooms 42 Spaces Future Meeting rooms 33 " Employee 6 " Total - 402 Spaces 'Restaurant Employee PARKING REGULATION ANALYSI:i Ccont'd) Total - 58 Spaces 15 TT. Spaces Provided -500 Spaces JUSTIFICATION The following are responses to the questions appearing on the application form: 1. "(1) The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the pro- perty on behalf of which the application was filed is located;" Answer: Precedence has been established by the granting of a parking variance for a proposed tower addition to the Double - tree Tnn at Southcenter. Because the new facility will be under the same Doubletree ownership and the only hotel in this immediate vicinity and because the variance would be based on (a) multiple use within the hotel, (b) arrival of guests by air, and (c) Peak Load Analysis, we feel that the granting of this variance would not constitute special privilege. 2. "(2) That such variance is necessary because of special cir- cumstances relating to the size, shape, topography, location or surrounding of the subject property, to provide it with use rights and privileges permitted to other properties in the vici- nity and in the zone in which the subject property is located;" Answer: In relation to size and amount of parking, we do not enjoy equal property rights or privileges with the adjoining properties. The adjoining properties in the zone and vicinity are required to have parking facilities to handle the load for a single type of business, retailing. The hotel business has many phases, each of which requires different parking require- ments at different times. An analogy which illustrates the mul- tiple use and peak load factors mentioned above would be a fac- tory with 100 workers, running three shifts a day being required to have 300 parking spaces. In many cases this is the case with our hotel. 3. "(3) That the special conditions and circumstances do not result from the actions of the applicant;" Answer: The special circumstances were not created by the appli- cant. The effect of multiple use and the proximity of the airport on the parking were not able to be determined before several years of operation. 4. "(4) That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated;" Answer: The granting of the variance will allow the hotel tower -12- • JUSTIFICATION (cont' d) and restaurant complex to be built. All parking areas, plant- ing areas and buildings will be maintained. Therefore, the public welfare will not be materially affected and there will be no injury to other properties in the vicinity. "(5) The authorization of such variance will not adversely affect the implementation of the comprehensive land use plan;" Answer: The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Plan for it does not affect the intended use of the land. 6. "(6) That the granting of such a variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. (Ord. 889 Section 13, 1974: Ord. 608 Section 1(1), 1970)." Answer: As was stated in the answer to number two unless the TNT-Fe of multiple use, peak load analysis and proximity to airport are considered in parking requirements then we are being denied a substantial property right. V I. VII. FINDINGS OF FACTS Reference is made to the study completed on January 12, 1976 for the parking variance request for the tower addition to the exist- ing Doubletree Inn. The following discussion is based upon those original findings applied to the new hotel /restaurant complex of comparable size. Through a discussion of the following topics we hope to convince you that the proposed number of parking spaces for the new hotel/ restaurant complex is adequate: I. Convention Facilities II. Multiple Use Factor III. Peak Load Analysis - IV. Parking Requirements Proximity to Airport iness Base. V. Peak Load Analysis - Proximity to Southcenter The Seattle Solution -14- Time and How They are Affected by and Having a Commercial Bus Day of Week Thursday: I. CONVENTION FACILITIES 1. The Doubletree Inn will be a commercial hotel. The meeting and banquet rooms that the facility will have will be used by com- panies from around the area that will be holding a meeting or convention. Further, these meeting and banquet rooms will be sold in conjunction with sleeping rooms and will be sold separ- ately only as a last resort. This company adheres to a policy that states "no meeting /banquet room shall be sold for a banquet any further than 45 days in advance of the function ". The intent of this policy is straight forward, we want conventions that buy a complete package, i.e. sleeping rooms, banquet rooms and meet- ing rooms. An every day occurrence at the existing Doubletree acts as a good example of the "multiple use factor" that has been spoken about previously. A group of 80 gentlemen from XYZ Corporation check into the hotel for a regional sales conference. They have come from the 11 Western states to attend the conference. The Western Region of XYZ is broken into four districts. The group will be in the hotel for two days. Their itinerary is as follows: (1) Check in Tuesday evening late. (2) Meeting in the Banyan Room Wednesday at 8:00 am. (3) Lunch in the Bonsai Room at 12:00 noon. (4) Back to the Banyan at 1:30 pm for meetings. (5) Adjourn at 5:00 pm. (6) On their own for dinner (most leave the hotel). (7) Thursday morning separate District meetings in the Basswood, Candlewood, Dogwood, Bonsai. (8) Group lunch in Banyan. (9) District meetings, same rooms as morning. (10) Adjourn meeting at 5:00 pm. (11) Cocktail party 6:00 pm Bonsai. (12) Dinner 6:45 pm Banyan. When you analyze this group from a parking requirement stand- point, it goes as follows: Wednesday: 80 spaces for sleeping rooms 30 spaces for the Banyan 20 spaces for the Bonsai 1M Total Required 80 spaces for sleeping rooms 4 spaces for Basswood 4 spaces for Candlewood 8 spaces for Dogwood 20 spaces for Bonsai 30 spaces for Banyan 146 Total Required -15- r 150 people and over 200 people and over 250 people and over -16- I. CONVENTION FACILITIES (cont'd) In situations like this, less than 10% have automobiles. The difference between what the parking demand is and what the Code requires is obviously considerable. 2. Another point illustrated in the example but needing further explanation - -is the "Eat and Meet" situation. Let me list some statistics which will help explain. All of these figures represent combined banquet attendance, not single banquets or meetings. MORNING MEETINGS - 18 Month Period from July '74 to Jan '76 18 times 3 times 1 time NOON MEETINGS - 18 Month Period from July '74 to Jan '76 150 people and over 12 times 200 people and over 3 times 250 people and over 2 times EVENING MEETINGS - 18 Month Period from July '74 to Jan '76 150 people and over 26 times 200 people and over 11 times 250 people and over 5 times Presently at the existing hotel, counting all meeting rooms, we have a combined capacity of approximately 360. These figures show that over an 18 month period we are operating at 70% of capacity only 1% of the time. Further they show that we are operating at 41% of capacity only 10% of the time. The obvious conclusion to be drawn from these figures is that we are just not very busy in our meeting rooms, but this is not the case. The primary reason for these numbers appearing small is because of the "Eat and Meet" situation. As was mentioned earlier, our sole purpose in having meeting rooms is to attract conventions. The meeting planners who set up conventions insist on meeting in one room and eating in a separate room. Above Catering records show 78% of the uses of the meeting /banquet space has been the "Eat and Meet" situation. Presently we can accommodate 3 "Eat and Meet" situations simul- taneously. The largest "Eat and Meet" situation accommodated is approximately 100. The others are 20 and 15. These three sit- uations encompass all of our existing meeting rooms. I. CONVENTION FACILITIES (cont'd) The proposed banquet facilities at the new hotel could accom- modate the following "Eat and Meet" situations: The largest "Eat and Meet" that we could handle would be 200 and we would be able to accommodate one additional "Eat and Meet" situation of 65. The secondary reason for the number of people seeming small, and the one that accounts for the remaining 22 %, is that we have a great many small 10 -15 person functions held at the existing Doubletree. Lounge II. MULTIPLE USE WITHIN THE FACILITY. The principle of "multiple use" or "joint use" of parking is recognized and practiced by most major cities. The concept simply recognizes the fact that in a hotel the same people that are patronizing the rooms are also patronizing the Coffee Shop, the Restaurant, the Convention facilities and the Bar. The following mean was used to determine the multiple use factor for the existing Doubletree Inn and is applicable to the new facility: 1. Analysis of charges made to guest rooms. 2. Interview with service employees in Food & Beverage areas. Doubletree Multiple Use Coffee Shop Breakfast Lunch Dinner Restaurant Lunch Dinner Banquets Lunch Cocktail Hour Evening 90% in -house guests. 25% in -house guests 65% in -house guests 35% in -house guests 50% in -house guests 25% in -house guests 50% in -house guests 60% in -house guests 50% in -house guests III. PEAK LOAD ANALYSIS BY HOUR The existing Doubletree as well as the new facility is comprised of 5 different operation entities all requiring different parking require- ments at different times. These entities are: 1. Sleeping Rooms 2. Meeting Rooms 3. Bar 4. Restaurant 5. Coffee Shop The purpose of any parking regulation is to ensure that a facility has ample parking to serve the guests at any point in time. There is no better way of comparing the Parking Requirement of Code to the demand of the hotel than through the analysis of peak load. As an arbitrary saturation point the Urban Land Institute has selected the 12 highest car counts as the level at which parking spaces should be provided. Listed below are the "twelve highest" for the existing Doubletree counts as taken from the Car Count Data during a period from July 1974 to January 1976. 6 a.m. 9 a.m. 12 noon 3 p.m. 6 p.m. 9 p.m. 12 midnight 147 170 247 168 173 250 153 cars cars cars cars cars cars cars The time frames that are examined in depth are 6:00 a.m., 12 :00 noon, 9:00 p.m., 12:00 midnight and 3:00 a.m. 6:00 a.m. The "12 highest" car counts during the 18 month study period for the time frame of 6100 a.m. was 147 cars. This figure represents a 47% utilization of available parking spaces (314 spaces available) at the existing facility. During this time frame the only portion of the new facility that would effect parking would be the 312 sleeping rooms. Through survey and research (documentation is layed out in the "Proximity to Airport" section) we have determined that a minimum of 65% of our sleeping room guests arrive by air and are furnished transportation to the existing hotel by our airport limousine. The remaining 35% arrive by their own automobile or rent one at the airport and drive to the hotel. Even if this proven fact is complete- ly ignored for the new facility, there is still ample parking avail- able during this time frame. From 6:00 a.m. to 8:00 a.m. the only -19- other portion of the hotel that would be operating is the Coffee Shop As was statedin the "Multiple Use" portion of this report, 90% of the patrons of the Coffee Shop at this time would be in -house guests. Approximately 231 parking spaces would be used during this time frame at the new facility. 9:00 a.m. We will not examine this area to any great degree for it is one of the slowest times of the day. The Restaurant and Bar are closed and the Coffee Shop has finished serving the breakfast meal. The only point to make about 9:00 a.m. time frame is that the majority of the room gues:ts that are departing have checked out or will within the hour. Approximately 245 parking spaces would be used during this time frame at the new facility. 12:00 Noon The "12 highest" car counts for the noon period is 247 cars. Trans- lated to the new facility this would be approximately 385. The majority of the room guests check out between 7:15 a.m. and 10:00 in the morning, but all guests must be checked out by noon. We have a 50% turn over of rooms each day and would expect the same at the new facility. Of that 50% that remains registered in the hotel, 84.2% are commercial businessmen, with the remainder being tourists. At noon, this commercial guest is away from the hotel transacting business or he is in the hotel for lunch and thus he would be counted in the Food 4 Beverage areas. The "Multiple Use" section shows that at lunch 75% of room guests are not at the hotel. The new facility calls for 3 meeting /banquet rooms with a combined seating of 568. At the present code of 1 parking space for every 5 seats, we would require space for 114 cars. This 114 cars added to the "12 highest" car counts totals 499 cars, which is close to our proposed capacity. When the "Multiple Use" factor is considered then this comes within parking capacity. Approximately 420 parking spaces would be used during this time frame. 3:00 p.m. The 3:00 p.m. time frame, like the 9:00 a.m. time frame is a slack period when there is little or no activity in any of the areas within the hotel. Approximately 310 parking spaces would be used during this time frame. 6:00 p.m. Like the 9 :00 a.m. and 3:00 p.m. time frame, this segment does not warrant any in -depth study for it is a low activity period. The Restaurant and Coffee Shop are extremely slow, the sleeping room guests are starting to arrive and there are but a few meetings re- maining. The only area that is active at this time is the Bar because -20- of cocktailhour. Approximately 330 parking spaces would be used during this time frame. 9:00 p.m. The present "12 highest" car counts for this time frame is 250 cars. Transposing this to the new facility, the count would be affected in the following areas: (1) The 312 sleeping rooms: As stated earlier a minimum of 65% of the room guests arrive by air and will be provided with trans- portation to the hotel. (Actual arrivals by air is closer to 80 %.) Arrivals to the hotel fall into two distinct groups; those who arrive early and those who arrive late. Time stamped registration cards indicate a much slower check -in rate between 7:00 p.m. and 9:30 p.m. at the existing facility. The reason for the late check -in is very straight forward. The airport has a large influx of arrivals between 9:30 p.m. and 10:30 p.m. Businessmen like to arrive the night before they have to conduct their business and the evening flights allow them to travel without disrupting a business day. By 9:30 p.m. approximately 75% of the room guests have arrived. Coupling the 65% air arrival figure with the above 75% figure, you arrive at a need for 152 parking spaces (312 rooms x 65% air arrival = 203 car arrivals x 75% arrived = 152 spaces). (2) The convention facility: The added meeting /banquet facilities have virtually no impact on the 9:00 p.m. time frame. The impact is at the 7:30 p.m. hour. Catering records and employee payroll r.ecordsbear out the fact that 72% of all evening meetings are over by 9:00 p.m. The remaining 28% would require an addi- tional parking for 30 cars. At the 7:30 p.m. hour as well as the 9:00 p.m. hour, there are ample spaces available for all guests. (3) All other facilities within the new facility will remain relative ly inactive and would add a maximum 40 cars creating a required parking of 420 spaces. 12:00 Midnight The "12 highest" car counts at midnight is 200 cars and would approach 300 at the new facility. At midnight, we have verified that virtually all but a handful of guests have checked in. Extrapolating from peak parking demands at the 3:00 a.m. hour (assuming that all cars belong to sleeping room guests) the amount of parking spaces needed would be 210. This figure would be well within our capacity. -21- 3:00 a.m. Using the same logic as above, it is obvious that we have excess parking for the new facilities. GRAPH: The following graph visually depicts the interaction of par ling requirements by department and by time of day. 350 300 250 200 NUMBER . OF PARKED CARS 150 100 50 0 EXISTING DOUBLETREE IUN TUKWILA, WASHINGTON NIGHT QUANTITY DISTRIBUTION OF - PARKING USEAGE ROOMS COFFEE SHOP BANQUET ROOM: BAR RESTAURANT OTHERS 600 MAXIMUM 500 11111111110 400 300 200 100 0 ��. ,, �saaawaaai ... wrimesumas 4 . r ARILMEll AMMO - — u ■•uuuaaaaM Aaaaaaa1 of �- • uaaaaaau aaaaaiaaaaua� --.;.: •i::r::r:; /aa■aalaau Nauaafaaa IU ... DISTRIBUTION OF PARKING USEAGE FREESTANDING RESTAURANT ROOMS COFFEE SHOP BANQUET ROOMS BAR RESTAURANT OTHERS IV. PARKING REQUIREMENTS AND HOW THEY ARE AFFECTED BY PROXIMITY TO AIRPORT AND HAVING A COMMERCIAL BUSINESS BASE At the existing Doubletree, two factors materially affecting the parking requirements for our sleeping rooms are proximity to the airport and the amount of commercial business we enjoy. The same would hold true for the new facility. Commercial Business For the year 1975 - 1976, we rented 60,535 rooms at the existing Doubletree. Of this total, 48,130 were rented to businessmen, which converts to 79.5% of our business. The remaining rooms were occupied by tourists (5,721 rooms rented), bus tours (2,148 rooms rented) and what we call "nontransient" which are comprised almost exclusively of packages, airline crews and Doubletree corporate ex- ecutives from Arizona (4,536 rooms rented). The Doubletree Inn has never catered to the "on- the - road" travelling salesman - -our rates are simply too high for their expense accounts. The businessmen that we have and will have at the new facility as clientele are the business manager and executive. It is a recognized fact that when this group of businessmen travel, they travel by air. In an- alyzing computer print -outs of our geographic guest origins, it shows that of the commercial businessmen that stay with us, 72% live outside a 300 mile radius of Seattle and 28% live within the 300 mile radius. You can say with near 100% surety that 72% of the businessmen that stay with us fly into Seattle. Further it is worth examining the remaining 28% as well. The two largest origins in this group were Spokane and Portland. These two cities represent 22% of the 28% within the 300 mile radius. Although it is diffi- cult to qualify, an educational guess would assume that at least 500 of this group is arriving by air as well. Proximity to Airport Our proximity to the airport and the fact that we provide free limousine service has a definite impact on our parking needs, at the existing hotel as well as for the new facility. The business- men that use our facilities know of our limousine service and take advantage of it. In 1975 we logged more than 100,000 miles on our two limousines and paid more than $1,250 in cab fares to get guests to our hotel. We make runs to the airport in our limousine every half hour and passenger loads range from 1 to 10 people. For com- puting the number of guests we provide transportation for to the hotel, we purposely selected the most conservative figure; that of 1 person per load. Even using this conservative figure it computes out to 12,500 people riding the limousine from the airport to the hotel. Between the hours of 2:00 am and 5:00 am we do not run lim- ousine service from the airport to the hotel but rather pay cab fares. The dollar figure for cab fares mentioned above converts to -25- IV. PARKING REQUIREMENTS AND HOW THEY ARE AFFECTED BY PROXIMITY TO AIRPORT AND HAVING A COMMERCIAL BUSINESS BASE (cont'd) 625 trips and it is a safe assumption that each cab trip carried only one person. The total number of guests "that stayed with us in 1975 was 29,43771 as an absolute minimum (using 1 person per load) we provided transportation to 45$ of our guests. A much more real- istic projection of guest transportation is achieved by computing wit a load figure of 1.6 people per trip. This shows us provid- ing 68% of the guest transportation to the hotel. To further sub- stantiate this point, information was taken from guest registration cards concerning license plates for 1975 and is summarized as follows: Washington Licenses 3,748 12.7% Out of State Licenses 4,922 16.7% Guests without Cars 20,328 69.0% Rental Cars 464 1.6% Total - 29,462 100.0% V. PEAK LOAD ANALYSIS - DAY OF WEEK As is the case with different times of the day requiring differ- ent parking needs, it is also the case that different days of the week require different parking needs. Outlined below are the var- ied interactions of the departments at the existing Doubletree Inn. We would expect paralleled interactions at the new facility. Weekdays: Monday - Thursday, Friday Day During the week, sleeping rooms are running at or near 100% occu- pancy. The occupants of these rooms are nearly 100% commercial businessmen. The Coffee Shop, Restaurant and Bar are full for lunch but slow in the evenings. Convention facilities are slow on Monday and Tuesday but go full steam Wednesday, Thursday and Friday. Weekends: Friday Night, Saturday, Sunday During the weekend the occupancy falls off sharply. The occupancy is a mix of businessmen that are staying over the weekend, bus tours, and tourists. The Bar and Restaurant are at capacity Friday and Saturday evenings, with mostly Seattle people and the tourist. The convention facilities on the weekend are at a virtual standstill. During the day the Food Beverage facilities are extremely slow, with the single exception the Coffee Shop, which has to do with Southcenter Shoppers (discussed in the next section). Keeping in mind the analysises we have made previously, it becomes apparent that we have a series of trade offs between weekdays and weekends. During the week most of the room guests do not have auto- mobiles but on the weekends a much larger percentage do. To counter this effect, conventions during the week bring in automobiles but on the weekends there are very few conventions. A similar trade off occurs with the lunch hour. During the week it is a peak period but on the weekends it is not. VI. PROXIMITY TO SOUTHCENTER An important factor that affects the needs for Restaurant, Bar and Coffee Shop parking spaces is the foot traffic that we receive from Southcenter. Annually 6.5 aillion' visit and shop at Southcenter.' We have no way of telling how many of these people frequent our existing Food & Beverage facilities, but common sense would say there would be a considerable number. The same would hold true for the new facility.. J / rWO Cikimvir t 1144u. di t 144)4/- . Jo / Z. -- - y{,01 Vt' Z.'4'j ',`"'`''`-4 At- -28- VII. THE SEATTLE SOLUTION The City of Seattle took into consideration the impact of the preceding six topics when formulating the parking requirements for hotels. Their conclusions were basically the same as for all public spaces (Restaurant, Bar, Convention Facilities, Coffee Shop) for it works out to the one parking space per five seats. The major difference, and where Seattle considers the six preced- ing topics, is in their parking requirements for sleeping rooms. They require one parking space for each four sleeping rooms. Shown below is a comparison of the Seattle requirements for hotels and the Tukwila requirements for public assembly places and motels. VAatuGee TUKWILA SEATTLE Sleep Rooms 312 78 / Convention Facilities 146 146 40003 Restaurant /Cafe 42 42 42- Bar 20 20 Za Commercial 63 63 2. Employee 41 41 41 Total - 624 376 Separate Restaurant 70 70 7S Employee 15 15 /S Total 709 TM DXias 1 CONCLUSION Our intentions are to develop the first phase of the sisting of a seven story tower at the cost of approxi Million dollars and a free standing restaurant at a c Million dollars. Financially the most disastrous thi do is not provide adequate parking to serve the entir Before any contact was made with city officials conce variance, we did a great deal of data gathering and i to convince ourselves that we had ample parking. Thr logics and topics t at are outlined in this report, w convinced that we have ample parking to serve the ent We feel certain that when you review and analyze the Multiple Use, Proximity to Airport, Peak Loads, Proxi center, the Convention Facilities and Seattle Solutio come to the same conclusion that we came to -- specfica have ample parking for the proposed facility. We thank you for your consideration. -30- omplex con - ately 6 st of 1/2 g we could facility. ning the vestigation ugh the same became 100% re facility. mpact of ity to South- , you will ly that we STATE OF WASHINGTON COUNTY OF KING t ";' i:, being first duly sworn on oath, deposes and says that ..a. t i :. is the L K ti • , , 19 7.7 iJ � V.P.C. Form No. S7 Affidavit of Publication Notary Pub ss. of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a .......:..i,...C. A. A as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of ' consecutive issues, commencing on the • day of ,19 • , and ending the - , � day of ,19 r both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 5.:::..r.::, which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. W aiazi./ Subscribed and sworn to before me this Pon day of and or tie 5 ate of Was ton, residing at Kent, Ki ounty. — Passed by the Legislature, 1955, known as Senate Bill 281, effective June 9th, 1955. — Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. At sped: to; GiSf► For further Pismo contact hold Pubwih d 17 and 24, 11 DOVBLETREE 3IC DT Puget Sound Power & Light Co. Real Estate Division Bellevue, WA 98009 Alstores Realty Corp. Le Roy Miller P. 0. Box 12510 Seattle, WA 98111 The Bon Marche Wilbur Fix 4th & Pine Seattle, WA 98101 Rainier National Bank 235 Strander Boulevard Tukwila, WA 98188 Irvin A. Iverson 950 Andover Park West Tukwila, WA 98188 Skarbo's Scandinavian Furniture Import 1420 2nd Ave. Seattle, WA 98101 Seattle City Light 1015 Third Avenue Seattle, WA 98104 SOUTHCENTER • 205 STRANDER BLVD. • SEATTLE. WASHINGTON 98188 • TELEPHONE (2061 246-8220 OTHER DOUOLETREE LOCATIONS — Doubletree Inn of Phoenix • At Park Central Mall • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248 -0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602) 881 -4200 Doubletree Inn of Scottedel• • Al Fashion Square • 4710 N. Scottsdale Rd. • Scottsdale, Arizona 85251 • Telephone (602) 947-5411 Doubietree Inn of Scottsdale • At Scottsdale Mall • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone (602) 994 -9203 1 September 1977 (date) CITY OF TUKWILA NOTICE OF PUBLIC HEARING All interested persons are encouraged to appear and be heard. 8:00 P.M. (time) Notice is hereby given that the Tukwila BOARD OF ADJUSTMENT will conduct a PUBLIC HEARING on the above date at City Hall, 14475, - 59th Avenue South, to consider 4 ` VARIANCE from the MINIMUM PARKING REQUIREMENTS for a MOTEL /RESTAURANT COMPLEX generally located at the southeast corner of the intersection of Southcenter Parkway and Strander Boulevard, directly south of the Doubletree Inn in Tukwila, .Gary Crutchfield, Secretary Tukwila Board of Adjustment For further information please contact Gary Crutchfield at 242 -2177. Published in the Renton Record - Chronicle on 17 & 24 August 1977 exaoe R 02 ' 1" RECEIPT Dat (/ 1977 0740 Received From L) .. • • dress 'r , , p, , , '/,. ►, / r B 6ii ars $ /S Pi For i „,, .;i• -.c..,' / / v ......•'', . 4..t if ti 7d ele) ACCOUNT HOW PAID AMT. OF ACCOUNT CASH • • j-1 AML PAID CHECK OU° ORDER exaoe R 02 ' 1" AGENDA ITEM FINDINGS • 1) CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT . 77 -37 -V: Doubletree Plaza Hotel INTRODUCTION On 14 June, 1982, the Management of the Doubletree Plaza requested in the attached letter that the parking allocation variance originally granted to the hotel complex in 1977 be extended for an additional five (5) year period, to December, 1987. Approval of the variance extension will allow construction of a second hotel tower, but with parking provided for the complex as a whole at a proportion less than that . prescribed by ordinance. a4.12o The original approval of Double - tree's parking variance by the Board \. C • occurred ~ aJ ' � 1, - cM = v im c •a C4A //, t CM '•w w O C•R S ITE. on 1 September 1977. 2) At their request, Doubletree obtained on 21 September 1978 a one -year extension of the time limit to begin construction of Phase I; however, the Stipulation relating to Phase II construction was changed from five to four years (thus producing no change in the September, 1982 expiration date. 3) On 7 December 1978, the Board modified the variance approval to reflect changes in the number of rooms in the final design of Phase I. 4) As a result of the foregoing modifications of this variance action, the following stipulations are now in effect: A. Development of Phase I, to include the 8 -story hotel /restaurant building, shall include a minimum of 433 parking spaces. B. Total development of the hotel facility is 393 rooms and 500 parking spaces. C. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. D. Construction of Phase II must be reasonably initialled within CM 1 ! . k44 C.M C•M ,• 3o 3 3? I Page -2- 77-37-V: Doubletre 'laza Hotel four (4) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). 5) as worded by the Board's approval, "construction of Phase II must be reasonably initiated" by this date or the variance will lapse.. This office would interpret that this would mean, at the very minimum, that a building permit would be applied for by this date. If the variance lapses, a new application and public hearing will be necessary. 6) A certificate of occupancy for Phase I of the Doubletree Plaza was issued on 11 June 1980. CONCLUSION To extend the variance applicability to Phase II until 1987 as requested by the applicants represents a dilemma for the staff as the Board's technical advisor. While the concept of allowing this particular variance to remain in effect essentially for ten (10) years does no actual violence to the intent of our codes, such an extended time -frame is unusually -long both in terms of our local experience, and in terms of traditional variance administration practice. In TMC 18.72.030 regulating the extension of variances under the zoning code, a single extension of 12 months may be granted without a public hearing for an approved variance provided no building permit has been issued pursuant to that variance. Likewise, in the Board's most recent decision to extend an approved variance action (the Fiorito Motel Case), 18 months was considered appropriate. While it can be argued with some persuasion that a longer time period is justified in Doubletree's case since substantial construction has already taken place under the approved variance, a ten year total time- limit without benefit of a public hearing may establish an undesirable precedent. j4lL4 1909 City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Doubletree Plaza Hotel 16500 Southcenter Parkway Tukwila, WA 98188 Attn: George Neuman SUBJECT: Extension of Parking Variance MC /blk xc: Planning Director 15 June 1982 As requested in your letter of 11 June 1982, the request for extension of the parking area variance granted under City Master File 77 -37 -V will be considered by the Tukwila Board of Adjustment at their regular meeting of 1 July 1982. We shall send to you a copy of the staff, report and agenda in advance of the meeting date. You should note, however, that it is sometimes difficult to obtain a quorum of Board members for a meeting scheduled immediately prior to a major holiday weekend. Therefore, we may find it necessary to delay consideration of this matter to a latter date. We shall keep you informed. Tukwila Planning Department Mark Caughey Associate Planner June 11, 1982 Mr. Mark Caughey Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Subject: Request for extension of parking variance Dear Mr. Caughey: GEORGE J. NEUMANN General Manager In the approval and construction process for the Doubletree Plaza Hotel, several years ago, the City granted Doubletree a parking variance. That variance is due to expire in September 1982. In the original concept it was planned to have two eight story towers on the Plaza property. It was, and is, Doubletree's intention to build the first tower, and a few years later, add the second tower. We feel very positive about the future of both of our hotels here in Tukwila. It is our current intention to construct the additional tower in late 1985/86. Consequently, we hereby request an exten- sion of the existing parking variance until December 31, 1987. If you require any additional information, or I may be of assistance in any way, please call me. George J: Neumann GJN:dc cc: James N. Schmidt, President James K. Smith, Senior Vice President DOLJSLWTlt1 EW PLALZJL aaQTicL. DOUNBLICTItZZ INN 16500 Southcenter Parkway, Seattle, WA 98188 (206) 246 -8220 SCOTTSDALE /PHOENIX /TUCSON /MONTEREY / DALLAS / HOUSTON /KANSAS CITY r ,19 08 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor W. Tim Dubois, Regional Manager Doubletree Inn Hotel 445 S. Alvernon Way Tucson, Arizona 85711 31 March 1981 Re: Parking variance - Doubletree Plaza Hotel (Tukwila, Washington) Dear Tim, This letter is intended to summarize the substance of our telephone con- versation of this morning regarding the parking variance for the Double - tree Plaza Hotel in Tukwila. The Tukwila Board of Adjustment granted initial approval of Doubletree's parking variance request on 1 September 1977, (See, attached letter dated 12 September 1977). Upon your request, a one -year extension was granted by the Board on 21 September 1978, (See, attached letter dated 28 September 1978). Please note that the Board modified the parking variance condition relating to Phase II when they granted the extension, changing the time period from five to four years. Also upon your request, the Board of Adjustment modified their variance approval on 7 December 1978 to reflect changes in the number of rooms in the final design of Phase I, (See, staff letter to. you dated 11 December 1978). In short, a review of our files shows that the parking variance for Phase II for the Doubletree Plaza is valid until 1 September 1982, five years from the original grant by the Board of Adjustment. As worded by the Board's approval, "construction of Phase II must: be reasonably initiated" by this date or the variance will lapse. This office would interpret that this would mean, at the very miniinui , that a building permit would be applied for by this date. Should you anticipate any problems in meeting the September 1982 deadline, you may request an extension by letter to this office. If you allow the variance to lapse, a new application and public hearing will be necessary. I hope this clarifies where your parking variance stands at this time. Should you have any further questions, don't hesitate to call me at 1 -206- 433 -1851. Best of luck in Arizona. My mother tells me that it's much cooler in Tucson during the .summer than in Phoenix. FS/blk cc: MC File 77 -37 -V Res fully, "age -2 im Dubois 31 March 1981 N. terstrom ect Planner . 1908 Dear Mr. DuBois: RJB /ch City or Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor Mr. Timothy DuBois, Manager Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 RE: RIANCE CONFIRMATION 11 December 1978 The Tukwila Board of Adjustment, at its regular meeting of 7 December 1978, reviewed the proposed modifications to the development plans for the Doubletree Inn. The intent of the variance granted on 1 September 1977 and extended on 21 September 1978 was found to include those modi- fications proposed. The variance is specifically modified by the follow- ing stipulations presented by the Doubletree Inn in their revised devel- opment plans: 1. Development of Phase I, to include the 8 -story hotel /restau- rant building, shall include a minimum of '442 parking spaces. 2. Total development of the hotel facility is 393 rooms and 500 parking spaces. 3. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. 4. Construction of Phase II must be reasonably initialled within four (4) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). This correspondence shall constitute confirmation of the variance intent and variance authorization. It must accompany an application for a building permit. If you have any further questions, please contact me at your convenience. Sincerely, 672 Att Roger J. Blayloc Assistant Planner ;1909 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor Minutes of the meeting, 7 December 1978. BOARD OF ADJUSTMENT The regular December meeting was called to order by Vice - Chairman Richard Goe at 8:12 p.m. Board members present were Mrs. Altmayer, Miss Morgan, Mrs. Rinehart and Mr. Goe. Roger Blaylock represented the Planning Division. Acting Chairman Goe called for approval of the minutes dated 2 November 1978. MOTION BY MRS. ALTMAYER, SECONDED BY MRS. RINEHART TO APPROVE THE MINUTES OF 2 NOVEMBER 1978. MOTION CARRIED. PJ6 UBLETREE INN /CONFIRMATION OF VARIANCE INTENT The staff report and background information was presented by Mr. Blaylock. Mr. Duffie came in and Acting Chairman Goe turned the Chairmanship over to him. The public hearing was opened by Chairman Duffie. Mr. Timothy Dubois, Manager of the Doubletree Inn was present to answer questions of the Board. The Board discussed the modifications in design from 312 rooms to 393 rooms plus the elimination of the free standing restaurant. The problems of pedestrian and motor vehicle traffic on Southcenter Parkway and Strander Boulevard were discussed. Increased traffic congestion especially on Strander Boulevard prompted the MOTION BY MISS WENDY MORGAN, SECONDED BY MR. RICHARD GOE THAT THE BOARD OF ADJUSTMENT ENDORSE THE ADAPTATION OF STRANDER BOULEVARD TO BE A FIVE LANE, THAT THE FIFTH LANE BE A TWO WAY TURN LANE IN THE CENTER OF THE STREET. PASSED UNANIMOUSLY. The discussion returned to the intent of original variance granted to the Doubletree Inn. MOTION BY MRS. ALTMkYER, SECONDED BY MR. GOE, BASED UPON THE NUMBER OF EXTRA EMPLOYEES NOT INCLUDED IN THIS REPORT THAT MR. DUBOIS HAS MENTIONED TONIGHT, FOR A TOTAL OF NINE AND ALSO BASED ON THE RECOMMENDATION OF THE STAFF, I MOVE THAT WE CONFIRM THE VARIANCE INTENT AS REQUESTED. OTHER BUSINESS Chairman Duffie presented the letter from Mayor Bauch extending the use of the Council • 28 September 1973 Mr. Timothy Dubois Manager, 9c1.ihletree Inn 205 Strander Boulevard Tukwila, Washington 98183 Dear iii'. DuBois: RuG /ch OFF - ICE o` COMMUNITY C•3VELOPM�NT RE: E TEN ON FOR I f Il N E / sir- 3 - � i I r r , �. ", 1 �r�SI �� 0.. Jr�ir.Ir.,,C� rlr -77 -.,; -!� D JB! r ?cc INN The Tukwila Coard of Adjustment, at its regular meetina of 21 September 1973; revie your request for an extension to the variance granted to Douuletr':e Inn on 1 September 1977. The Board granted the extension with tfi the modif ication of the third condition from five to four _years. The following are the stipulations that now apply: 1. Development of Phase I, to include the 7-story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parkino spaces. 2 This variance_ shall be in effect only as one as the principal use of the property remains a hotel/convention fecility and reflects multiple use. 3 . Construction of Phase I I :rust be reasonably initiated 1:i thin four (4) years or said development shall provide :3rkino in compiiance with Section 13.20.070 (T;iC). This correspondence shall constitute variance aui;horization and must acc.:;.:piny = application for building permit. Should you have any questions, please contact me at your convenience. Sincerely, • Rorer J. Blaylock Assistant Planner F .- CITY of TUKWILA ORRICE of COMMUNITY DEVELOPMENT BOARD OF ADJUSTMENT Minutes of the meeting, 21 September 1978. The regular September meeting was called to order by Chairman Duffie at 8:11 p.m. Board members present were Mr. Goe, Mr. James and Mrs. Rinehart. Roger Blaylock represented the Planning Division. Chairman Duffie called for approval of the minutes dated 4 May 1978. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO APPROVE THE MINUTES OF 4 MAY 1978. PASSED UNANIMOUSLY. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO EXCUSE MRS. ALTMAYER SINCE SHE IS ON VACATION. PASSED UNANIMOUSLY. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO NOMINATE ROGER BLAYLOCK, ASSISTANT PLANNER AS SECRETARY TO THE BOARD OF ADJUSTMENT. PASSED UNANIMOUSLY. UBLETREE INN /!1F -77 -37 /VARIANCE EXTENSION The background information was presented by the staff. The Board discussed the conditions of the original permit granted to the Doubletree Inn in 1977. MOTION BY MR. GOE, SECONDED BY MR. JAMES THAT THE VARIANCE EXTENSION BE GRANTED WITH THE SAME CONDITIONS THAT AS WERE ORIGINALLY ATTACHED TO THE VARIANCE WITH THE FURTHER STIPULATION THAT THE VARIANCE TIME PERIOD UNTIL CONSTRUCTION. FOR PHASE TWO BE REDUCED BY ONE YEAR. (PHASE 2 MUST BE INITIATED WITHIN FOUR (4) YEARS OF PRESENT DATE.) PASSED UNANIMOUSLY. VAN WOERDEN / #78 -21 /SHORELINE VARIANCE The Board was informed that the application had been withdrawn by the Morris Phia Company. GARFIELD TRANSFER /78 -23 /USE INTERPRETATION The staff presented the background information and the staff report. Mr. Goe 6230 Southaenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY CR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE ACCEPTED FOR PROCESSING. - C:ITY OF TUit Central Permit System SECTION 1: GENERAL DATA TYPE OF APPLICATION: Duns Bsns ❑s.i O su.DIVISION O CONDITIONAL USE APPL I CANT : NAME Pieeze. tr-4E //t/ ADDRESS / E, _5opmteeivizigc f/cele+y SECTION 111: APPLICANT'S AFFIDAVIT 1, c,f2440 NC VP%pr RESIDING AT DATE Z 4 /S /9P& SUBS R1BED SWORN BEFORE THI S DAYO / : /w NO Y e'UDL1r: 9 13 E STATE OF WASHINGTON OSHORELINE PERMIT D UNCLASS. VANIANCt LJ ZONING OF IJAMENOMENT • TELEPHONE ( MENU FEB 1.3 1986 Cj TY Ae Tt IKWII • So c.c., ;2 0 en -/eI- &, k w a-f \--c' a H.Le 1 ti-)A 9' M'p T. PRD O PMUD� OAR MONDKINVIWI91 ZIP ,5? PROP. OWNER: NAME S ✓TN - Tea Moron Uore vo, TELEPHONE ( z) 9S > - 0 00 G t14 Li M;Teo PniR ADDRESS G z 2 S AI ,? 4' 7/4 S r•. S v i r E 'Zoo P/+ - °N iy 'Ria 86-0/4 PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) ZIP gC o/G BE SECTION 11: PROJECT INFORMATION � 4) DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE. tfW1 .l M�/ � Ft �D/ p �yvJ ,t7 AVPi77611/ p v realat< (i jr) 5) 5 ANTICIPATED PERIOD OF CONSTRUCTION: FROM AO/ 1 n e k O tarir 1 j l 7 WILL PROJECT BE DEVELOPED IN PHASES? OYES %4O 1F YES, DESCRIBE: PROJECT STATISTICS: /� A) ACREAGE OF PROJECT SITE: NET � 2.J a l Sr GROSS / EASEMENTS /*/ /90 ,Sf B) FLOORS OF CONSTRUCTION: TOTALI /FLOORS b INCLUDES: O BASEMENT OMEZZAN1NE TOTAL GROSS 78 .6*2... INCLUDES: O BASEMENT OMEZZANINE FLOOR AREA C) SITE UTILIZATION: EXISTING PROPOSED NOTES G-' ZONING DESIGNATION COMP, PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS: - STANDARD SIZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE 7 / r Z ❑ 0 fWwvt WA4(4S Ut oNN Kitl y 8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? O YES NO , BEING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNDWL J AND BELIEF. SIGNATURE OF CONTRACT PURCHASER OR OWNER) FES .3 19R5 ciTY 01 TUKw,1 A PLANNING DEPT.