HomeMy WebLinkAboutPermit L92-0017 - MCHUGH EDWARD - HOMEWOOD SUITES SIGN VARIANCEl92-0017 6925 southcenter boulevard
cancelled homewood suites sign
City of Tukwila
6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor
STAFF REPORT
TO THE BOARD OF ADJUSTMENT
Prepared March 26, 1992
HEARING DATE: April 2, 1992
P11 F, NUMBER: L92 -0017: Homewood Suites
APPLICANT: Edward McHugh Architect; Homewood Suites
REQUEST: A variance from the Sign Code Section 19.32.180 Freeway
Interchange Businesses to increase the freestanding sign from
50 square feet to 100 square feet per side and the height
from 35 feet to 43.9 feet.
LOCATION: 6925 Southcenter Blvd.
ACREAGE: 3.12
COMPREHENSIVE
PLAN DESIGNATION: Commercial
ZONING DISTRICT: C -2 Regional Retail
STAFF: Darren Wilson
ATTACHMENTS: A. Vicinity Map
B. Site Plan Map
C. Freestanding Sign Elevation
D. Site Views #1 thru 4
E. Sign Face Elevation
(Color Renderings Will Be Submitted At The Public
Hearing)
F. BAR Submittal
Phone: (206) 433 -1800 • City Hall Fax (206) 433 -1833
VICINITY /SITE INFORMATION
FINDINGS
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 2
Proposal: The applicant is requesting to install a freestanding sign 43'75" in height
and 100 square feet of signage per side for a total 200 square feet. This is a
variance from the existing maximum 30 feet height limit 50 square feet of signage
per side with a total 100 square feet.
'Existing Development: The site is under construction for a 106 room hotel as
shown in Attachment B.
Surrounding Land Use: Adjacent to the site is a State Farm Office Building and
Fort Dent One & Two Office Buildings. (Refer to Attachment A).
Terrain: The site is flat.
Access: The only entry to the property is an extension of Southcenter Boulevard
which is shared with adjacent property development. (See Attachment A)
BACKGROUND
This project has received Board of Architectural Review approval on February 22,
1990 for a hotel design (Homewood Suites). The applicant's proposed signage
only included a ground mounted sign at the project entry. (Refer to Attachment
F) This was approved by the BAR. If the variance is approved, than the sign
would be reviewed by the BAR.
A cooperative parking agreement reduced required parking stalls by 8.4 %
from approximately 129 spaces to 119 was approved by the Planning Commission.
As a condition to the cooperative parking agreement, the applicant agreed to
restrict signage advertising meeting areas to inside the hotel. The approved
sign and condition to approval indicate that project signage would be low key.
Staff suggested that the applicant pursue the option of an area sign with the State
Farm, Fort Dent I & Fort Dent II buildings, to be located at the Southcenter
Boulevard and Interurban Avenue intersection per TMC 19.08.200.
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 3
The applicant previously requested a similar variance from the Sign Code
Section 19.32.180 Freeway Interchange Business (Permitted Signs -- Height and
Area Allowance) in December 1991. The previous request was for 237.57 square
feet per side of sign area instead of the current application for 100 square feet per
side sign area. The requested 43.75 sign height is the same in both applications.
The following table summarizes what the applicant has requested, what is
permitted outright under the sign code, and what is permitted with Planning
Commission approval.
Applicant's Signage Signage Permitted With
Request Permitted Planning Commission Review
Sign Area 100 Sq. Ft. 50 Sq. Ft. 62.5 Sq. Ft.
Sign Height 43.75 Ft. 35 Ft. 43.75 Ft.
DECISION CRITERIA
The Board of Adjustment decisions are based on the criteria listed below. The
Board must determine that all seven criteria have been satisfied in order to
approve the variance request. The applicant bears full responsibility for
demonstrating that the variance request meets all seven criteria.
A. The variance as approved shall not constitute a grant of special privilege which is inconsistent
with the intent of this sign code, nor which contravenes the limitation on use of property
specified by the zoning classification in which this property is located.
Applicant's Response:
"Granting of the requested variance will not result in a special privilege for this
applicant since the applicant is merely seeking rights which are comparable to
others in the vicinity, particularly other hotels. Visibility and easy identity are
important for any hotel and adequate signage is required in order to achieve this
goal. The height and area proposed for the Homewood Suites freestanding sign
are necessary to achieve a reasonable amount of visibility in order to assist guests,
visitors, and vendors in identifying the location in the most direct way possible.
This is consistent with the stated purpose of the Sign Code, referenced in Section
19.04.020, which is to allow for visual communication which will enhance safety,
while at the same time minimizing potential street clutter and distraction."
Staff Report To The L92 -0017: Homewood Suites
Board of Adjustment Page 4
Staff's Response:
The applicant's property is within a 1000 feet of a freeway interchange.
The height and area restrictions for freestanding signs as prescribed in
Section 19.32.140 (C) may be increased twenty -five percent for freeway
interchange businesses as defined in Section 19.08.080 upon approval of the
Planning Commission. This allows for a potential sign area of 62.5 square
feet and 43.75 foot sign height (See Background).
All businesses want vendors and visitors to see their sign from the public
right -of -way. This is not unusual. However, other businesses have been
able to achieve this within existing Sign Code standards. This includes the
hundreds of businesses located in the interior areas of business parks, as
well as the adjacent State Farm and Fort Dent I & II buildings which are
set back from Interurban Avenue and 'have similar road visibility. These
adjacent businesses are advertized with less signage than allowed by code
and less than Homewood Suites is currently allowed under existing
regulations.
B. That the variance is necessary because of special circumstances relating to the size, shape,
topography, location or surroundings of the subject property to provide it with use rights and
privileges perntitted to other properties in the vicinity and in the zone in which the subject
property is located
Applicant's Response:
"The subject property has a very unique location, as well as unusual shape and
configuration. The site has no street frontage and is separated from the nearest
streets, Southcenter Boulevard and Interurban Avenue by distances of
approximately 320 feet and 800 feet, respectively. It is situated approximately
1000 feet from I -405 and has office buildings and other structures in the
intervening area, thereby reducing the visibility of the subject property from both
the nearest public streets and the interstate freeway. The subject property is
located at the far southeastern corner of a peninsula of land that is, for the most
part, surrounded by the Green River. Its unique characteristics distinguish the
subject property from most any other property in the general vicinity, particularly
those properties which are developed with hotel uses. Consequently, in order to
attain the same rights of other hotel users and property owners in the area, the
requested sign code variance is necessary to afford the applicant comparable
rights of visibility and identity."
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 5
Staff's Response:
The flag lot or pipe stem shape is not unusual, with many commercially zoned lots
in the CBD having similar shapes. The surrounding office buildings, especially
Fort Dent II to the immediate north, have similar locational and of visibility
characteristics. They are using less signage than is permitted to them and less
than permitted to Homewood Suites by code.
C. That the granting of the 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 located.
Applicant's Response:
"The requested variance will not result in any adverse impact for any surrounding
property owner or user. The subject sign will be substantially separated by
distance and intervening development from the nearest public street frontage.
Consequently, there will be no resulting sign street clutter along street frontage
nor will this result in a distraction for motorists.
To the contrary, the proposed sign would enhance public safety and minimize
distractions by providing a clear communication to guests or vendors traveling to
the hotel site of its location and assist them in finding the most efficient way of
traveling to the site.
This will reduce the amount of circuitous trips by motorists who might otherwise
be lost and having difficulty in finding the site. As a result of the unique location
and configuration of the site, the freestanding sign will not impair the view or
otherwise be an obstruction for any nearby owner."
Staff's Response:
The size of the sign would be 100 square feet per side with a height of 43.75 feet.
The freestanding sign location will be approximately 70 feet from the City /County-
wide recreational trail. The sign has a greater prominence and scale than adjacent
ground mounted and building signs, and rises 10+ feet over the State Farm
building and both Fort Dent buildings. This may result in visual impacts to the
occupants of the hotel, surrounding office buildings, and to the trail and park
users. Views to the south of Mt. Rainier will be impaired by the placement of the
proposed sign.
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 6
D. That the special conditions and circumstances prompting the variance request do not result
from the actions of the applicant.
Applicant's Response:
"The special circumstances pertaining to the subject property are natural
conditions relating to the location of the site and its configuration. Its substantial
distance and separation from the nearest public street is a condition that has not
been created by the applicant. The applicant is striving to overcome this situation
by providing an adequate sign to meet the needs of its customers, visitors and
vendors. To do otherwise would be, a disservice to its patrons and invitee."
Staff's Response:
The applicant chose to purchase the lot and locate a hotel off of the principle
arterial on a lot without street frontage.
E. That the variance as granted represents the least amount of deviation from prescribed
regulations necessary to accomplish the purpose for which the variance is sought and which is
consistent with the stated intent of this code.
Applicant's Response:
"If the proposed sign were to be further reduced to any significant extent, it would
not be effective in identifying the location of the property for hotel guests, visitors
and vendors. While a large sign with greater height would be preferred by the
applicant, the sign has been reduced to the minimum necessary to achieve its
communication goals. The applicant has sought to minimize the area and height
of the sign in order to comply with sign code regulations."
Staff's Response:
The variance request is for a sign 100 percent larger and twenty -five
percent taller than normally allowed (See Background for effects of
Planning Commission approval). The intent of the sign code is not for the
freestanding sign to be completely visible from I -405. Even if the variance
was approved visibility from I -405 or Southcenter Boulevard would still be
questionable with any future developments. Also see response to Criteria
AandB.
Staffs Response:
Applicant's Response:
Staff's Response:
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 7
F. That granting of the variance shall result in greater convenience to the public in identifying the
business location for which a sign code variance is sought.
Applicant's Response:
"The proposed sign will facilitate hotel guests and the general public in
identifying the location of the Homewood Suites Hotel and will permit
them to arrive at the site in the most convenient way possible. A strict
application of the sign code regulations in this instance would be contrary
to the public convenience and interest in that the resulting sign would be
not be reasonably visible and would not result in effective communication
of the location of the subject property."
The proposed size of 100 square feet per side and a height of 43.75 feet sign
would allow more visibility of the hotel's presence.
G. That the granting of the variance will not constitute a public nuisance or adversely affect
public safety.
"The subject property is substantially separate from the nearest public right -of-
way. Therefore, the size of the sign will not in any way impair traffic circulation.
To the contrary, by providing reasonable identity and effectively communicating
the location of the site, it will enhance traffic circulation by reducing circulations
driving. Additionally, the proposed freestanding sign will not obscure the views of
the general public nor any individual property owner. Furthermore, the sign will
not result in any clutter or distraction, or otherwise impact the environment in any
significant manner. The proposed sign will rather provide positive and beneficial
impacts for the aforementioned reasons."
The overall sign design is neat and orderly based on a preliminary review of the
proposed sign. The sign would not produce an unsafe distraction. The sign's
structure will be required to receive building permit approval as part of the permit
process to ensure safe construction.
Staff Report to the L92 -0017: Homewood Suites
Board of Adjustment Page 8
CONCLUSIONS
A. The variance as approved shall not constitute a grant of special privilege which is inconsistent
with the intent of this sign code, nor which contravenes the limitation on use of property
specified by the zoning classification in which this property is located.
The requested doubling of sign area from 50 square feet to 100 square feet
(See Proposal and Background) does not seem to be consistent with the
intent of the code and is a grant of special privileged in light of:
a. The common occurrence of pipe stem lots in the commercially
zoned CBD when the Sign Code was adopted indicates that this was
not an unanticipated situation,
b. The similar visibility characteristics of adjacent developments which
use less signage than is allowed to Homewood Suites under existing
regulations (See Criteria A & B Findings), and
c. The Sign Code allows shared signage for this type of situation in
TMC 19.08.200
Based on this, staff concludes that the proposal does not meet Criteria A.
B. That the variance is necessary because of special circumstances relating to the size, shape,
topography, location or surroundings of the subject property to provide it with use rights and
privileges permitted to other properties in the vicinity and in the zone in which the subject
property is located
Pipe stem lots are not unusual nor is the occurrence of businesses with
minimal street frontage (See Criteria B Findings).
The applicant's discussion of project visibility is inconsistent with staff's
findings that Homewood Suites structures are at least as visible as the
adjacent office buildings. In fact the Suite's contrasting architecture makes
the project more visible than surrounding projects.
Based on this, staff concludes that the proposal does not meet Criteria B
Staff Report To The
Board of Adjustment Page 9
L92 -0017: Homewood Suites
C. That the granting of the 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 located
The proposed sign identifies the project site for the public and vendors as
do all other signs for their respective businesses. Planning staff would not
consider the proposed sign to be a "public service message ".
The 100 foot sign may be detrimental to surrounding properties to the
extent that it rises above the State Farm building by 10+ feet, may
change the low key visual character of area signage, and detracts from a
focus on area architecture.
Based on this, staff concludes that the proposal does not meet Criteria C.
D. That the special conditions and circumstances prompting the variance request do not result
from the actions of the applicant.•
There are no special circumstances since the applicant chose to locate a
hotel off of the principle arterial on a lot without street frontage.
Based on this, staff concludes that the proposal does not meet Criteria D.
E. That the variance as granted represents the least amount of deviation from prescribed
regulations necessary to accomplish the purpose for which the variance is sought and which is
consistent with the stated intent of this code.
The findings and conclusions in criteria A -C indicate that the existing
allowed area is sufficient to locate the project and that its architecture
makes the development visually prominent.
Based on this, staff concludes that the proposal does not meet Criteria E.
F. Variance shall result in greater convenience to the public.
The sign will increase public visibility.
Based on this, staff concludes that the proposal does meet Criteria F.
G. Variance will not constitute a public nuisance or adversely affect public safety.
The proposed sign would not produce an unsafe distraction.
Based on this, staff concludes that the proposal does meet Criteria G.
.
RECOMMENDATION
L92 -0017: Homewood Suites
Page 10
Based on the information provided by the applicant, staff has concluded that the
applicant's sign variance request does not meet Criteria A -E. Since all seven of the
variance criteria have not been met, the Planning Staff recommends that the variance
request be denied.
Staff reiterates their previous recommendation to Homewood Suites that it work with
State Farm and Fort Dent I & II owners to erect a joint shared directional freestanding
sign at the Southcenter Boulevard intersection per TMC 19.08.200. Such a freestanding
sign at the intersection of Southcenter Boulevard would effectively locate all projects on
the Fort Dent peninsula in a manner consistent with the area architecture.
City of Tukwila
Mr. Nesheim opened the public hearing at 7 :11 p.m.
91 -08-V: HOMEWOOD SUITES HOTEL
BOARD OF ADJUSTMENT
MINUTES
JANUARY 2, 1992
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
Mr. Nesheim called the meeting to order at 7:07 p.m. Board members present were Messrs.
Nesheim, Lockhart, Goe, and Mrs. Regel.
MR. GOE MOVED TO EXCUSE ANN ALTMAYER; MR. LOCKHART SECONDED THE
MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED.
MR. LOCKHART MOVED TO APPROVE THE MINUTES OF JULY 18, 1991; MRS.
REGEL SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
With regard to the election of officers, Moira Bradshaw reminded the Board members that
Mrs. Regel's and Mr. Lockhart's terms had expired.
MR. GOE MOVED THAT THE ELECTION OF OFFICERS BE POSTPONED UNTIL
AFTER THE REVIEW OF APPLICATION 91 -08-V: HOMEWOOD SUITES HOTEL; MR.
LOCKHART SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Darren Wilson presented the staff report and indicated that the appellant was .requesting
to increase the size of their freestanding sign from 50 sq. ft. to 237.57 sq. ft. He then
submitted attachments "F" and "Fl" which are color renderings of the site with the subject
sign with and without the variance. He indicated that the site is bordered by the Green
River on two sides. The Board of Architectural Review provided approval of the hotel
design in February of 1990 but the signage was not included. The Sign Code currently
permits a freestanding sign of 50 sq. ft. and 35 feet in height. The calculation for the square
footage of the sign is based upon the linear street frontage of the subject property. The
height of the sign is not being reviewed because the Sign Code states that the Planning
Commission can approve up to 25% of the height of the sign and the applicant is within
those parameters.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Board of Adjustment
Minutes
Page 2
With regard to Criteria "A ", staff stated that the proposed sign does not meet the intent of
the Sign Code since the Code allows a sign of 50 sq. ft. and the applicant is proposing a sign
of 237.57 sq. ft. Also, no other sign variances have been granted in this area. Therefore,
staff concludes that the proposal does not meet Criteria "A ".
With regard to Criteria "B ", staff stated that there were no special circumstances relating to
the size, shape, topography, location and surroundings since all businesses within the area
are faced with restricted visibility. Therefore staff concludes that the proposal does not meet
Criteria "B ".
With regard to Criteria "C ", staff stated that there will be visual impacts to the occupants of
the hotel, the surrounding office buildings, and the users of the City /County -wide recreational
trail due to the location and size of the proposed free - standing sign. Therefore, staff
concludes that the proposal does not meet criteria "C ".
With regard to Criteria "D ", staff stated that the applicant chose to locate a hotel off of the
principle arterial on a lot without street frontage, therefore the special circumstances
prompting the variance are the result of the applicant's actions. Therefore, staff concludes
that the proposal does not meet criteria 'D".
With regard to Criteria "E ", staff stated that the there will be a visibility problem from 1-405
even if the variance were granted. Therefore, staff concludes that the proposal does not
meet criteria "E ".
With regard to Criteria "F ", staff stated that increasing the size of the sign may improve the
visibility to the public but, it will still be difficult for the traveling public to access the site
once off the freeway. Therefore, staff concludes that the proposal does not meet criteria
With regard to Criteria "G ", staff stated that the proposed sign would not adversely affect
the public safety or create a public nuisance, however, until the applicant can demonstrate
that all precautions have been taken for the location and size of the sign, the staff concludes
that the proposal does not meet criteria "G ".
Based upon the information provided by the applicant, the staff concludes that the
applicant's sign variance does not meet all seven criteria, therefore, staff recommends denial
of the variance.
Mr. Goe asked if 1-405 has signage indicating hotel /motel availability at the exits.
Staff indicated the State will not allow Homewood Suites to put up a sign off of I -405
because in order to do that a motorist would have to make more than one turn off of the
freeway to reach the hotel.
Board of Adjustment Page 3
Minutes
Mr. Goe asked if the zoning classification in which Homewood Suites is located is contiguous
to any other zoning classification in which other hotels are located.
Staff stated that the zonings are not contiguous.
Mr. Goe asked if there was a specific definition by Zoning regulation or RCW which
identifies a radius length defining "vicinity" from a specific site.
Staff indicated that when sending a public notice to surrounding areas, a radius of 300 feet
is used.
Mr. Goe asked if there were any other hotels within 300 feet of the boundaries of the zoned
property on which Homewood Suites is located.
Staff indicated that there were no hotels within 300 feet of Homewood Suites.
Mr. Goe asked if there was a specific definition for the term "area" which is used in the staff
report.
Staff stated that "area" and "vicinity" would have the same meaning.
Mr. Lockhart asked how much street frontage Homewood Suites had.
Staff indicated that they had less than 200 lineal feet and under the Sign Code, with lineal
square footage between 0 and 200 feet a free - standing sign can only be 50 sq. ft. per side.
Mr. Goe asked the size of a free -way interchange area.
Staff stated that a freeway interchange area is an area with a radius of 1000 feet from a
freeway on /off ramp and, intersection with a city arterial in a commercial /industrial zone, but
not separated by physical barriers from the entry/eadt intersection.
Mr. Goe asked what types of barriers might be involved.
Staff stated topographic barriers such as rivers or if the site couldn't be reached without
going beyond the 1,000 feet.
Mr. Goe asked what portion of the property was located within the 1,000 foot radius.
Staff indicated only a fraction of the site was located within the 1,000 feet.
Ed McHugh, Architect, 2661 Bel -Red Road, Suite 202, Bellevue, WA:
Board of Adjustment Page 4
Minutes
Mr. McHugh started out by clarifying where the subject property was located. He went on
to say that the other hotels in the area have better signage either because of zoning or
because they put signs on the buildings as well as having free - standing signs. He stated that
because of their sloped roofs and residential concept, the building does not lend itself well
to wall signs. The site is located on an easement road and therefore, there is no street
frontage for calculating the sign area. He said that even with the proposed sign, the lettering
will only be between 18 and 24 inches high and has to be viewed from 800 feet. Mr.
McHugh stated that they didn't intend for the sign to be viewed from the freeway, but they
would like the sign to be visible from Interurban Ave. With regard to freeway signs, Mr.
McHugh indicated that he had been in contact with the State after staff's conversation with
them. The State indicated that they would review Mr. McHugh's proposal for a freeway sign
after the hotel is open for business.
Mr. McHugh stated that the proposed sign would be the only means to draw people to the
site once they are off the free -way. In addressing the comments in the staff report, Mr.
McHugh felt that the proposal was in conformance with the intent of the Sign Code, and
that the sign does not pose a safety hazard. He went on to note that although staff indicates
that no other variances have been granted in the area, that should not be a reason to deny
this variance request. He did not agree with staff's opinion that the sign would obstruct the
views of Mt. Rainier. He stated that the intent was not for the sign to be seen from I -405,
but to be seen when exiting the freeway, and that they hoped to obtain permission from the
State to obtain freeway signage. Mr. McHugh said that there were special circumstances
relating to the location and surroundings of the subject property. For example, the property
is located on a peninsula, at the end of an easement and is surrounded by office buildings
and a river. He concluded that although they are allowed wall signs, they have not created
the wall faces for such a use.
Mr. Goe asked if the vacant Nielsen Dairy property had any development potential.
Mr. McHugh stated that the property is for sale and could be developed. He went on to
say that this property did not have adequate access.
Mr. Goe asked how they would deal with the possibility of this property being developed and
further obstructing Homewood Suites' visibility.
Mr. McHugh stated that any development of the Nielsen Dairy property would be a few
years away, and he hoped that the hotel would be established by then. He explained that
it was important to have adequate signage when Homewood Suites is first getting established
so that the public could become familiar with the hotel.
Mr. Nesheim stated that there were no parties present who were opposed to the variance
request.
Board of Adjustment
Minutes
STAFF REBUTTAL:
APPLICANT'S REBUTTAL:
Page 5
Mr. Wilson clarified that the maximum size of a wall sign, regardless of the size of the wall,
would be 150 sq. ft. He went on to say that under the Sign Code the maximum sign area
for a free- standing sign can not exceed 100 sq. ft. per side. Staff stated that they were not
aware that the State was still considering permitting Homewood Suites to have a freeway
sign. If the State does allow the applicant to have a freeway sign, there would not be a need
to increase the sign to 237 sq. ft. since they would then have adequate signage.
Mr. McHugh stated that exhibits "F" and "F1" indicate the impacts of the sign with and
without the variance. He went on to say that there is no guarantee that they will obtain
permission from the State for the freeway signage. Mr. McHugh noted that without the
variance, the sign would be fairly insignificant and unreadable.
Mr. Goe asked if the sign would be lighted.
Mr. McHugh said that it would be lighted.
Mr. Nesheim called for a ten minute recess at 8:30 p.m.
Mr. Nesheim reconvened the meeting at 8:37 p.m. and the Board began their deliberations.
MR. LOCKHART MOVED THAT BASED ON THE STAFF'S REPORT AND THE
TESTIMONY OF THE APPLICANT, CRITERIA "A" HAS NOT BEEN MET. MR. GOE
SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
MR. LOCKHART MOVED THAT BASED ON THE STAFF'S REPORT AND THE
TESTIMONY OF THE APPLICANT, CRITERIA 'B" HAS NOT BEEN MET. MR. GOE
SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
MR. GOE MOVED THAT BASED ON THE STAFF REPORT AND OTHER
TESTIMONY GIVEN THIS EVENING, CRITERIA "C" HAS BEEN MET. MR.
LOCKHART SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
MR. GOE MOVED THAT BASED ON THE STAFF REPORT AND THE TESTIMONY
GIVEN BY MR. MCHUGH, CRITERIA "D" HAS NOT BEEN MET. MR. LOCKHART
SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
Board of Adjustment
Minutes
Page 6
MR. LOCKHART MOVED THAT BASED ON THE STAFF'S REPORT AND '1
TESTIMONY OF THE APPLICANT, CRITERIA "E" HAS NOT BEEN MET. MR. GOE
SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
MR. GOE MOVED THAT BASED ON THE STAFF REPORT AND THE APPLICANT'S
TESTIMONY, CRITERIA "F" HAS BEEN MET. MR. LOCKHART SECONDED THE
MOTION; MOTION UNANIMOUSLY APPROVED.
MR. LOCKHART MOVED THAT BASED ON THE STAFF REPORT AND THE
APPLICANT'S TESTIMONY, CRITERIA "G" HAS BEEN MET. MR. GOE SECONDED
THE MOTION. DURING DISCUSSION, MR. GOE POINTED OUT THAT THE INTENT
OF THE SIGN CODE WAS TO REDUCE THE VISUAL CLUTTER, AND INCREASING
' I ' RE SIGNAGE BY NEARLY 500% OF THAT ALLOWABLE BY THE CODE, WOULD
REPRESENT A PUBLIC NUISANCE WHETHER OR NOT IT ADVERSELY AFFECTED
THE PUBLIC'S SAFETY. MOTION PASSED BY A VOTE OF 3 -1 WITH MR. GOE
OPPOSED.
MR. GOE MOVED THAT THE VARIANCE REQUEST BE DENIED BASED ON THE
BOARD'S DECISION THAT CRITERIAS A, B, D, AND E HAVE NOT BEEN MET. MR.
LOCKHART SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED.
During the Director's report, Moira Bradshaw briefed the Board on the Vision Tukwila
project.
ELECTION OF OFFICERS:
MR. GOE MOVED TO RE -ELECT THE CURRENT OFFICERS (NESHEIM- CHAIR,
LOCKHART -VICE CHAIR, SYLVIA SCHNUG - SECRETARY); MRS. REGEL SECONDED
THE MOTION. THE MOTION WAS APPROVED BY A VOTE OF 3 -1 WITH MR.
LOCKHART OPPOSED.
MR. LOCKHART MOVED TO ADJOURN THE MEETING AT 9:00 P.M.; MR. GOE
SECONDED THE MOTION. THE MOTION WAS UNANIMOUSLY APPROVED.
Prepared by,
Sylvia Schnug, Secretary
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6925 SOUTHCENTER BLVD.
(This information may be found on your tax statement)
Address.
(206) 883 -1200
SIGN COr7 VARIANCE
APPLICATION
2661 BEL -RED RD #202
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. SIGN CODE SECTION (TUKWILA MUNICIPAL CODE TITLE 19) FROM WHICH YOU
ARE REQUESTING A VARIANCE: 19.32.140(c)
2. DESCRIBE THE VARIANCE ACTION WHICH YOU ARE REQUESTING:
INCREASE IN FREESTANDING SIGN AREA, FROM 50 SQ.FT. TO 100 SQ.FT.(
D.'aAELC=
3. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub-
division; or tax lot number, access street, and nearest intersection)
Quarter: NW/ SW Section: 24 Township: 23 N R ange: 4E
4. APPLICANT:* Name' EDWARD MCHUGH - ARCHITECT
�∎—
Signature• _ -A .41 Date: 2 2—
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
5. PROPERTY Name. ',17/4/1/3
OWNER
Address. ` '/ ��"4' � il Yom- 4TGf /,7 // "s Zi4 7/4S
Phon : 3!P 33 f a3-
�� ��. 9
I /WE,[signature(s) _
swear that I /we f owner( s) or contract purchaser(s) _.____..._... ,
in this applicano I and that the foregoing statements and answer' contained ut this
application are true and correct to the i i i
best of my /our knowledge and belief. Date: f, ?Z FEE 0 6 1992. 1
SIGN CODE VARIANCE ti• "LICATION
Page 2
6. WHY IS THIS VARIANCE BEING REQUESTED? The maximum sign area and size allow-
able for a freestanding sign under the sign code does not give Homewood Suites
the minimum visibility necessary to serve its purpose. Homewood Suites location
has extreme, unique characteristics including: no street frontage; extreme dis-
tances from which our sign must be identified and view obstructions.
7. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria shown in bold
below. You are solely responsible for justifying why your property should not have to
satisfy the same development standards which all other properties/ projects must meet.
The Board must decide that your variance request meets all seven criteria. Be specific; a
"yes" or "true" is not a sufficient response. Additional sheets should be attached if
needed.
A. The variance as approved shall not constitute a grant of special privilege which
is inconsistent with the intent of this sign code, nor which contravenes the
limitation on use of property specified by the zoning classification in which this
property is located.
Example: Explain how your requested variance would not give you a special privilege in
your use of the property in relation to the requirements imposed on adjacent and
neighboring properties and on properties with the same zone classification.
RESPONSE:No Special Privile e. Granting of the requested variance
will not result in a special privilege for this applicant since
the applicant is merely seeking rights which are comparable to
others in the vicinity, particularly other hotels. Visibility
and easy identity are important for any hotel and adequate sign -
age is requried in order to achieve this goal. The height and
area proposed for the Homewood Suites freestanding sign are nec-
essary to achieve a reasonable amount of visibility in order to
assist guests, visitors and vendors in identifying the location
of the hotel and assisting them in arriving at the site in the
(continued, see attached)
The Planning Staff has provided some examples to help you respond to each criteria.
Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the bold criteria, not staff examples.
B. That the variance is necessary because of special circumstances relating to the
size, shape, topography, location, location or surroundings of the subject property
to provide it with use rights and privileges permitted to other properties in the
vicinity and in the zone in which the subject property is located.
SIGN CODE VARIANCE APPLICATION
LOCATION: 6925 SOUTHCENTER BLVD
APPLICANT: EDWARD MCHUGH - ARCHITECT
ATTACHMENTS:
7. A. (continued)
most direct way possible. This is consistent with the
stated purpose of the Sign Code, referenced in Section
19.04.020, which is to allow for visual communication
which will enhance safety, while at the same time mini-
mizing potential street clutter and distraction.
7. B. (continued)
that is, for the most part, surrounded by the Green
River. Its unique characteristics distinguish the sub-
ject property form most any other property in the gen-
eral vicinity, particularly those properties which are
developed with hotel uses. Consequently, in order to
attain the same rights of other hotel users and prop-
erty owners in the area, the requested sign code vari-
ance is necessary to afford the applicant comparable
rights of visibility and identity.
7. C. (continued)
way of traveling to the site. This will reduce the
amount of circuitous trips by motorists who might oth-
erwise be lost and having difficulty in finding the
site. As a result of the unique location and configu-
ration of the site, the freestanding sign will not im-
pair the view or otherwise be an obstruction for any
nearby owner.
SIGN CODE VARIANCE i PLICATION
Page3
Example: Does a special property characteristic such as size, shape or topography, com-
bined with the zoning code requirement, prevent you from using your property in
the manner of adjacent properties or other like -zoned properties?
Special circumstances should not be due to: 1) actions by past or present property owners
or leasing property before knowing Code restrictions; or 2) actions which have already
been compensated for (i.e., the State condemns a portion of land for 1 -5 construction and
compensates the owner for the diminished value of the remaining parcel.
RESPONSE: Special Circumstances. The subject property has a very
unique location, as well as unusual shape and configuration.
The site has no street frontage and is separated from the near-
est streets, Southcenter Blvd. and Interurban Ave. by distances
of approximately 320 feet and 800 feet, respectively. It is sit-
uated approximately 1000 feet from I -405 and has office buildings
and other structures in the intervening area, thereby reducing
the visibility of the subject property from both the nearest .
public streets and the interstate freeway. The subject property
is located at the far southeastern corner of a peninsula of land
(continued, see attached)
C. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to property or improvements in the vicinity and in the zone
in which the subject property is located.
Example: Would granting your request cause any harm, injury, or interference with uses
of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic
impacts, etc.)
RESPONSE: No Material Detriment. The requested variance will not re-
sult in any adverse impact for any surrounding property owner or
user. The subject sign will be substantially separated by dis-
tance and intervening development from the nearest public street
frontage. Consequently, there will be no resulting sign clutter
along street frontage nor will this result in a distraction for
motorists. To the contrary, the proposed sign would enhance pub-
lic safety and minimize the distractions by providing a clear
communication to guests or vendors traveling to the hotel site
of its location and assist them in finding the most efficient
(continued, see attached)
SIGN CODE VARIANCE k 'LICATION
Page 4
D. That the special conditions and circumstances prompting the variance request do
not result from the actions of the applicant.
RESPONSE: No Self- Imposed Special Circumstances. The special circum-
stances pertaining to the subject property are natural conditions
relating to the location of the site and its configuration. Its
substantial distance and separation from the nearest public street
is a condition that has not been created by the applicant. The
applicant is striving to overcome this situation by providing an
adequate sign to meet the needs of its customers. visitors and
vendors_ To do ntherwisP world he a disservice to its patrons
and invitees_
E. That the variance as granted represents the least amount of deviation from pre-
scribed regulations necessary to accomplish the purpose for which the variance is
sought and which is consistent with the stated intent of this code.
Example: Describe other alternatives for signage of your business. Why were these alter-
natives rejected? The purpose of the Code is to establish standards for signs so that
the streets of Tukwila appear orderly and safety is increased by minimizing duffer
and distraction.
RESPONSE: Minimum Variance Needed. If the proposed sign were to be
visitors and vendors. While a larger sign with greater height
• .- • - -
• • ■ - _ • •
• . . _ • - - •
to the minimum necessary to achieve its communication goals_
The applicant has sought to minimize the area and height of the
sign in order to comply with sign code regulations.
SIGN CODE VARIANCE i, PLICATION
F. That granting of the variance shall result in greater convenience to the public in
identifying the business location for which a sign code variance is sought.
Page 5
RESPONSE:Public Convenience. The proposed sign will facilitate hotel
guests and the general public in identifying the location of the
Homewood Suites Hotel and will permit them to arrive at the site
li i.n .f the
•- u.
1
1
-••
sign rnrde r egnl at nns in this i nstanre wnnl d he r.nntrary to the
pi�hl i n r•nnveni ene and interest in that the resulting sign wnul d
pnt hp reasnnahl y visible and wnul rl not result in efferti vP r om-
mnni r•ati nn of the l nr•ati nn of the suhjer•t prnpPrty _
G. That the granting of the variance will not constitute a public nuisance or ad-
versely affect the public safety.
Example: Would granting the variance result in a sign which interferes with traffic and
street improvements, signage and traffic flows?
RESPONSE:No Public Nuisance. The subject property is substantially
separated from the nearest public right -of -way. Therefore, the
size of the sign will not in any way impair traffic circulation.
To the contrary, by providing reasonable identity and effectively
communicating the location of the site, it will enhance traffic
circulation by reducing circuitous driving. Additionally, the
proposed freestanding sign will not obscure the views of the gen-
eral public nor any individual property owner. Furthermore, the
i•n will •• • -• clutter or distraction, or otherwise
u•-
- - • _ . • 11 - •
• , • • •
• II - • • - 11 • • o • . - •
sign will rather provide positive and beneficial impacts for the
aforementioned reasons.
CITY OF TUKWILA I
• • DEPARTMENT OF COMMUNITY DEVELOPMENT
1
9,IGN CO'E VARIANCE
e G 1S92 APPLICATION
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. SIGN CODE SECTION (TUKWILA MUNICIPAL CODE '1T1'LE 19) FROM WHICH YOU
ARE REQUESTING A VARIANCE: 19.32.140(c)
2. DESCRIBE THE VARIANCE ACTION WHICH YOU ARE REQUESTING:
INCREASE IN FREESTANDING SIGN AREA, FROM 50 SQ.FT. TO 100 SQ.FT.
3. PROJECT LOCATION: (Give street address or ;,if vacant, indicate lot(s), block, and sub-
division; or tax lot number, access street, and nearest intersection)
6925 SOUTHCENTER BLVD.
Quarter: NW /SW Section: 24 Township: 23N R ange: 4E
(This information may be found on your tax statement)
4. APPLICANT:* Name-_____ Meyer Sign Co., Inc. (Frank Haynes)
926 N. 165th
Address:- Seattle, WA 98133
' P e; ,_ (206) 624 -4243
Signature Date. 4 .4 v &u , i4e )
* The applicant is the p rson whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
5. PROPERTY Name- . 1 SLO - =' VE -4/7`
OWNER //jj Z14 Address• ` '/ /16 ? Yom . TGf /�TbGHES 7/4S7
Phon • sii 3r2- P -3J
I /WE,[signature(s)] - 1
swear that I /we the owner(s) or contract purchaser(s) ofr 19p rat Ai�vp. ed
in this applicatio and that the foregoing statements and an werkeo fained�u1
application are true and correct to the
best of my /our knowledge and belief. Date: /.'- V FE B 0 6 1992 1
1 1-
,
cr �•i U;' . i .. iJi::'fiiLA
fILANNiUG DEPT,
RESPONSE: _
SIGN CODE VARIANC .::4PPLICATION
Please refer to OVERVIEW and
Criteria A & Criteria B attached.
7. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
Page 2
6. WHY IS THIS VARIANCE BEING REQUESTED? To increase the freestanding area
from the allowable 50 square feet per side, double faced to 100 square feet on
one side only. Reasons are as noted in response to questions in attached document.
The Board of Adjustment will base its decision on the specific criteria shown in bold
below. You are solely responsible for justifying why your property should not have to
satisfy the same development standards which all other properties/ projects must meet.
The Board must decide that your variance request meets all seven criteria. Be specific; a
"yes" or "true" is not a sufficient response. Additional sheets should be attached if
needed.
The Planning Staff has provided some examples to help you respond to each criteria.
Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the bold criteria, not staff examples.
A. The variance as approved shall not constitute a grant of special privilege which
is inconsistent with the intent of this sign code, nor which contravenes the
limitation on use of property specified by the zoning classification in which this
property is located.
Example: Explain how your requested variance would not give you a special privilege in
your use of the property in relation to the requirements imposed on adjacent and
neighboring properties and on properties with the same zone classification.
B. That the variance is necessary because of special circumstances relating to the
size, shape, topography, location, location or surroundings of the subject property
to provide it with use rights and privileges permitted to other properties in the
vicinity and in the zone in which the subject property is located.
SIGN CODE VARIAN' 1PPLICATION l Page 3
Example Does a special property characteristic such as size, shape or topography, com-
bined with the zoning code requirement, prevent you from using your property in
the manner of adjacent properties or other like -zoned properties?
Special circumstances should not be due to: 1) actions by past or present property owners
or leasing property before knowing Code restrictions; or 2) actions which have already
been compensated for (i.e., the State condemns a portion of land for 1 -5 construction and
compensates the owner for the diminished value of the remaining parcel.
RESPONSE.—
C. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to property or improvements in the vicinity and in the zone
in which the subject property is located.
Example: Would granting your request cause any harm, injury, or interference with uses
of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic
impacts, etc.)
RESPONSE:_
Refer to Criterias A and B attached.
Refer to Criteria C attached.
S.
SIGN CODE VARIANCr ' PPLICATION ( Page 4
D. That the special conditions and circumstances prompting the variance request do
not result from the actions of the applicant.
RESPONSE:
E. That the variance as granted represents the least amount of deviation from pre-
scribed regulations necessary to accomplish the purpose for which the variance is
sought and which is consistent with the stated intent of this code.
Refer to Criteria D attached.
Example: Describe other alternatives for signage of your business. Why were these alter-
natives rejected? The purpose of the Code is to establish standards for signs so that
the streets of Tukwila appear orderly and safety is increased by minimizing clutter
and distraction.
RESPONSE:
Refer to Criteria E attached.
•
SIGN CODE VARIANCE( PPLICATION
.,
F. That granting of the variance shall result in greater convenience to the public in
identifying the business location for which a sign code variance is sought.
RESPONSE:_
RESPONSE:
Refer to Criterias F & G attached.
Page 5
G. That the granting of the variance will not constitute a public nuisance or ad-
versely affect the public safety.
Example: Would granting the variance result in a sign which interferes with traffic and
street improvements, signage and traffic flows?
Refer to Criterias F and G plus
OVERVIEW attached.
OVERVIEW:
RESPONSES TO SIGN CODE VARIANCE CRITERIA QUESTIONS
(APPLICATION O 4TH, BOARD OF
ADJUSTMENT MEETING (CONTINUED FROM APRIL 7TH TO JUNE 1992)
On January 2nd a variance application for the standard Homewood Suites pylon sign
(double faced with 238 square feet per face) was disapproved. The staff report to the
board denied that any of the seven decision criteria had been meet. The Board of
Adjustment found Criteria C, F, and G had been met. It is our intent to show the remaining
criteria are met with this submission. The revised size is 5 2/3' by 17 1/2' feet or 100
square feet total, only 42% of the original size requested. Additionally, it is a single, rather
that double, faced sign. With Staff permission, the sign code allows for 50 square feet per
side plus 25% more in freeway interchange areas (which this sign qualifies for) or a total of
62 1/2 square feet per face. We are requesting 100 square feet total, on one side only.
The three acre, seven building hotel complex does not have street frontage (the street
stops short of the facility), but does have approximately 355 lineal feet of property facing
toward 1 -405 and 380 feet facing toward Interurban Avenue. Either of those frontage
amounts are more that enough to qualify for 75 square feet of sign area per sign face plus
the freeway interchange additional amount of 25% (with permission) for a total of 93.75
square feet per side - -or a total of 187.5 square feet for both sides - -all within code, were
we allowed to use the frontage measurements.
The concern of Dimension Development is not only for the convenience of our guests but
also for their safety and the safety of the 115,000 vehicle operators (circa 200,000 vehicle
occupants) and that use this portion of 1 -405 every day. We are confident neither the city
fathers nor state traffic engineers feel comfortable with a traffic circumstance that impinges
upon the safety of freeway travelers.
* *
**
Response to Criterion A and Criterion B.
The requested sign area has been reduced from the 237.57 square feet double faced
sign requested in the January 2nd Board of Adjustment meeting and turned down. The
application was reentered for a single faced sign with 100 square feet total, each face.
We are modifying our request to a single faced sign of 100 square feet (there will be no
copy or message on the back side of the sign). The sign code allows for 50 square feet
for each of two faces of a sign. The sign's message will be visible only from the
direction of 1 -405. It will be the hotel's only on- premis advertising oriented to vendors,
vacationers, and business guests traveling the freeway.
On the north side of 1 -405, there are no "public service" businesses oriented to the
freeway except Homewood Suites. The area businesses are: State Farm's (business,
not sales) offices, the business parks of Fort Dent I, and Fort Dent 11 (which are neither
retail or commercial), and the Fort Dent Park. None have expressed interest in freeway
oriented signage that would, or would not, require a variance procedure. The "special
privilege" prohibition in Criteria A is a moot point- -there are no "same kind" (public
service) businesses that desire freeway oriented signs. The only other developable
properties in the area are situated adjacent to 1 -405, or located on Interurban Avenue
and will not have the identification problems Homewood Suites does. The only other
property is the parcel adjacent to Fort Dent 11 where the property owner plans to build
another office park called Fort Dent III. Th old dairy property may well become a
parking lot for a business located on the other side of the freeway.
All public service and retail businesses in the Interurban Avenue interchange area are
south of 1 -405, including the massive Southcenter complex. The lay of the land already
commands an "eyes right" from all motorists. These businesses are easily identifiable
and have visible access. The Homewood Suites site has unusually unique
characteristics, including: no access on three sides of the property because of the
Green River wrapping around the site - -the only access being at the end of a minimally
traveled, residential - looking, dead -end road; no street frontage; view obstructions (the
high power line structures, old barn roof, and trees), yet it is only 750 feet to the freeway
interchange and within the 1000' freeway access sign provision of the code. It has a
straight -line visual distance of + -900 feet to 1 -405. The property is separated from the
nearest streets, Southcenter Boulevard and Interurban Avenue by distances of 320 and
800'. Comparatively, other businesses in the area already enjoy special privilege. The
Homewood Suites hotel complex sits on approximately three acres of land and has
seven distinct buildings. There is about 355 feet of frontage facing toward 1 -405 and
380 feet facing toward Interurban Avenue. The City of Tukwila has zoned the area to
accommodate public service facilities such as hotel complexes that must have viable
identification in order to adequately serve the public.
The March 26th staff report states " all businesses want vendors and visitors to see their
sign from the public right -of- way ". The area's only businesses,
State Farm, Fort Dent 1,
and II are not retail - commercial or public service oriented and have no need for freeway
signage. State Farm is a service agency, not a sales facility, and does not want people
traipsing around trying to buy insurance. Neither they nor Fort Dent are currently
interested in a "shared identity" sign. Shared signage is not an option at this juncture.
The "hundreds of businesses located in the interior areas of business parks" spoken of
in the March 26th staff response are not public service facilities that draw traffic directly
from the interstate. Poor identification of a public service facility causes inattention to
freeway traffic while drivers try to locate the facility and that will cause accidents.
Additionally, it is to the advantage of the few businesses in the immediate area to have
Homewood Suites viewably signed from 1 -405 because it provides an identification
landmark as well as an overnight base for travelers planning commerce with the
adjacent businesses. There is no contravention of either Criteria A or B.
Response to Criterion C (C was approved as having been met on Jan 2nd.)
The sign will be located approximately 85' from the recreational trail. The top of the sign
will be lower than the top most portion of Homewood Suites' roof units. It cannot be
seen from either the park area, guest rooms of the hotel, or Fort Dent II and only
incidentally, if at all, from Fort Dent 1 or the State Farm Building. Views of Mount Rainier
cannot be impaired as the sign will be nestled in the cove area between building B -2
and B -3, and will set mainly between the top of the hotel roof line and the roofline gutter
above the third floor. Even if it were visible, trees and hills on the south side of 1 -405 are
considerably higher than the hotel buildings and sign and they would first obscure views
of Mount Rainier.
Criterion C was approved on January 2nd. The proposed sign will enhance public
safety and minimize distractions by providing clear communication to vacationers,
business - travelers, and venders looking for or traveling to the hotel site and will, in fact,
enhance public safety. The sign is designed to preclude "materially detrimental impact
to public welfare or injury to property or improvements in the vicinity... ", as stated in the
code. It will improve other property values by increasing public awareness of area
businesses and augmenting their business activities. The sign, however, is designed to
address only 1 -405 traffic, as do the public service signs along the other side of the
same stretch of freeway. Unless one is between the freeway and the sign, the message
cannot be read because it will be positioned to face 1 -405. No one else will affected by
it. Users of City /County recreational trail would not find the sign intrusive as the
message will be far above them. Further, it has no illuminated translucent -face material
with glare potential. The sign face background is metal and non - illuminated. The
individual letters are metal channels (like a cookie cutter) with the only illumination being
neon inside the U shaped channel sections of the letters. (See accompanying drawing
detail in the back portion of this booklet.) There is no contravention of Criterion C.
Response to Criterion D
The land was /is zoned for public service businesses. The aforementioned "special
conditions" noted in criteria A and B were pre- existing before Dimension Development
first approached Tukwila and state bureaucracies for permission to build the hotel. The
land use proposal was studied and various permissions were granted; the permits were
issued. The architect's drawing of the complex that showed the building in perspective
with a small ground sign was developed for national hotel franchise distribution by a firm
in Memphis for "feel" and was not intended as a prototype of the signs required at the
Tukwila site. The developer had every reason to expect adequate signage would be as
available as the permit to build the hotel complex. The sign is far Tess impactful than the
seven hospitality structures built on the site. The viability - -the integrity - -of
comprehensive zoning is to aid and assist citizens and businesses of a community for
the ultimate health and welfare of all. If the zoning of specific areas allows public
service businesses or freeway interchange privileges then it is reasonable to assume
adequate signage would also be allowed. The hotel's contrasting architecture - -the very
thing that makes the buildings so environmentally attractive - -leads passersby to assume
they are expensive condominiums, not a public service facility. Our effort to create
beautiful architecture is thereby punished by not allowing a freeway identification sign.
There is no contravention of Criterion D.
Response to Criterion E
The intent of the code concerns itself with public safety and environmental integrity. A
100 square feet single -faced sign, 900 feet from 1 -405 and 750 feet from the freeway
interchange is a most modest request, the very least deviation necessary to be easily
read and to serve vacationers and business travelers coming to, or passing through,
Tukwila on the interstate. That the hotel must reach them in order to survive may not be
a concern of the Board of Adjustment, but traffic flow and safety certainly is. Freeway
travelers must be able to facilely read the sign so as to not impede the orderly flow of
freeway traffic or endanger vehicle occupants. The building is already there; people will
be looking for it-- people who vaguely remember the buildings' visage, people who know
its general whereabouts, people who know only they are looking for a sign. It is a
foregone conclusion the unsigned Homewood Suites complex will create additional
freeway traffic confusion, and ultimately, accidents and ...perhaps worse.
If the sign's 24" letters were smaller, they would too hard to be read, whatever the
physiology of the sign, and the resulting confusion could create traffic hazards. There is
no contravention of Criterion E.
Response to Criterion F and Criterion G (F and G were approved as having been
met on Jan 2nd.)
1 -405 at the Interurban Avenue interchange carries approximately 115,000 vehicles per
day - -or a monthly average of 3.45 million. That is more than six million people every
month! During rush hours, there are many thousand car occupants passing per hour;
people preoccupied with work, home, school, kids, a thousand things. They are often
rushed, and many are driving a bit zany. Under these circumstances, travelers looking
for Homewood Suites need adequate signage to recognize the complex and determine
its whereabouts.
The sign is designed to be read from the freeway, and essentially only from the freeway.
It is single faced. The translucent illuminated (Plexiglas) background originally specified
has been replaced with a non - illuminated metal face and only the channeled letters
illuminated with double -tube neon. By "channeling" the letters and inserting neon within
them, light is captured and directed in a given direction with little ancillary spillage. The
letters will read further and with greater ease, and can be easily read from 1 -405 with the
size indicated.
As one drives north -bound past the hotel facility, they will have 20 to 30 seconds or
more of sign exposure, depending on traffic, to read the sign and prepare to move over
to exit at Renton. Southbound, there is about the same amount of time where the sign
is readable and to allow the driver to negotiate his vehicle over to the Southcenter exit
lane. The three large photographs show the size relationship of the sign to the hotel
complex and immediate area.
According to David Miller's Traffic Engineering Principles applied to On Premise
Signage, after a driver notices a sign, the Simple Reaction Distance is the time it takes
the driver to simply see a sign and crisis brake to a stop. The Anticipatory Reaction
Distance is the added time it takes when a driver sees a sign, then safely prepare to
stop. In toto, a driver must notice the sign, read and understand it, and then react (by
braking, moving into another lane, preparing exiting the freeway, etc.). At 55 miles per
hour it takes 825 feet simple reaction time to stop, or 1100 feet anticipatory reaction
time.
There are a other factors that affect a specific driver and those in vehicles around him.
Some of them are:
1) Vehicle operator eyesight. The average motorist's vision is 20/40. Traffic engineers
know this; traffic signs are built with this fact in mind. In the interest of public safety,
freeway oriented public service businesses ought to be permitted adequately -sized
signs to assure easy recognition in time for viewers to exit the interstate without creating
traffic hazards for themselves or others. Commercial signage is not directly in front of
the driver, as are traffic signs, but at an angle off to the side of the highway. By having
to unduly look for a public service business or, having seen it late, rush across lanes of
traffic to reach the exit lane, creates particular public safety risk. Yet this circumstance
is often overlooked by both zoning boards and sign buyers. Poorly or inadequately
signed public service facilities increases accidents.
2) General area familiarity. Whether of not the driver is familiar with either the logo style
and color of the sign, or the building style, if it is unique to the specific company (as it is
with Homewood Suites) are sign size factors.
SYNOPSIS I RECAP
3) General area complexity. The complexity of a diverse visual environment and /or
traffic flow patterns impacts specific business identification. A local driver will have
many landmarks to remind him he is approaching Homewood Suites, and a stranger,
Perhaps none, other than the building physiology or the sign. It is primarily the sign than
identifies a public service business to travelers.
4) Other factors. "Traffic flow" speeds; weather and road conditions, complexity of a
freeway interchange to drive along, exit ramps, off-road distractions, etc. are all players
in the game of public service considerations. There is no contravention of Criteria F
and G.
The code, as it now reads, allows for a 50 square feet sign, 35 feet in the air, or with the
25% "add -on" 62.5 square feet and 43.75 feet in height. Homewood Suites can meet that
criteria and put up a double or single -faced sign with + -24" letters by putting both words in
a single line with a background field the same size as the letters themselves. However,
the logo style would have to change somewhat to accommodate the letter height
maximization by dropping the background field and distorting the letters' spacing and width
versus height, by squeezing them taller. Because there would be no background field to
frame the sign it would be a far uglier, harder to read and would do disservice to both
Homewood Suites and the area's esthetics. Compare the two versions shown on the last
two pages of this booklet.
Homewood Suites hotel complexes are designed and furnished to project a warm, homey
atmosphere, rather like attractive condominiums. The persona is inviting and fits well in
the area selected. The Tukwila facility has seven clapboard buildings painted northwest
grey, one to three stories high, with gabled roofs. The apex of the three story buildings is
41', or 45' if the vents, etc. are measured. The complex is more visual- environment
sensitive that any of the area's hotels, retail or commercial buildings. We chose not
provide a lot of high, flat wall space on which to attach signs. Because the low buildings
do fit in so well, nestled in a U -turn in the river, across from the community golf course,
they look very residential. It is essential we have the unobtrusive pole sign identification.
In the last three pages of photos are pictures of the surrounding environmentally
insensitive businesses. By any stretch of the imagination, what Homewood Suites is
requesting is quantum leaps beyond the views presented by Riverview Farms, rail road
tracks, the top -soil and sawdust facility, the myriad junked automobiles, and third -world
appearing homes and accompanying trash.
We pray the Board of Adjustment will consider all the factors included in the criteria
response as they vote on Homewood Suites' request.
2'_0"
1
> +
THIS SIGN IS ALLOWED UNDER THE CODE.
It is 50 square feet in total size and 35 feet from the
top of the sign to the ground (or 43.75' high if
allowed by the Planning Staff). The letters (and
the cabinet) are 24" tall and 25 feet long.
25'
THIS SIGN IS ALLOWED
BY TUKWILA SIGN CODE
: >
�..
THIS SIGN WOULD REQUIRE A VARIANCE.
It is single faced. It measures a total of 100 square
feet, including the background, and is 43.75' from
the top of the sign to the ground. The letters, like
the code -legal sign on the previous page, are 24"
tall. The cabinet, in order to attractively frame the
letters and give them them an aesthetically pleas-
ing background, has been increased to 5.67' x
17.6'.
The framed copy is aesthetically pleasing, much
easier to read And presents less of a traffic hazard
than the smaller sign which requires vehicle op-
erators to search for the hotel and/or sign, or try
to read the inaedquately sized one on the previous
page. Additionally, the larger sign presents a
good- neighbor image to the traveling public that
speaks well for both the hotel complex and the city
of Tukwila .
926 NORTH 165TH
SEATTLE, WA 98133
206.624.4243
FAX 206.382.5444
Pv•' MEYER SIGN
C n IA P A N Y N C
1721 SIMPSON AVENUE
ABERDEEN, WA 98520
206.532.1111
FAX 206.533.2841
Dimensional view of the letter style that will go on the sign.
The letters are open faced "cookie cutter" with neon (repre-
sented by the dash'lines) nestled within the letter so as to be
most visable when positioned in front of the sign.
2206 PACIFIC STREET
BELLINGHAM, WA 98225
206.676.6077
FAX 206.734.9416
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HOMEW00D SUITES
HOTEL COMPLEX
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MINERAL CO.
Edward A *Mush
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OFFICE BUILDING /SERVICE CENTER
PROPOSED FREESTANDING SIGN
LOCATION
VACANT
LOT
(FOR
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FORT DENT #2
OFFICE BUILDING
40' INGRESS - EGRESS
UTILITY EASEMENT
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WITHOUT FREEWAY IDENTIFICATION THE
COMPLEX WILL BE MISTAKEN FOR CONDOS
WHERE THE SIGN IS TO GO
VIEW OF INTERURBAN FROM SIGN SITE
VIEW TOWARD 1-405 FROM SIGN SITE
VIEW FROM 1-405 TO SIGN SITE
This photo is a vier of Homewood Suites from the t. to floor
of Fort Dent II. Noie the trees and the rruntains are higher
than the buildings. The sign cannot seen from here nor can
it obscure the view of Mount Rainier.
„s+-H.e......:':N:: rr... „ K.::: af. 1�:':; JtY.' W:.. v:! iY., ir.. �.. �il^:•• Y.•. r.^ ne.. nl. veMt¢ L. h4x, '�?Y�Y�?Yti }. "�na.;e.... ,'n. i1J nC,�;`,?C.
This photo is a view of the golf course and playing field area
from the top floor of Fort Dent II. The sign cannot seen from
here. It certainly cannot be seen from the park.
SINGLES FROM S55
FREE CONTINENTAL
BREAKFAST HBO
HEATED SPA
COMP
HOTEL
IN FRE
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EMBASSY SUITES
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EMBASSY SUITES
COMPETING HOTEL SIGNS IN
FREEWAY INTERCHANGE AREA
HOMEWOOD
SUITES
•
LONGACRES TRACK OPENS
APRIL I
PACKAGES AVAILABLE
ALL 400MS AA
No viable
sign
permitted
• NendeCs Inn
COMPETING
HOTEL SIGNS
IN FREEWAY
INTERCHANGE
AREA
Views cf the Neighlorhood
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PROPOSED FREESTANDING
SIGN LOCATION
4, FORT DENT 52
OFFICE BUILDING
STATE FARM INSURANCE CO.
OFFICE BUILDING /SERVICE CENTER
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MANUFACTUR
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Edwcrd A McHugh
Architect!
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Archll.ct.
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W E s ATTACHMENT D
VIEW 2:
NE CORNER,
li!•. is flid. �.1��1,Itii• 17(''I Ijt lll; Pik;i � ( � hlli �I ' ���i'ji!�I�,'� I ' '�
INTERURBAN AVENUE & SOUTHCENTER BLVD_
State Farm Insurance
VIEW 3:
Proposed Freestanding
Sign Location\
• 41'. • •
•
•
:
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Homewood Suites
• "101 ,
FROM INTERURBAN AVENUE BRIDGE OVER GREEN RIVER
.. alai.)�iYl. cn:::.:l:,A..l -a+::� , t�.cas'L �va�urFr:2�37 x>'f r \`arrx �.�: ••30.4.0.42 cvcu nat
i1�IK1 i 1Ith
PREPARED BY:
CUMMINGS, INCORPORATED
200th Avenue South
:u. zrus 7.J Nashville, Tennessee 37202
ATTACHMENT E
1 Westbound
(Over 1,000 Feet Distance)
1 Westbound Exhibit #1
vlwxa, 5
pr ..i •. T. •V Y I,11 .'7�- �''•.
.Interurban Avenue Bridge
State Farm .
aa+ 14t' 4.
VIEW 4: FROM PROPOSED FREESTANDING SIGN LOCATION
t1
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SUIT!
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WASHINGTON
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FED 0 0 992
cii LA
Pl...ANNNG IDEPT.
STATE FARM INSURANCE
PARKING LOT
PROPOSED FREESTANDING
SIGN LOCATION
BUILDING 84
nt., lir • *1 ,/e
3 STORY
WI AM 111 .0
BUILDING 08
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HOMEWOOD SUITES HOTEL
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301.
5101 III. N.
GR EE N
SITE PLAN
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FORT DENT #2
PARKING LOT
RIVER
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Edward A McHugh
Architects
WII-I200
2441 II'-Ped 11.44
11#14 4202
wantopor 44004
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SUITES
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NOTES;
OFLEXIBLE FACES WILL BE PANAFLEx MATERIAL
SERIES 940 WHITE OR APPROVED EGUAL.
@FLEXIBLE FACES SHALL BE OECORATED USING
3M TRANSLUCENT VINYL FILM •vTi95 S
TEAL GREEN OR APPROvED'EOUAL.
C)ThE FILM WILL BE APPLIED AS SPECIFIED
8Y THE FILM I.mNUFACTuRER.
(D(USE FULL SIZE PATTERN
OR APPROVED GRAPHICS FOR ACTUAL. SIZES
AND LOCATION OF COPY.
1-
11'- 1"
I di I - 1
FArc cicVATICII
-c> "
431(01 ARe,4. : too -3a P
HITE COPY
TRIM LINE
•
TEAL GREEN TRANSLUCENT BACK GROUNO
5-) -
FEB 0 (3 i992
CITY O It..JKWILA
PLANNING DEPT.
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)
pli.
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...
PLANNING r. ) iiiI__ j
VICINITY MAP
c*, $0•1,0 . .10241
VACANT
LOT
(FOR
SALE)
VACANT
s LOT
V (FOR
t.P V4- SALE)
FORT DENT #1
OFFICE BUILDING
4C
<3
a
STATE FARM INSURANCE CO.
c p
OFFICE BUILDING/SERVICE CENTER
EXIT
\I
se
FORT DENT #2
OFFICE BUILDING
RIVER
10.111S.1..03
Yrkirt C•004‘1
VACANT
LAND
LSU
11 0 .1 1
•
PROPOSED FREESTANDING
SIGN LOCATION
NIELSON DAIRY
INTERSTATE t 405
SW GRADY
WY
0
FORT DENT PARK
HAMPTON INN
HOMEWOOD SUITES
HOTEL COMPLEX
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MANUFACTURES
MINERAL CO.
Edward A McHugh
Archliocts
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2441 1110-0144 Rood
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Oe'Inv. VaehIngton $1100•
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HOMEWOOD
SUITES
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