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HomeMy WebLinkAboutPermit 91-02-APP - HOLIDAY INN - LAVENDER RESTAURANT SIGN APPEAL91-02-app 11244 pacific highway south lavender's holiday inn CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 July 26, 1991 Mr. Clifford Mihm LUMIN -ART SIGN COMPANY 1118 A Street S.E. Auburn, WA 98168 Dear Mr. Mihm: Sincerel Ann Sieger haler Assistant Planner cc: File NOTICE OF DECISION PHONE/11206) 433.1800 4 • r. RE: Notice of Decision by the Board of Adjustment 91 -02 -APP: Lavender's = Sign Appeal ;.; This is to confirm that on July 18, 1991 the Board of Adjustment (BOA) denied the above appeal. The appeal was of the Department of Community Development's decision regarding the maximum number of signs for hotel restaurants per the Tukwila Sign Code (TMC 19.32.190). The BOA also adopted the findings and conclusions contained in the Staff Report dated July 8, 1991. The action of the Board of Adjustment in the resolution of an appeal from an administrative interpretation is final and conclusive unless, within forty days from the date of the Board's action, an appellant or an aggrieved party makes an application to the Superior Court of King County for a writ of certiorari, a writ of prohibition, or a writ of mandamus. Gary L. VanDusen, Mayor CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 BOARD OF ADJUSTMENT MINUTES JULY 18, 1991 PHONE k (206) 433.1800 Gary L. VanDuscn, Mayor The meeting was called to order at 7:03 p.m. by Chairman Nesheim. Members present were Mx. Nesheim, Mr. Lockhart, Mr. Goe, Mrs. Regel, and Mrs. Altmayer. MR. GOE MOVED TO APPROVE THE MINUTES OF THE JUNE 6, 1991 MEETING. MRS. ALTMAYER SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. Mr. Goe suggested that staff present the Director's report while waiting for the applicant for Lavender's Restaurant. Jack Pace stated that there will not be a meeting in the month of August, but there will be one on the first Thursday in September. Mr. Nesheim opened the public hearing at 7:10 p.m. 91 -02 -APP: Lumin -Art Sign Co. Ann Siegenthaler presented the staff report. She clarified that this project was an appeal of an interpretation of the Sign Code rather than a variance request. Ms. Siegenthaler noted that there was a correction to the staff report on page 2, second to the last paragraph; the signs are 18' each, not 36' each. The appellant applied for two signs for Lavender's Restaurant, however, the Sign Code currently allows only one sign per hotel restaurants. Consequently the sign permit application was denied. The issue before the Board of Adjustment is, does the Sign Code allow hotel restaurants two signs or only one sign? The staff has concluded that only one sign was allowed, based on regulation in the current Sign Code. Not only will this decision apply to Lavender's Restaurant, but it will apply to all hotel restaurants in the City. The intent of the Code is to minimize clutter. Staff is concerned that allowing additional signage for hotel restaurants would increase the total number of signs at hotel complexes throughout the city. Increasing the number of signs over what is allowed now would not be consistent with the Sign Code. Board of Adjustment Page 2 Minutes Typically under the Sign Code now, restaurants in commercial zones are allowed two signs. However, the Sign Code handles restaurants in hotels separately from other types of restaurants. The Sign Code has a separate section that addresses the requirements for restaurants within hotels. Therefore, the number of signs that are allowed for restaurants in the Commercial/Industrial zone does not apply. Under the section for hotel restaurant signs, a hotel is allowed four signs and when a hotel has a restaurant operation located within the hotel, "the hotel shall be permitted one additional sign...which identifies only the restaurant name." The size of the sign is the same as for other signs (per Table 1). In summary, the issue is whether staffs interpretation is an accurate one. Staff has concluded that one additional sign is allowed at the hotel complex for the restaurant. So, the question is whether this section allow two signs for the restaurant or just one. Mr. Goe asked if the hotel could advertise Lavender's Restaurant through the reader board. Staff stated that they could since that would be considered a temporary sign. Mr. Lockhart asked if there was a restriction on the height of the sign for the canopy. Staff stated that the restrictions for the sign on the canopy are that it may not exceed square footage allowed; and the sign cannot project above the height of the canopy. Mr. Goe asked if the canopy, by extension, became part of the face of the wall of the hotel. Staff stated that it does in terms of the calculation of the square footage allowed for the sign. Mr. Goe asked if the canopy facia sits above the first floor of the hotel. Staff noted that it is located below the second floor (i.e. at the first floor). Ms. Altmayer asked if there are any restrictions on changes to trees and plants on the premises that would preclude removing anything for better signage visibility. Staff stated that the landscape requirements do not specify a certain type of plant for the landscape plan. It does specify minimum widths of landscaping. There is nothing in the Zoning Code which would prevent them from removing trees to provide better visibility. Clifford Mihm, representing Lumin -Art Sign Co. He stated that their contention is that the regulations in Section 19.32.140(A), which refer Board of Adjustment Page 3 Minutes to the Table, state that each business shall be permitted one exposed building faced mounted sign. One additional exposed building faced mounted sign can be permitted for each business that is not identified on any free standing sign, provided two conditions are met 1) they have more than one exterior public entrance and 2) there is no more than one sign per business on any exposed building face. Lavender's has more than one public entrance, exclusive of warehouse doors, and there is no more than one sign on any exposed building face. In addition, the conditions of the site are such that the signs that are proposed are directly opposite each other, and cannot be seen together at any one time. The applicant's reasoning is that both sides of the canopy can be considered a building face. Mr. Mihm went on to say that in reference to the section that refers to Table 1, it was Lumin -Art's understanding that the preceding paragraphs and two conditions listed were a definition of use and that's why they proposed two signs. With regard to the issue of clutter, the position of the hotel is that a sign on each elevation would not be feasible, since the west elevation faces the river, the south elevation faces the back of the building, and the east elevation is blocked by the building the hotel rooms are in. Therefore, the north elevation, including the canopy, would be the only place for a sign for the hotel and the restaurant. Because the total square footage of these signs is so far below the allowable square footage for the premises, two signs would not be considered clutter or have a negative impact. The main point is that the Sign Code specifically (under signs for the restaurant), refers to Table 1 (Chapter 19.32.140) and its conditions, and these conditions would allow for a second sign. Mr. Goe asked for clarification since the proposed sign is inconsistent with Section 19.32.190(B) by reading, "Lavender's Restaurant and Lounge ". Mr. Mihm stated that Lavender's business name is "Lavender's Restaurant and Lounge ". Mr. Lockhart asked if they had ever considered just having one sign. Mr. Mihm stated that after reviewing the Sign Code they were under the impression that they met the conditions for having two signs. Perry Wahl, representing Lavender's Restaurant and the Holiday Inn Hotel, 11244 Pacific Hwy South: He stated that Lavender's is having a problem getting exposure from Pacific Hwy. S., and they were unable to put up a free - standing sign. By putting a sign on each side of the canopy, a bigger portion of the Pacific Hwy. S. traffic will be able to see it. Board of Adjustment Page 4 Minutes Ms. Altmayer asked how far the flag poles were from the canopy. Mr. Wahl stated they were approximately 10 inches out from the canopy face. Ms. Altmayer asked if they had a separate entrance to the restaurant. Mr. Wahl stated that there was an entrance from the south parking lot and pool area. He went on to say that there were two separate entrances. Mr. Nesheim stated that Staff is allowed a rebuttal. Ann Siegenthaler stated that there are some alternatives that may be possible as far as signage. However, the issue isn't what the specific site conditions are or what the hardship may be to the owner; these are not applicable to the decision that is before the Board because this is an appeal rather than a variance. The applicant may want to come back before the Board at a later time for a variance request. At this time the question is what does the Sign Code say about hotel restaurant signs. The Sign Code treats hotels and hotel restaurants separately. Therefore, the sign quota for the hotel is not transferable to the restaurant. The Sign Code specifically allows four signs per hotel with one additional sign for a restaurant. Section 19.32.190(B) refers to a previous section which addresses signage in commercial zones, however, it is referring to a very specific part of that section which outlines the size requirements only. Mr. Nesheim stated that there was no -one speaking in opposition to the project and offered the appellant the opportunity for a rebuttal. Mr. Mihm, representing Lumin -Art Sign Co.: He stated that the question seems to be with regard to Section 19.32.140(A) referred to in Section 19.32.190(B)) which identifies Table 1, and whether the preceding paragraph applies to Table 1. Their understanding was that Table l's parameters and use were outlined in the preceding paragraph. Mr. Nesheim closed the public hearing at 8:10 p.m. and the meeting was recessed until 8:20 p.m. Ms. Altmayer asked Mr. Mihm to repeat his rebuttal before the recess. Mr. Nesheim reminded Mr. Mihm to keep his response limited to the question asked by Ms. Altmayer since the public hearing had already been closed. Board of Adjustment Page 5 Minutes Mr. Mihm stated that the point was that Section 19.32.140(A) referred to Table 1 and the preceding paragraph is the definition of usage for Table 1 and sets the parameters in which Table l's square footage is applied. Mr. Goe stated that he felt that an ordinance with more specificity would take precedent and Section 19.32.190 deals with that specificity in terms of hotels and Section 19.32.190(B) deals specifically with hotel restaurants. Section 19.32.190(B) deals with the one additional exposed building face mounted sign that is allowed because,the':restaurant is in the hotel and specifically refers to Table 1 only for the size of the sign`. That specificity will override anything of a more general nature. In addition, the reference to Table 1 is for the sizing of the sign only, therefore the section of the ordinance that is more general than the one being dealt with, (which is hotel restaurants) doesn't apply. He went on to say that on that very issue is hinging the decision of the DCD, and appellant challenge as to whether or not the table is to be referred to only, or whether the entire section is referred to. The Section by reference gets to the table which is referred to for the area of the sign only, not for number of signs. Ms. Altmayer stated that the issue is the intent of the Sign Code, and the intent is to reduce clutter and to improve signage within the City. Based on that, the decision of the DCD should stand. Mr. Goe stated that the Sign Code deals with the hotel manager's concern for recognition of the restaurant and; the Sign Code deals with that issue with specificity, although not clear specificity. Mr. Goe moved that the Board uphold the decision of the DM' based on the testimony and the re- reading of the Sign Code. Mr. Lockhart seconded the motion; motion passed unanimously. Mr. Nesheim adjourned the meeting. Respectfully Submitted, Sylvia Appleton, Recording Secretary CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 HEARING DATE: July 18, 1991 FILE NUMBER: LOCATION: APPELLANT: APPEAL: ATTACHMENTS Lavender's Restaurant & Lounge Holiday Inn 11244 Pacific Highway South Tukwila, WA 98168 Lumin -Art Sign Company 1118 A Street S.E. Auburn, WA 98002 A. B. C. D. PHONE N (206) 433.1800 STAFF REPORT TO THE BOARD OF ADJUSTMENT Prepared July 8, 1991 91 -02 -APP: LAVENDER'S SIGN APPEAL Appeal of an administrative decision regarding the Tukwila Sign Code (TMC Title 19). This decision was based on Section 19.32.190 which specifies the maximum number of signs allowed a hotel/ restaurant complex. Appellant's explanatory letter 6/12/91 Vicinity Map Site Plan Wall Elevations Staff Report to B.O.A. 91 -02 -APP: Lavender's Sign Page 2 BACKGROUND FINDINGS Lavender's Restaurant & Lounge (tenant), through Lumin -Art Sign (appellant) is appealing a decision by the Department of Community Development (DCD). This decision stipulates that a restaurant located in a hotel is allowed a maximum of one exterior sign, per the Tukwila Sign Code. The appellant is asking the Board of Adjustment to clarify whether or not a second sign would be permitted under the Sign Code (see Attachment A). Lavender's Restaurant is located within the existing Holiday Inn on Pacific Highway South (Highway 99). The site contains the hotel /restaurant building and a parking lot. It is bordered on the north by commercial and manufacturing uses, by office buildings on the west, and by the Duwamish River on the south. The zoning of the site is M2L (Heavy Industrial). The site has one freestanding sign, which contains the Holiday Inn name and a readerboard section. With the exception of small internal information signs, there are no other signs on site. The owners of Lavender's Restaurant would like to have signage visible from Highway 99 (west side). To achieve this, the appellant has proposed two 36- square -foot (s.f.) signs for an existing entry canopy located on the west side of the building (see Attachments C & D). These two signs would give the restaurant visible signage from both northbound and southbound traffic on Highway 99. DECISION CRITERIA Administrative decisions by the DCD may be appealed as follows: TMC 19.12.040: Application -- Rejection -- Appeal. "Rejection of any application for a sign permit shall be made in writing by the Planning Director and shall state the reasons therefor. A copy of the rejection notice shall be signed "received" by the applicant or be mailed by certified mail, return receipt requested, to the applicant at his designated address. Within thirty days, the applicant may file with the Planning Department a notice of appeal and request for review by the Board of Adjustment at a regular meeting not later than sixty days from the date the notice of appeal is filed, unless a later date is requested by the applicant." Staff Report to B.O.A. Page 3 91 -02 -APP: Lavender's Sign "After a review hearing, the Board of Adjustment shall file with the Planning Director and send to the applicant a written decision either denying the application or directing the Planning Director to issue the permit. The decision of the Board of Adjustment shall be final and conclusive unless the original applicant or an adverse party makes application to the Superior Court of King County for a writ of certiorari, a writ of prohibition, or a writ of mandamus within forty days of the final decision of the Board of Adjustment." The question before the Board is whether or not DCD erred in its interpretation of the Sign Code with respect to regulation of signs for hotel restaurants. DCD's interpretation of the Sign Code relative to this proposal is based on an evaluation of three sections of the code, as follows: 1) The intent of the code; 2) Code requirements for signs in commercial /industrial zones; and 3) The specific code requirements for hotel restaurant signs. These regulations range from the general to the specific, with the more specific regulations taking precedence in DCD's interpretation. The applicable code sections on which the interpretation is based are given below. 1. TMC 19.04.020(A): Purposes "To establish standards and guidelines for the design, erection and installation of signs....so that the streets of Tukwila may appear orderly and safety may be increased by minimizing clutter and distraction." Staff Report to B.O.A. Page 4 2. TMC 19.32.140: Commercial Zones 3. TMC 19.32.190: Signs Mounted on Hotel Building Faces 91 -02 -APP: Lavender's Sign (A) Wall Signs: "Each business shall be permitted one exposed building face mounted sign. One additional exposed building face mounted sign can be permitted for each business that is not identified on any freestanding sign, provided: 1) that the business has more than one exterior public entrance in the same building, exclusive of warehouse area doors; or 2) that there is no more than one sign per business on any exposed building face." (C) Freestanding Signs: "One freestanding sign may be permitted for each site." A) Hotel: "Each hotel shall be permitted one building face mounted sign on each building face of the hotel, which sign shall contain only the hotel name and /or logo. The area of each building face mounted sign shall be as provided in Table 1, Section 19.32.140(A). A hotel may not have more than four building face mounted signs, except as provided in Section 19.32.190(B). B) Hotel /restaurant: "If a hotel has a restaurant operation which is located in the hotel building, then the hotel shall be permitted one additional exposed building face mounted sign within the area as provided in Table 1, Section 19.32.140(A), provided that the sign is placed on the ground floor of the exposed building face and identifies only the restaurant name. C) Other signs: "A hotel shall be permitted freestanding and internal information signs as provided in Sections 19.32.140(C) and 19.22, respectively." Staff Report to B.O.A. 91 -02 -APP: Lavender's Sign Page 5 CONCLUSIONS At issue is whether the Sign Code section which addresses hotel restaurants (19.32.190) is applicable to Lavender's Restaurant. DCD believes this section is applicable. Due to the fact that the code has specific regulations for hotel restaurant signs, these more restrictive regulations supersede the general section for commercial /industrial areas. Therefore, the appellant's proposal must meet the regulations which apply specifically to hotel restaurants. By complying with these regulations, the appellant still has opportunities for signage visible from Highway 99. This decision was based on the conclusions below. 1. Intent of the Code: One of the main purposes of the Sign Code is to minimize clutter and disorder. The proposal would result in a total of three signs on site: the hotel freestanding sign, and two wall signs for the restaurant. The code allows a total of five signs on site: four hotel signs plus one restaurant sign. Granting the appeal could result in four hotel signs plus two restaurant signs, for a total of six signs on site. DCD believes that this increase in total signs allowed would not meet the code's general intent to reduce clutter. 2. Code requirements for signs in commercial/industrial zones: Based on the fact that the Sign Code specifically addresses signage for hotel restaurants, the wall sign allowances in this section do not apply to Lavender's. Further, as the code treats wall signs and freestanding signs differently under this section, the restaurant may not use its freestanding sign "allowance" for two wall signs. Under the Sign Code, the restaurant would be allowed to add its name to the existing freestanding sign, up to a total maximum size of 75 s.f. per side (or 150 s.f. total). This is an alternative which could achieve the purpose of the proposed signage and also meet the code regulations. Staff Report to B.O.A. 91 -02 -APP: Lavender's Sign Page 6 3. Specific Code requirements for hotel restaurant signs. Under the Sign Code, a hotel and restaurant within the same building are treated separately from other types of businesses which share a site in a commercial/ industrial zone. Further, the code implies that any restaurant "located" in a hotel is distinct from restaurants in general in a commercial /industrial zone, regardless of ownership status, access or other factors. For these reasons, DCD believes that a) the signage allowances for commercial / industrial zones under 19.32.140(A) do not apply to a hotel restaurant; and b) any restaurant located within a hotel must meet the hotel restaurant regulations under 19.32.190(B). As the code specifically addresses signage for hotels, and then separately addresses signage for hotel restaurants, the signage allowance for a hotel is not "transferrable" to the hotel restaurant. A hotel is allowed four signs, while a hotel restaurant is allowed one. Under the Sign Code, Lavender's Restaurant would be allowed one 82 s.f. wall sign. If the front landscape were revised to provide more visibility, one sign on the canopy front could achieve the appellant's purpose and meet code requirements. Given that the Sign Code specifically addresses signage for hotel restaurants, and states that such restaurants are allowed a maximum of one sign, DCD recommends that the appeal be denied. RECOMMENDATION C_ 'LIIMIN -AIiT SIGN Go. June 12, 1991 To: Board Of Adjustment City of Tukwila Re: Sign Permit # 91 -060 Lavender's Restaurant & Lounge 11244 Pacific Highway South Tukwila, Washington 98168 To Whom It May Concern; ATTACHMENT A Sales . . . ,Service. . . . Leases PHONE UL 2 -7800 1118 A STREET S.E. • AUBURN, WASHINGTON 98002 We ask for reconsideration regarding the above mentioned permit, denied 5- 22 -91, for the following reasons: A.) Sec. 19.32.190 (B), City of Tukwila sign code allows for (1) one additional exposed building face mounted sign as provided per items 19.32.190(A), 1 & 2. 1.) The restaurant Lavenders, has a total of three(3) public entrances, exclusive of warehouse area doors. 2.) At this time there is a total of zero(0) signs on any building face. Also, the installation of proposed signs will be on opposite sides of the canopy face. Total of two. 3.) The existing freestanding sign is for the hotel use only and no provisions for the restaurant have been made. The calculation in table 1 of Sec. 19.32.140 provides for the following square footage: Area (LxH) = Sq. Ft. 157' x 13.25' = 2 ;080.25 Sq. Ft. Total permitted area of the signs: 65 + 0.03 x (E.B.F. - 1500) = 65 + 0.03 x (580.25) = 65 + 17 = 82 Sq.Ft. The total square feet of both proposed signs is 36 Sq. Ft. This is less than one half of the allowance provided in Sec. 19.32.140, Table 1. B.) We believe that, because of the limited square footage of the proposed signs, (Less than one quarter of the allowed sq.ft. visable at any one time), the intent of the sign code, as stated in Sec. 19.04.020 (A.B. &C.) is not interfered with. tR 1 [ " f11��CD io JL JN 2 1991 CITY OF TUKvviLA PLANNING DF PT. Sign Permit - Lavender's Restaurant & Lounge - - Page 2. C.) Since the signs are mounted on opposite sides of a canopy, and are perpendicular to the traffic flow, they, in effect, function as would one double face sign. Double face signs are not prohibited in the sign codes. For the above mentioned reasons, we feel that an interpretation of the sign code, allowing for the second sign would be in order. • Thank you, C ifford Mihm Lumin -Art Sign Co. Inc. 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