HomeMy WebLinkAboutPermit 78-01-V - WESTWATER MOTEL - PARKING VARIANCE78-1-v
westwater motel
WESTWATER MOTEL PARKING VARIANCE
PLANNING
PARKS A
RECREATION
BUILDING
6 February 1978
Westwater Management, Inc.
14923 - 64th Avenue
Surrey, B.C.
Canada V351X8
Gentlemen:
Since
Gary rutc field
Assistant Planner
GC /ch
cc: Don Cruickshank
Dir, OCD
Bldg Off
C
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
RE: VARIANCE @ Westwater Motel, Tukwila
6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177
The Tukwila Board of Adjustment, at its regular meeting of 2 February 1978,
conducted a public hearing in consideration of your application for variance
from the parking requirements established by the Tukwila Municipal Code.
The Board, after due consideration of your application, the staff report and
testimony received during the hearing, granted the variance with the following
stipulations:
1. On -site parking be provided in accordance with Exhibit F of the staff
report. (A copy of Exhibit F is attached to this letter.)
2. This variance shall be in effect only as long as the principal use of
the property remains a motel /convention facility and reflects multiple
use.
3. This variance shall become null and void if full application for Build-
ing Permit is not made within 18 months from date of Conditional Use
Permit approval.
This correspondence shall constitute the variance described herein and applica-
tion for Building Permit should reflect these provisions.
WESTWATER HOTEL
VARIANCE FROM PARKING REQUIREMENTS
Summary:
In reaction to the factors discussed in the foregoing, a 25% reduction
in parking required for hotel rooms, restaurant, cafe and bars, and a
50% reduction in the requirement for meeting rooms due to the mul-
tiplicity of use, proximity td SEA -TAC International Airport and the
"eat and meet" situation common to banquet room facilities, the
following tabulation is submitted as the minimum parking requirement
for the West -water Hotel complex.
MINIMUM
ACTIVITY AREA FACTOR SPACES REQUIRE
Hotel Rooms 250 rooms 1 /room x 75% 188
Meeting Rooms 8000 sf 1/75 sf x 50% 54
Restaurant, Caf e
and Bar 340 seats 1/5 seats x 75% 51
Administrative
Offices 2400 sf 3.1 /1000 sf 8
Employees 50 1 /employee 50
351
PLANNING
PARKS 6
RECREATION
BUILDING
NEW BUSI► SS:
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
BOARD OF ADJUSTMENT
Minutes of the Meeting, 2 February 1978.
Chairperson Altmayer called the regular February meeting to order at 8:00 P.M.
with Board members James and Duffie present. Gary Crutchfield represented the
Planning Division.
Mr. Crutchfield explained that Mr. Johanson had been elected to the City Council
and his Board position had not been filled by appointment of the Mayor as yet.
Also noted that Mr. Goe may not be here tonight.
Motion by Mr. Duffie, seconded by Mr. James and carried to approve the minutes
of 6 October 1977.
Motion by Mr. James and seconded by Mr. Duffie to excuse Mr. Goe's absence.
Chairperson Altmayer noted it was still early and suggested waiting until the
end of the meeting to allow for Mr. Goe's possible late arrival. Second with-
drawn by Mr. Duffie and motion withdrawn by Mr. James.
ELECTION OF OFFICERS
Motion by Mr. James to postpone election of officers until the next regular
meeting to have all members present. Motion seconded by Mr. Duffie and carried.'
P IC HEARING: VARIANCE from Parking Requirements (Westwater Motel)
Chairperson Altmayer opened the Public Hearing at 8:05 P.M. and Mr. Crutchfield
read the Staff Report explaining the nature of the application and the staff's
recommendation.
Mr. Don Cruickshank, 3000 South 176th Seattle, 'representing the applicant, stated
the Westwater facility will be quite similar to the Doubletree facility. 'Appli-
cant recognizes the need for adequate parking but agrees with the staff recommen-
6230 Southcenter Boulevard m Tulwila, Washington 98188 • (206) 242-2177
Board of Adjustment Page 2
Minutes 2 February 1978
dation to reduce the requirement to the level of actual need. Stated he has been
affiliated with the Doubletree, Sheraton, Hyatt and Jet Inn facilities and is
quite knowledgable of their operational characteristics.
Mr. Duffie asked if there was any adjacent land for parking. Mr. Cruickshank
explained the surrounding streets, river and land use concluding additional land
is unnecessary since they can provide at least 400 spaces on -site.
Mr. James asked for elevations of the building. Mr. Cruickshank displayed eleva-
tion and typical floor drawings and explained the multiple -use identified in the
Staff Report.
Chairperson Altmayer questioned the ratio of 1 space /75 square feet vs. 1 space/
5 persons. Mr. Crutchfield explained Exhibit A of the Staff Report prepared for
the Doubletree variance. Essentially, the UBC stipulates 15 square feet per per-
son; therefore, 75 square feet is equivalent to 5 persons.
Chairperson Altmayer noted her reservation about granting reduced parking require-
ments when she has seen the existing Doubletree facility fully parked. Mr. Crutch..
field noted the existing Doubletree often appears to be fully parked, especially
around the entrance area, but in fact is rarely fully parked. Mr. Cruickshank
noted simple economic survival dictates the applicant provide adequate parking
for the facility.
Chairperson Altmayer questioned the absence of Code requirements for parking of
employees. Mr. Crutchfield explained the Code ratios are designed to effectively
provide for employees. Noted, however, a reduction in the Code ratios must
address employees to assure all vehicle - generating functions are provided for.
There being no further public comments, Chairperson Altmayer closed the hearing
at 8:35 P.M.
Motion by Mr. James, seconded by Mr. Duffie and carried that based on the Findings
and Conclusions of the Staff Report, the Board grant the variance from Section
18.20.070 with the following stipulations:
1. On -site parking be provided in accordance with Exhibit F of the Staff
Report.
2. This variance shall be in effect only as long as the principal use of the
property remains a motel /convention facility and reflects multiple use.
3. This variance shall become null and void if full application for Building
Permit is not made within 18 months from date of Conditional Use Permit
approval.
ANY OTHER BUSINESS:
Chairperson Altmayer asked the status of the Benaroya lawsuit regarding Parkway
Plaza signs. Mr. Crutchfield informed the Board that a couple of administrative
meetings were conducted in an attempt to resolve the problem out of court. A
solution was not forthcoming and assumes Benaroya is moving ahead to request
summary judgement. •
2 February 1978
CITY OF TUVIL..
PLANNING DIVISION
BOARD OF ADJUSTMENT
STAFF REPORT
8:00 P.M.
AGENDA ITEM V A : VARIANCE from Parking Requirements ( Westwater Motel)
REQUEST: VARIANCE from Parking Requirements (18.20.070 TMC)
APPLICANT: Westwater Management Inc., 14923 - 64th Avenue, Surrey, B.C.
LOCATION: Northwest corner of the intersection of Strander Boulevard
and West Valley Highway
SIZE: 6.9 acres
ZONE: M -1 (Light Industry)
COMPREHENSIVE PLAN: Commercial
INTRODUCTION:
The proposed Westwater Motel was reviewed by the Planning Commission in December
1977. The Commission granted a Conditional Use Permit with several stipulations,
one of which requires the applicant to pursue a variance from the Board of Adjust-
ment to authorize fewer parking spaces for the facility than actually required by
the Zoning Code.
FINDINGS:
1. The site of the proposed facility is 6.9 acres situated at the northwest corner
of Strander Boulevard and West Valley Highway and fronts on the Green River.
(SEE, Exhibit A)
2. In granting a Conditional Use Permit, the Planning Commission noted Policy 7
under Objective 1 of the Commerce /Industry Element of the new Comprehensive
Plan and required the development be considered by the Board of Adjustment to
determine adequate parking. (SEE, Exhibit B)
3. The proposed facility contains 250 guest rooms, 8,000 square feet of floor space
devoted to banquet and meeting rooms, 340 total seats in eating and entertain-
ment areas and 2400 square feet of office space. This results in a total parking
requirement, by Code, of 433 parking spaces. (SEE, Exhibit C)
4. The Board of Adjustment, in September 1977; granted a variance for the Double -
tree Lodge in recognition of the multiple -use factor and proximity to the
Seattle - Tacoma International Airport. (SEE, Exhibit D, Staff Report: Double -
tree Lodge, September 1977.)
5. The internal functions of the proposed Westwater facility, especially with
respect to the multiple -use factor, are strikingly similar to those inherent
to the Doubletree Lodge proposal. (SEE, Exhibit E)
Board of Adjustment Page 2
Staff Report 2 February 1978
6. The applicant has requested parking ratios be assigned as depicted in Exhibit F.
CONCLUSIONS:
1. In consideration of the criteria outlined in Section 18.72.010, the following
respective conclusions are drawn:
A. The variance shall not constitute a grant of special privilege inconsis-
tent with the limitation upon uses of other properties in the vicinity and
in the zone in which the property on behalf of which the application was
filed is located;
CONCLUSION: Insofar as the Board is authorized to vary any of the parking
requirements based on the particular use and, in the case of Section 18.20.070,
is obligated to weigh all factors to determine a reasonable parking requirement
for hotels /motels, the granting of a variance will not constitute a grant of
special privelege.
B. That such variance is necessary because of special circumstances relating
to the size, shape, topography, location or surrounding of the subject
property, to provide it with use rights and privileges permitted to other
properties in the vicinity and in the zone in which the subject property
is located;
CONCLUSION: The special circumstances are not physical in nature but, rather,
are use peculiarities which can be measured as proven in the application and
this report's findings. Since most other uses are grouped by nature (such as
commercial or industrial) and common or typical parking needs are readily identi-
fiable, the multiple -use and proximity to airport factors are peculiar to this
particular use and require consideration and proportionate adjustment to ensure .
consistent property use rights.
C. That the special conditions and circumstances do not result from the actions
of the applicant;
CONCLUSION: Multiple use of complementary use areas and the proximity of SeaTac
Airport are, as identified throughout this Report, special circumstances peculiar
to this particular use which are not due to actions of the applicant.
D. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity
and in the zone in which the subject property is situated;
CONCLUSION: The provision of adequate on -site parking is of primary concern in
Tukwila since the City prohibits on- street parking to promote public safety.
Hence, a variance from the parking requirements must not reduce the parking
requirement below that which is reasonably determined to be necessary. Moreover,
people will park their vehicle on neighboring parcels if adequate parking is not
provided on site; thus resulting in a certain degree of injury to neighboring
properties. In summary, a variance which insures adequate parking will not be
materially detrimental to the public welfare or injurious to surrounding proper-
ties. It should also be noted that the site contains enough land area to expand
on -site parking should that need arise.
Board of Adjustment Page 3
Staff Report 2 February 1978
E. The authorization of such variance will not adversely affect the implemen-
tation of the comprehensive land use plan;
CONCLUSION: As noted in Finding #2, the Planning Commission has required the
applicant seek this variance in recognition of the Comprehensive Plan. Hence,
granting of this variance will not adversely affect implementation of the Com-
prehensive Plan.
F. That the granting of such a variance is necessary for the preservation and
enjoyment of a substantial.property right of the applicant possessed by the
owners of other properties in the same zone or vicinity.
CONCLUSION: This property can certainly be developed to other uses more similar
to existing uses of the surrounding land area. The right to fully utilize a
parcel of land within adherence to lawful restrictions, however, is a substantial
property right which should be enjoyed by all land uses. The peculiarities in-
herent in the proposed use are not precisely addressed by the TMC parking require-
ments. Therefore, a variance is necessary as a vehicle by which to arrive at
reasonable parking provisions in order to ensure the fullest use of the property
within lawful restrictions.
2. In consideration of the similarity in use characteristics and proximity to SEA -
TAC airport, the parking ratios established for the Doubletree Lodge appear to
ensure adequate parking for the proposed Westwater facility.
3. In consideration of the Planning Commission's requirement that full application
for Building Permit be made within 18 months from date of approval of Conditional
Use Permit, the life of this variance should be similarly identified.
RECOMMENDATION:
Based on the Findings and Conclusions in this report, Staff recommends the variance
from Section 18.20.070 be granted with the following stipulations:
1. On -site parking be provided in accordance with Exhibit F.
2. This variance shall be in effect only as long as the principal use of the
property remains a hotel /convention facility and reflects multiple use.
3. This variance shall become null and void if full application for Building
Permit is not made within 18 months from date of Conditional Use Permit
approval.
SERVICE
KILLINGSWORTH, BRADY & ASSOCIATES, ARCHITECTS •
PROJECT FJ1CHF LARRY STRICKER
. i •
/ westwater hotel
•
•
FEET ti+'L'� so
SITE PLAN
Planning Commission
Minutes
Page. 4
() 15 December 1977
Motion by Mr. Sowinski, seconded by Mr Hartong and carr;ed to deny approval of the
proposed site plan and advise the applicant to revise tho plans to provide adequate
parking orientation for secondary tenants and resolve tho potential hazards relative
to the use of the rail easement by Diebold trucks.
Mr. Milt Reimers, Coldwell Banker, asked for guidance from the Planning Commission.
Commission pointed out general design alternatives which may resolve the problems
noted in the motion.
Chairman Kirsop declared a 5- minute recess and reconvened the meeting at 10:12 P.M. .
with Commissioners and Staff present as previously noted.
NEW BUSINESS:
PUBLIC HEARING_ CONDITIONAL USE PERMIT (Westwater Motel)
Chairman Kirsop opened the Public Hearing at 10:15 P.M. and Mr. Crutchfield read
the Staff Report.
Mr. Don Cruickshank, Westwater. Management, stated his firm's agreement with the
recommendation made by Staff and offered any further details be provided by the
architect who is present. .
Chairman Kirsop asked if provision of sidewalk was acceptable. Mr. Cruickshank
stated the applicant's.acceptance of that stipulation..
Mr. Satterstrom explained multiple use concept referred to in Staff recommendation
#5 and its relationship to parking requirements.. Explained that City Attorney has
concluded that such can only be addressed by the Board of Adjustment through a variance
procedure and the Planning Commission has the authority under the Conditional Use
Permit review to require the applicant to go through the variance procedure. On that
basis, Staff recommends. stipulation #5 be revised to read:
That the applicant is directed to apply for a variance from the parking
requirements of TMC 18.56 on the basis the Westwator facility may be
"over parked" due to the multiple -use nature of the complex.
Mr. Cruickshank stated the applicant will file application for variance at earliest
convenience.
Mr. Ed Killingsworth, architect, agreed with Staff's intention and noted his pre-
ference to provide less parking with the acknowledgment that it can be expanded on-
site if there is a future problem.
•
Mr. Larry Stricker, architect, explained site and elevation drawings and typical
floor plan.'
There being no further public comments, Chairman Kirsop closed the Public Hearing
at 10:50 P.M.
1E ,1wa-rE� VA" R.►s c.E
EX 14 1131r -E
• Planning Commission ` Page 5
Minutes 15 December 1977
Mr. Hartong noted the City has issued several Conditional Use Permits and not
realized any development. During the interim, community values change and unlimited
permit could become a regretful action. Suggested a reasonable time limit be
attached to this Conditional Use Permit.
Motion by Mr. Hartong, seconded by Mr. Sowinski'and carried to grant the Conditional
Use Permit with the following stipulations:
1. The ingress /egress point located on Strander Boulevard shall be restricted
to right -turn in, right -turn out only.
2. That the landscape strip located along West Valley Highway be bermed to
reach a minimum height of four (4) feet except at the driveway entrances.
Landscaping along both streets and in front of and alongside of the pro -
posed building shall include trees of 3 -inch minimum caliper.
3. A detailed landscape plan shall be reviewed by the Planning Commission sit -
ting as a Board of Architectural Review prior to issuance of occupancy permit.
4. Exterior treatment details of all buildings, including the location and con-
struction of the proposed heliport, shall be reviewed by the Planning Commis-
sion sitting as a Board of Architectural Review prior to issuance of building
permit.
5. That the applicant is directed to apply for a variance from the parking
requirements, TMC 18.56, on the basis that the Westwater facility may be
"over- parked" due to the multiple -use nature of the complex.
6. A sidewalk of at least 5 -foot width be installed by the applicant along the
north margin of Strander Boulevard.
7. Freestanding signs shall not exceed the height limit established by Title
19 (TMC) for commercial use areas.
8. Full application for building permit be made'within 18 months from date of
approval of this Conditional Use Permit.
In accordance with the Commission's earlier decision to split the agenda, Chairman
Kirsop recessed the regular December meeting to 8:00 P.M., Wednesday, 21 December 1977,
TUKWILA PLANNING COMMISSION
Minutes prepared by:
Gary Crutch ield
Assistant Planner
Hans West
Secretary
. •
•
T t
WESTWATER HOTEL
VARIANCE FROM PARKING REQUIREMENTS
PARKING SPACES REQUIRED BY TMC
ACTIVITY AREA FACTOR REQUIRED SPACES
Hotel Rooms 250 rooms 1 /.roam 250
Meeting Rooms 8000 sf 1/75 sf 107
Restaurant 120 seats 1/5 seats 24
Cafe 120 seats 1/5 seats 24
Bars 100 seats 1/5 seats 20
Administrative Offices 2400 sf 3.1/1,000 sf 8
This breakdown excludes those areas which do not generate
vehicle trips such as Lobby area, Restrooms, etc.
433
Was-rw4-re c..E
FINDINGS:
CITY OF TUKWILA
PLANNING DIVISION
BOARD OF ADJUSTMENT
STAFF REPORT .
1 September 1977 8:00 P.M.
AGENDA ITEM IV B : PUBLIC HEARING: VARIANCE (Doubletree Inn)
REQUEST: VARIANCE from Parking Requirements (18.20.070 TMC)
APPLICANT: Doubletree Inn, Tukwila
LOCATION: Southeast corner of the intersection of Strander Boulevard
and Southcenter Parkway directly south of the existing
Doubletree Inn.
SIZE: ±8.25 acres
ZONE: CM (Industrial Park)
COMPREHENSIVE PLAN: Industrial (Existing Plan)
Commercial (Proposed Plan)
INTRODUCTION:
The Doubletree Inn proposes to develop a new hotel /restaurant complex on the
large parcel of vacant land directly south of the existing Doubletree Inn. A
variance has been requested as a vehicle to determine the actual need for park-
ing due to the nebulous requirement of Section 18.20.070 (TMC). Much of the
data included in the application was compiled for a previous variance request
in January 1976.
1. The ±8 -acre site is proposed to contain a 208 -room 7 -story hotel building
with banquet, eating and entertainment areas, a separate and individual -
restaurant and lounge, a possible 4 -story 104 -room hotel expansion building
with banquet facilities, and a total of 500 parking spaces. (SEE, site plan,
Page 8, Parking Variance Proposal.)
2. The Tukwila Municipal Code (TMC), under Section 18.20.070, requires Hotels
and Motels to provide "...One space for each bedroom, plus adequate parking
for special eating, banquet or entertainment facilities."
3. Lacking any specific requirements within,the TMC regarding parking for
"eating, banquet or entertainment facilities ", Staff has employed the.
Uniform Building Code in conjunction with the provisions under Places of
Other Public Assembly, Sections 18.56.110 and 18.56.120, for such use areas
W cSTWArrE2. VA i2..1 &Ai C-0
e54 -r I T
Page 2
Staff Report 1 September 1977.
Board of Adjustment
and Section 18.56.160 for the administrative offices. (SEE, Exhibit A,
Square Feet per Occupant by Use Area)
4. As a result of application of Sections 18..20.070, 18.56.110, 18.56.120 and
18.56.160 to the use areas identified in the Parking Variance Proposal and
which require that parking be provided, the number of parking spaces required
by the TMC is broken down and totalled in Exhibit B.
5. Based on an 18 -month survey of banquet facilities use characteristics
described on Page 16 of the Parking Variance Proposal the applicant
establishes that 78% of the banquets or meetings use one banquet area for
business and another banquet area for eating. In effect, the banquet par-
ticipants are using twice the floor area for which parking is required with-
out generating the vehicle trips assumed by the TMC for the second banquet
area. The applicant's basic assertion with respect to this factor is that
parking should be provided to accomodate half of the maximum number of 728
banquet participants. (NOTE: The 728 banquet participant figure is arrived
at by dividing the 10,920 square feet of banquet floor area by the 15 square
feet per occupant dictated under the Uniform Building Code.)
6. Multiple use within a hotel /restaurant complex is a common factor and is
addressed by the applicant on Page 18 of the Parking Variance "Proposal.
This factor essentially identifies the ratio of hotel room occupants that
frequent the eating facilities such as the coffee shop, restaurant or
lounge located within the hotel. Since these persons assumedly arrive at
the hotel, park their vehicle, occupy their hotel room and walk to the coffee
shop, restaurant or lounge located within the hotel, they constitute an occu-
pant of the eating facilities without generating a need for the eating facility
to provide parking space. The maximum ratio identified is 90% of coffee shop
morning patrons being hotel guests who have already parked their vehicle and
walked from their hotel room to the coffee shop. The minimum ratio asserted
by the applicant is 25%, that occurring during the noon hour at both the coffee
shop and restaurant. Hence, the greatest number of parking spaces required by
the eating facilities is 75% of the TMC requirement.
7. The peak demand analysis graphically depicted on Pages 23 and 24 of the
Parking Variance Proposal- asserts that, based on actual car counts, the
existing Doubletree Inn facility generates a peak parking demand of less
than 250 cars for all but 12 days out of the year. (SEE, Page 19, Parking
Variance Proposal for explanation of "Peak Demand ".) Using this data, the
applicant extrapolates that such peak parking demand at the proposed complex
will be less than 425 cars for all but 12 days out of the year.
8. Proximity of the existing as well as the proposed complex to the Sea -Tac
International Airport is of important consequence to the number of parking
spaces actually required to provide sufficient parking for hotel room guests
only. The Parking Variance Proposal, on pages 25 and 26, explains the num-
ber of hotel room guests which arrive by other than private automobile such
as limousine service or taxi. The applicant asserts that only 31% of all
hotel room occupants arrive by private automobile and, thus, require parking
space. .
Board of Adjustment Page 3
Staff Report 1 September 1977 •
9. Page 28 of the Parking Variance Proposal asserts that an non - quantifiable
but "considerable" number of Southcenter shoppers walk to the existing
facility and that such would hold true for the new facility. While this
may be true for the existing facility due to its proximity to Southcenter,
the number on a daily basis is likely to be negligible and even more so for
the new facility due to the distance from Southcenter and the lack of a
weather - protected and traffic -safe pedestrian system.
10. While the Parking Variance Proposal on Page 29 depicts the City of Seattle
code requirements for hotels compared to Tukwila's TMC requirements, fac-
tors other than those indicated within the application contribute greatly
to the final ratios inherent in the Seattle code requirements.
A. On- street Parking: Seattle has considerable on- street parking while
Tukwila allows no on- street parking.
B. Off- street Parking: Parking garages, exclusive of other uses, are a
principal use of property in downtwon Seattle. The difference between
the Seattle and Tukwila land markets being what theyare,such is not
the case in Tukwila.
C. Non - Driving Guests: Seattle's code ratio as depicted in the application
breaks down to 1 parking space per 4 rooms or only 25% of the Tukwila
code requirement. Although the ratio of airport arrivals as hotel
guests is likely to be similar, the fact that Tukwila is suburban and
the proposed facility is located within ; mile of one of the largest
interstate freeway interchanges in the state indicates the actual
number of vehicle - driving hotel guests is likely to be greater than
that found in Seattle hotels.
11. The applicant plans to construct the complex in two phases; Phase I including
the 7 -story hotel, the freestanding restaurant, and 500 associated parking
spaces while Phase II will consist of the 4 -story hotel.
12. The applicant requests that the variance be granted for a period of five
(5) years to allow the planned Phase construction.
CONCLUSIONS:
1. The nebulous character of the requirement of Section 18.20.070 to provide
"adequate" parking space for "eating, banquet and entertainment" facilities
is certainly open to interpretation on a case by case basis. Staff's appli-
cation of Sections 18.56.110 and 18.56.120 in conjunction with the Uniform
Building Code 'floor area per person' (Exhibit A) is an attempt to apply
meaningful and measurable parking requirements to this particular use in
the TMC' absence of such precise restrictions. At the same time, Staff
recognizes that certain use peculiarities may render the applied restrictions
either lacking or unnecessarily burdensome.
2. In consideration of the "Eat and Meet" situation depicted by the application,
the TMC parking ratio of 1 space /75 square feet should be reduced to 1 space/
150 square feet. This ratio essentially recognizes the fact that banquet
Board of Adjustment Page 4
Staff Report 1 September 1977•
patrons use twice the amount of floor space than indicated by the Uniform
Building Code due to the fact they - "meet" in one banquet room and retire
to another banquet room to "eat ".
3. Multiple use of different use areas within the hotel is an unquestioned
factor and must be recognized in any reasonable assessment of actual
parking demand. To do so, the TMC parking requirement for eating and enter-
tainment areas within the motel should be reduced by 25 %. This corresponds ..
to the smallest recorded percentage of hotel guests as users of such areas.
4. While the proximity to SeaTac Airport plays an important role in the
applicant's asserted need for parking, the claim that only 1 in every 3
rooms requires a parking space is far too low in consideration of the
factors listed under Finding #10. Moreover, the TMC is quite specific
in requiring one space per room. Were the TMC requirement reduced to .75
spaces per room, this factor is recognized while providing for the fre-
quent peak parking demand.
5. Since this analysis is aimed at providing for necessary parking, the number
of employees must_be addressed. As a typical provision, the complex should
include 1 parking space for each of the 45 employees.
6. In consideration of the critieria outlined in Section 18.72.010, the following
respective conclusions are drawn:
A. The variance shall not consttitute a grant of special privilege incon-
sistent with the limitation upon uses of other properties in the vicinity
and in the zone in which the property on behalf of which the application .
was filed is located;
CONCLUSION: Insofar as the Board is authorized to vary any of the parking
requirements based on the particular use and, in the case of Section 18.20.070,
is obligated to weight all factors to determine a reasonable parking require-
ment for hotels /motels, the granting of a variance will not constitute a grant
of special privelege.
B. That such variance is necessary because cf special circumstances relating
to the size, shape, topography, location or surrounding of the subject
property, to provide it with use rights and privileges permitted to other
properties in the vicinity and in the zone in which the subject property
is located;
CONCLUSION: The special circumstances are not physical in nature but,
rather, are use peculiarities which can be measured as proven in the
application and this report's findings. Since most other uses are grouped
by nature (such as commercial or industrial) and common or typical parking
needs are readily identifiable, the multiple -use and proximity to airport
factors are peculiar to this particular use and require consideration and
proportionate adjustment to ensure consistent property use rights.
C. That the special conditions and circumstances do not result from the
actions of the applicant;
CONCLUSION: Multiple use of complementary use areas and the proximity
I' •
Page 5
Staff Report 1 September 1977
Board of Adjustment
of SeaTac Airport are, as identified throughout this Report, special
circumstances peculiar to this particular use which are not due to
actions of the applicant.
D. That the granting of such variance *will not be materially detrimental
to the public welfare or injurious to the property or improvements in
the vicinity and in the zone in which the subject property is situated;
CONCLUSION: The provision of adequate on -site parking is of primary concern
in Tukwila since the City prohibits on- street parking to promote public safety.
Hence, a variance from the parking requirements must not reduce the parking
requirement below that which is reasonably determined to be necessary. Moreover,
people will park their vehicle on neighboring parcels if adequate parking is
not provided on -site; thus resulting in a certain degree of injury to neigh-
boring properties. In summary, a variance which insures adequate parking
is provided will not be materially detrimental to the public welfare or
injurious to surrounding properties.
E. The authorization of such variance will not adversely affect the implemen
tation of the comprehensive land use plan;
CONCLUSION: The existing Comprehensive Plan contains no policies but, rather,
consists of a graphic representation of land use categories and their distri-
bution throughout the City. As such, the variance will not adversely affect
implementation of the existing Plan. The proposed Comprehensive Plan contains
policies which promote provision of adequate on -site parking.
F. That the granting of such a variance is necessary for the preservation and
enjoyment of a substantial property right of the applicant possessed by
the owners of other properties in the same zone or vicinity.
CONCLUSION: This property can certainly be developed to other uses more
similar to existing uses of the surrounding land area. The right to fully
utilize a parcel of land within adherence to lawful restrictions,_ however,
is a substantial property right which should be enjoyed by all land uses.
The peculiarities inherent in the proposed use are not precisely addressed
by the TMC parking requirements. Therefore, a variance is necessary as a
vehicle by which to arrive at reasonable parking provisions in order to
ensure the fullest use of the property within lawful restrictions.
SUMMARY
In the absence of reasonably precise parking requirements for this particular type
of land use, the variance is a necesary tool in this instance to arrive at reason-
able parking requirements with respect to particular use characteristics which are
'peculiar to this type of complex. Based on the Parking Variance Proposal and the
Findings and Conclusions contained in this Report, the following breakdown is con-
cluded to be a reasonable minimum requirement for on -site parking which respects
the particular use characteristics.
Activity # or Area
Hotel Rooms 312
Meeting Rooms 10,920 sq. ft.
Eating & Entertain-
ment 4,650 sq. ft.
Administrative
Offices 2,070 sq. ft.
Employees 41
.75 /Room
1/150 sq. Vt.
1/75 sq. ft.
x (75 %)
3.1/1,000 sq. ft.
1 /employee
Hotel Complex 404 spaces
Freestanding Restaurant 75
TOTAL MINIMUM REQUIREMENT 479 . spaces
Board of Adjustment Page 6
Staff Report 1 September 1977 •
•
Factor Minimum Spaces Required
234
73
47
9
. 41
SUB -TOTAL 404
Purposely excluded from this breakdown is the freestanding restaurant proposed
as a part of the ultimate complex. It is excluded due to its individual nature
and negligible intra -hotel multiple use. Although it is reasonable to assume
some of this restaurant's patrons will walk from the hotel, the actual number
is believed to be negligible and, in fact, the bulk of the patrons will arrive
by car from origins other than the hotel. Hence, the 1 space /5 persons is deemed
to be the minimum number of spaces necessary to service the separate restaurant
facility, resulting in the requirement of 75 parking spaces.
RECOMMENDATION:
Based on the Findings and Conclusions in this Report as substantiated by the
Parking Variance Proposal, Staff recommends the variance from Section 18.20.070
be granted with the following stipulations:
1. Development of Phase I, tQ include the 7 -story hotel /restaurant building
and the freestanding restaurant, shall include a minimum of 500 parking
spaces.
2. This variance shall be in effect only as long as the principal use of the
property remains a hotel /convention facility and reflects multiple use.
3. Construction of Phase II must be reasonably initiated within five (5) years
or said development shall provide parking in compliance with Section 18.20.070
(TMC).
'
• USE'
MINIMUM OF
Two EXITS
OTHER THAN
ELEVATORS ARE
REQUIRED WHERE
NUMBER OF.
OCCUPANTS IS
OVER
•
SQUARE
FEET
PER
OCCUPANT
EGRESS BY
MEANS OF A
RAMP OR AN
ELEVATOR MUST
BE PROVIDED
FOR THE
PHYSICALLY
HANDICAPPED
AS INDICATED'
1. Aircraft Hangars
10
500
Yes
(No Repair)
2. Auction Rooms
30
7
Yes
3. Assembly Areas, Concen-
trated Use (without fixed
seats)
50
7
Yes3
Auditoriums
Bowling Alleys (Assembly •
areas)
.
Churches and Chapels
Dance Floors
Lodge Rooms
Reviewing Stands
Stadiums
4. Assembly Areas, Less -con-
centrated Use
. 50
15
Yes
Conference Rooms
Dining Rooms
Drinking Establishments.
.
Exhibit Rooms
Gymnasiums
Lounges •
Skating Rinks
Stages
5. Children's Homes and
Homes for the Aged
5
. 80
Yes
6. Classrooms
50
20
Yes
7. Dormitories
10
50
• Yess
8. Dwellings
10
300
No
9. Garage, Parking
30
200
Yes*
10. Hospitals and Sanitariums-
Nursing Homes
5
80
Yes
I1. Hotels and Apartments
10
200
Yes when
.
. more than
•
3 stories
12. Kitchen — Commercial
30
200
No
13. Library Reading Room
50
50
Yes
14. Locker Rooms
30
50
• Yes
15. Mechanical Equipment
Room
30
300
No
16. Nurseries for Children
•
(Day -care)
6
50
Yes
•
1976 EDITION
TABLE NO. 33-A—AVAILABLE SQUARE FEET PER OCCUPANT
AND EGRESS FACILITIES
•
(Continued)
I.tv Tit&- 4 k ek' Geete.
33.A
519
is 2c 5 arsons - 7S�`
p
'J pelf J Tu.-4015 =-
1 . 61au, per. 7s ill
vAl2.!-L = - DoubleT✓ec,Txw
wmaiwROM
such as lobby area, restrooms; etc.
E X H I B I T "
M/ F #77 -37 -V
VARIANCE from Parking Requirements
Doubletree Inn 1 September 1977
PARKING SPACES REQUIRED BY TMC
ACTIVITY # OR AREA FACTOR REQUIRED SPACES
Rooms 312 1 sp /Room 312
Meeting Rooms 10,920 sq. ft. 1 sp /75 sq. ft. 146
Restaurant (Hotel) 1,600 sq. ft. 1 sp /75 sq. ft. 21
Cafe (Hotel) 1,575 sq. ft. 1 sp /75 sq. ft. 21
Lounge (Hotel) 1,475 sq. ft. 1 sp /75 sq. ft. 20
Administrative Offices 2,070 sq. ft. 3.1 sp /1,000 sq. ft. 9
Restaurant (Separate) 350 seats 1 sp /5 seats 75
TOTAL 604
•
This breakdown excludes those use areas which do not generate vehicle trips.
WESTWATER HOTEL
Introduction:
REQUEST FOR VARIANCE FROM PARKING REQUIREMENTS
(18. 20. 070 and 18.56 TMC)
Westwater Management, Inc.. proposes to develop a new hotel complex at
the northwest corner of the intersection of Strander Boulevard and West
Valley Highway. A variance has been requested under the direction of the
Planning Commission on the basis that the Westwater facility may be
" over- parked" due to the multiple -use nature of the complex. Much of the
data included in the application was derived from a similar variance granted
the Doubletree Inn, September 1, 1977.
1. The Tukwila Municipal Code, (TMC), under Section 18. 20. 070,
requires Hotels and Motels to provide "...One space for each
bedroom, plus adequate parking for special eating, banquet or
entertainment facilities."
2. Lacking any specific requirements within the TMC regarding
parking for "eating, banquet or entertainment facilities," •
applicant has employed the Uniform Building Code in conjunction
with the provisions under Places of Other Public Assembly,
Sections 18.56. 110 and 18.56. 120, for such use areas and Section
18. 56. 160 for the administrative offices. (See, Exhibit A, Square
Feet per Occupant by Use Area)
3. As a result of application of Sections 18.20. 070, 18. 56. 110,
18. 56. 120 and 18.56. 160 to the use areas identified in the
Parking Variance Proposal and which require that parking be
provided, the number of parking spaces required by the TMC
is broken down and totalled in Exhibit B.
• 4. Typical surveys of banquet facilities reveals that banquets or
meetings use one banquet area for business and another banquet
area for eating. In effect, the banquet participants are using
twice the floor area for which parking is required without
generating the vehicle trips assumed by the TMC for the second
banquet area. The applicant's basic assertion with respect to
this factor is that parking should be provided to accommodate half
of. the maximum number of banquet participants. • • .
5. Multiple use within a hotel /restaurant complex is a common factor.
This factor essentially identifies the ratio of hotel room occupants
that frequent the eating facilities such as the coffee shop, restaurant
or lounge located within the hotel. Since these persons assumedly
arrive at-the hotel, park their vehicle, occupy their hotel room
and walk to the coffee shop, restaurant or lounge located within
the hotel, they constitute an occupant of the eating facilities without
generating a need for the eating facility to provide parking space.
The maximum ratio identified is 90% of coffee shop moarning patrons
being hotel guests who have already parked their vehicle and walked
from their hotel room to the coffee shop. The minimum ratio is 25%0,
that occurring during the noon hour at both the coffee shop and
restaurant. Hence, the greatest number of parking spaces required
by the eating facilities is 75% of the TMC requirement.
Vie VS/ .4. T e . V.A.R.44
e"'Xt-H't 15 IT
E
W E , S&TWATalt .HOTEL (cone:) .
• ='� " - ��••'� R' 1VCE'.F'R�<OM'PA� N.�S:':.�.,_.:• •..
(18. 20. 070 and 18. 56 TMC)
-page 2-
' 6. Proximity of the proposed complex to the SEATAC
International Airport is of important consequence to the
'number of parking spaces actually required to provide
sufficient parking for hotel room'guests. It is estimated
that only 31% of all hotel room occupants arrive by private
automobile and require parking space.
7. The site plan indicates the maximum number of parking
spaces as required by TMC. It is the applicants intent to
landscape that portion of which might be deemed "over -
parked" allowing for expansion of the parking at any time
in the future should the parking demand increase.
WESTWATER HOTEL
VARIANCE FROM PARKING REQUIREMENTS
Summary:
In reaction to the factors discussed in the foregoing, a 25% reduction
in parking required for hotel rooms, restaurant, cafe and bars, and a
50% reduction in the requirement for meeting rooms due to the mul-
tiplicity of use, proximity to SEA -TAC International Airport and the
"eat and meet" situation common to banquet room facilities, the
following tabulation is submitted as the minimum parking requirement
for the Westwater Hotel coxnplex.
' MINIMUM
ACTIVITY AREA 0 FACTOR SPACES REQUIRF
Hotel Rooms 250 rooms 1 /room x 75% 188
Meeting Rooms 8000 sf 1/75 sf x 50% 54
Restaurant, Cafe ,
and Bar 340 seats 1/5 seats x 75% 51
Administrative
Offices 2400 sf 3.1/1000 sf
Employees 50
1 /employee
8
50
STATE OF WASHINGTON)
) ss
KING COUNTY )
says:
AFFIDAVIT
Robert E. Reynolds, being first duly sworn, upon oath deposes and
I am a Real Estate Officer in the Trust Division of Rainier National Bank.
Rainier National Bank, Harold S. Shefelman, Mondo Desimone, and Rose D. Maselli,
as Trustees under the Last Will and Testament of Giuseppe Desimone, deceased,
are the owners of the real property located on the West Valley Highway between
Strander Boulevard and Highway 405, which is the subject of the attached
Application for Variance from Parking Requirements (18.20.07 and 18.56 TMC). I
am authorized to execute this Affidavit on behalf of the property owners.
The property owners have no objection to this attached Application for
Variance from Parking Requirements.
The Lessee, or sublessees or their assigns, will be undertaking the
development, and the property owners have no responsibility for the development
or control over it.
Therefore, although the property owners are willing to have their names
used in the Application, and fully support the Application, the property owners
have not participated in any way in the plans for the hotel development, and of
course if the plans are not carried out as promised, the property owners will not
be responsible or liable in any way.
Robert E. Reynolds, Real Estate
Officer, Trust Division, Rainier
National Bank
Rainier Tower
Seattle, Washington 98124
Tel. No. 621 -4376
SUBSCRIBED AND SWORN TO before me this ZA day of
Notary Public in and for the
State of Wan gton, residing at
1978.
STATE OF WASHINGTON
COUNTY OF KING
Affidavit of Publication
ss.
Margaret Harbaugh
oath, deposes and says that S e is the Chief Clerk of
THE RENTON RECORD- CHRONICLE, a newspaper published four (4)
times a week. That said newspaper is a legal newspaper and it is now and
has been for more than six months prior to the date of publication referred
to, printed and published in the English language continually as a news-
paper published four (4) times a week in Kent, King County, Washington,
and it is now and during all of said time was printed in an office maintained
at the aforesaid place of publication of said newspaper. That the Renton
Record - Chronicle has been approved as a legal newspaper by order of the
Superior Court of the County in which it is published, to -wit, King County,
being first duly sworn on
Washington. That the annexed is a p 1b Z C He r ri &.
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of 2 consecutive issues, commencing on the
18 day of January 7 ,and ending the
25 day of January ,197 ,both dates
inclusive, and that such newspaper was regularly distributed to its sub-
scribers during all of said period. That the full amount of the fee
charged for the foregoing publication is the sum of 4. �.3? which
has been paid in full at the rate of per folio of one hundred words for the
first insertion and per folio of one hundred words for each subsequent
insertion.
bimf clerk
Subscribed and sworn to before me this day of
j>InqPX`.y
V.P.C. Form No. 87
Notary Publi
nd for the State of Washington,
residing at Kent, King Co nty.
— Passed by the Legislature, 1955, known as Senate Bill 281, effective June
9th, 1955.
— Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
STATE OF WASHINGTON
COUNTY OF KING
18 day of
Y.P.C. Form No. 87
Notary Publi
Affidavit of Publication
ss.
Margaret Herbaugh
oath, deposes and says that s is the Chief Clerk of
THE RENTON RECORD - CHRONICLE, a newspaper published four (4)
times a week. That said newspaper is a legal newspaper and it is now and
has been for more than six months prior to the date of publication referred
to, printed and published in the English language continually as a news-
paper published four (4) times a week in Kent, King County, Washington,
and it is now and during all of said time was printed in an office maintained
at the aforesaid place of publication of said newspaper. That the Renton
Record - Chronicle has been approved as a legal newspaper by order of the
Superior Court of the County in which it is published, to -wit, King County,
being first duly sworn on
Washington. That the annexed is a P ub 1 . c .He n r i.nE
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of 2 consecutive issues, commencing on the
January
2 5 day of January ,197 , both dates
inclusive, and that such newspaper was regularly distributed to its sub-
scribers during all of said period. That the full amount of the fee
charged for the foregoing publication is the sum of $1e.3? which
has been paid in full at the rate of per folio of one hundred words for the
first insertion and per folio of one hundred words for each subsequent
insertion.
C b f C Le.v.1
Subscribed and sworn to before me this as day of
..J.A gfi 'y
,19 7 , and ending the
on,
residing at Kent, King County.
n : nd for the State of Washin
— Passed by the Legislature, 1955, known as Senate Bill 281, effective June
9th, 1955.
— Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
17 January 1978
Sincerely,
Gary. Crutchfield
Assistant Planner
GC /ch
Attachment: as
Please find attached a copy of Public Notice intended to inform you of the
pending action of the Tukwila Board of Adjustment.
You, as a nearby property owner, may attend the meeting and /or present
written comments to either the Board of Adjustment or this office for entry
into the official record.
Should you desire additional information, please contact me at 242 -2177.
17 January 1978
Relco Investment Company
P.O. Box 88606
Tukwila Branch
Seattle, Washington 98188
Dear Madame /Sir:
Please find attached a copy of Public Notice intended to inform you of the
pending action of the Tukwila Board of Adjustment.
You, as a nearby property owner, may attend the meeting and /or present
written comments to either the Board of Adjustment or this office for entry
into the official record.
Should you desire additional information, please contact me at 242 -2177.
Sincerely,
Gary Crutchfield
Assistant Planner
GC /ch
Attachment: as
/ 0 4/1,0
e...e;C■a(- OA- p
l Let t_ a-- ; -fit o-dLec C� G cz t
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
6230 Southcenter Boulevard • Tukwila, Washington 98188 ■ (206) 292 -2177
,cu-E yo ,,
0- ��� ✓��
2 February 1978
(date)
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
8:00 P.M.
(time)
Notice is hereby given that the Tukwila BOARD OF ADJUSTMENT
will conduct a PUBLIC HEARING on the above date at City Hall, 14475 - 59th
Avenue South, to consider •VARIATION from the PARKING REQUIREMENTS
for a MOTEL /BANQUET FACILITY to be generally located on.a 7 -acre
site situated at the northwest corner of the intersection of
Strander Boulevard and West Valley Highway.
All interested persons are encouraged to appear and be heard.
.Gary Crutchfield, Secretary
Tukwila Board of Adjustment
For further information contact Gary Crutchfield, Assistant Planner, at
242 -2177.
Published in the Renton Record - Chronicles 18 and 25 January 1978
FOR OFFICE USE ONLY
Appl . No.
Receipt No.
Filing Date
Hearing Date
awl•
APPL_TC:1T ION FOR t1a p la • C
Planning Commission Action
City Council Action
Ordinance No. lc Date
APPLICANT TO ANSWER ALL TAE FOLLOWING QUESTIONS NEATLY MID ACZ RRATELY:
Name WESTWATER MANAGEMENT INC. Address 14923 64th Avenue, Surrey
Telephone No. (604) 689 -5771
Property Petitioned for variance is located on West Valley Road (SR18t1: westsid .
between Strander Boulevard. and Highway 405 -
Total square footage in property 299.329'sg. ft. (6. 9 acre's) "
IEGAL D. SCRIPTIOU OF ,PRcgm.R. Y
.• •
•
•
•
see a achy ,8„ age$)
Existing Zoning •GM ' • •
What are the uses you propose to develop on this,property?
-. Development a 250 -room Hotel complex including lame ham guet /rneeti
two restaurants two•bars a Health Cl b ever 400 •a a -
Number of permanent off-street parking spaces that will be provided on property?
(see a.ttachment C) • Number required •
NOTICE TO APPLICANT: The following factors are con -
sidered in reclassifying property or mbdifri regula-
tions. Evidence or additional information you desire
to submit to substantiate your request may be attached
to this sheet. (See application Procedure sheet Item.
No. 2 for specific minimum requirements-)
.1. • What provisions will be made to screen adjacent and su.rrotding property from =:�,y .
imcocrpatible effects which may arise as a result of the propos . land use c1assificatic
The landscape stria located alon_ West Valle Hi hwa shall be berizzeci to reachla:
minimum. hei ht .of four (4) feet .. except at the driveway • Landscaping along
both streets and in fro oTand alon sid of the ro osed builclin .sh all include trees of
• 3 -inch minimum caliper. •
wnat provisions Will ne macs Lo provzae for necessary street wiu.er►.Lng t•c.• �y
minimum standards? -
,• •!
y ..
3. What provisions will to made for adequate sewer and water service? • The 10" water
main on West Valley Highvray is adequate (150# static pressure); the 8" sewer line on
• the east side of the site is adequate for anticipated demand.
4. Any other comments which ;.he petitioner feels tre appropriate: A •reduction in •
•
required parking spaces due to the multiple -use nature_Q� r�hes�om eY w' �,a�o�v fsr'
a dditional landscape area. •
5•. tenant hir;i.ship exists making is variance necessary? tipujat ;on #5 or carditigytal u
e rmit_g to Westwater Hotel Dec 15, 1977 states that the applicant is directed to
for a variance from Barking. requirements, TMC 18. 56 on the basis that the
Westwater facility may be "over- parked" •due to the multiple -use nature of the complex
ATTACHMENT "Al
All . that certain in real property situate in the
City of Tu:.wi1a, County of King, State of
Washington, being a perLion •oi: Section 25,
c .• l i p 22 Ncrth, 4 East, ''111arnett^
• 7'.,z. 1_ .. �...th, itzn =tc Eat � ..
Meridian, and :b;eing more particularly
described as follows': .
BEGINNING at a point on the westerly right -of --
way line of :the We t Valley Highway (S ;R. 181)
• at a point which bears S81°07 q 50.00 feet . from the center' line thereof at Highway
Engineers Station• 1601.00; thence from said
• POINT OF BEGIN'NNING along said westerly right-
of way li ne S12°18'30" E 139.70 feet to a
. point thcr. eon; . thence leaving said westerly
line S77°41'30" W 50.75 feet; thence S34 '
•W 212.15 feet; ° thence S17 °03'35" E 120.00
feet to a point'on the northerly right -of -way
line 'of Strander. Boulevard; 'thence along said
northerly right- of -way line from a tangent,
„ bears S72°56'25" W along the arc of a 4
' curve to the left having a, radius of 700.00
feet and a central angle of 11°22'16", an
arc length of 138.92 feet; thence S61°34'09"
W 124.01 feet t o ' a point on the easterly , bank
of the Green River; thence along said easterly
bank 'northerly to an intersection thereof
with the southerly line of the .Bow Lake Pipeline:
right - - way (30 feet wide) ; thence along said
southerly line SS7 °12' 48" E 194.01 - feet to
a point on the westerly right -of -way line of
said West Valley Highway; thence along said .
westerly right-of-way line S08°52 E 165.06
feet to the POINT O].' BEGINNING, and *containing'
253,830 square feet of land more or leas,
•
•
ATTACHMENT "B"
. All that certain real property situate in the
City of Tukwila, County of Xing, State of
Washington, being a portion of 'Section 25,
Township : 23 North,' Range 4 East, Willamette
Meridian; and beina more' particularly ' •
des:-....- fol
• • 73EGINNING at a point on the westerly.right-of:-
.-way •of the 1 Highway (S.R.. 181)
at a point which:E.ears S8107'31" W 35.00 . •
'feet from the center line thereof at Highway
Engineers Station 162+50; thence from said •
•POINT OF BEGINNING.alting said westerly right-..
• •
-of-Wav line' an n
d ortherly •right-of-way 1in _
of Strander Boulevard the following courses: •
E 112;35 feet, tangent to the .
preceding course along the arc of a curve
to the right having a radius of 50.00 feet •
and a. central angle of 86°22'37", an are
• length of 75.33 feet, tangent to the.preceding'
.curve S.81°07'31" W 28.58 feet, and tangent
to the preceding course along the arc of a •
curve to the left:having a radius of .700.00
feet and a•central angle of 8°11'06", an -arc..
length of 100.00 feet to 'a point thereon;
'thence N17°03'35" W 120.00 feet.; thence.
:-• N34°15 E 212.15 feet; thence N 77°41!30"
E 50.75 feet to the 'westerly right-of-way•line • .•
of said West Valley Highway; thence along.
said westerly •right-of--way line S12°18 • ,
E 110.75 feet to the POINT OF BEGINNING and
containing 40,499 square feet of land more or
less.
•
USE'
MINIMUM OF
TWO EXITS
OTHER THAN
ELEVATORS ARE
ACQUIRED WHERE
NUMBER OF
OCCUPANTS IS
OVER
SQUARE
FEET
PER
OCCUPANT
-
EGRESS BY
MEANS OF A
RAMP OR AN
ELEVATOR MUST
BE PROVIDED
• FOR THE
PHYSICALLY
HANDICAPPED
AS INDICATED'
1. craft Hangars •
10
�N1�0S 8 0 N tAIt! 0
Yes
No Repair)
2. Auction Rooms
30
Yes .
3. sernbly Areas, Concen-
trated Use (without fixed
seats)
50
.
Yee 4
Auditoriums
Bowling Alleys (Assembly
areas)
Churches and Chapels
Dance Floors
Lodge Rooms
Reviewing Stands
•
Stadiums
4. Assembly Areas, Less -con-
centrated Use
50
•
Yes
Conference Rooms
A- Dining Rooms
Drinking Establishments
Exhibit Rooms
Gymnasiums
Lounges
Skating Rinks
Stages
5. Children's Homes and
Homes for the Aged
5
Yess
•
6. Classrooms
50
Yes
7. Dormitories
10
Yeas
8. Dwellings
10
No
9. Garage, Parking
30
Yes
10. Hospitals and Sanitariums-
Nursing Homes
5
Yes
11. Hotels and Apartments
10
Yes when
more than
..
3 stories
12. Kitchen — Commercial.
30
No
13. Library Reading Room
50
Y
14. Locker Rooms
30
Yes
15. Mechanical Equipment
Room
30
No
18. Nurseries for Children
.
(Day -care)
. 6
Yes
•
1
L
EXHIBIT "At
WESTWATER HOTEL
REQUEST FOR VARIANCE FROM PARKING REQUIREMENTS
1976 EDITION
TABLE NO. 33.A.--AVAILABLE SQUARE FEET PER OCCUPANT
AND EGRESS FACILITIES
« " ,",t vr2' '1 7
ntinued )
33-A
519
it, 5i it 5 19111 7 5 1
WWII rem 6 tempo 1!
r. ire MR 154
■•■
ATTACHMENT "B"
des---- as - c- 1 :
• • •
• All tliat certain real property situate in the
City of Tukwila, County of Xing, State of
Washington, being a portion of Section 25,
Township .23 North,' Range 4 East, Willamette
• •
• • .•
Meridian; and bg.ini3 more' particularly
•
• :
• . -*BEGINNING at a point on the westerly. right-of:-
.1gay line of the Vest.Valley Ilighway (S.R. 181)
at a point which 'bears S81°07'31" t 35.00
'feet from the center line thereof at Highway
:•- . • Engineers Station 162+50; thence from said
• ..• - POINT OF BEGINNING.al6ng said westerly right-..
-of-Way line' and hortherly.right-of-way line .
�f Strander Boulevard the following courses:
.05°15'06" E 112.35 feet, tangent to the .
preceding course along the arc . of a curve
to the right having a radius of 50.00 feet
" and a. central angle of 86°22'37", an arc .
• Length of 75.3S feet, tangent to the.preceding
- .curve S81°07'31" W 28.58 feet, and tangent
• • to the preceding course along the arc of a
curve to the left. having a radius of•.700.00 -
feet and a• centra1 angle of. .8°11 ' 0G", an -arc.. -•
length of 100.00 feet to * a point thereon;.
thence N17°03'35" W 120.00 feet; thence. • • •
:•.• /134°151•4" E• 212.15 feet; thence.N 77°41 •
E 50.75 feet to the westerly right-of-way:line -•• • •
• of said West Valley Highway; thence along...
said westerly right-of-way line S12°18 . •.
E 110.75 feet to the POINT OF BEGINNING and.
containing 40,499 square feat of land nore or
less. - • • •