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Home My WebLink AboutPermit 77-37-V - DOUBLETREE - PARKING VARIANCE77-37-v 16500 southcenter parkway doubletree inn PARKING VARIANCE *ILA X7908• 4 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor Doubletree Plaza Hotel 16500 Southcener Parkway Tukwila, WA 98188 Attn: George Neumann Subject: Application 77 -37 -V: Extension of Parking Variance This letter confirms the decision of the Tukwila Board of Adjustment given at its meeting of 5 August 1982 to modify one of the original stipulations pertaining to this variance action 77 -37 -V by extending the period of validity thereof to 31 March 1986. This decision was made in accordance with the findings of fact and statements of intent contained in the official's minutes of the Board's proceedings, a copy of which is attached. We appreciate your participation in the Board's decision - making process. MC /js xc: Planning Director Larry Marley TUKWILA BANNING DEPARTMENT Mac Caughey Associate Planner 12 August 1982 . \IOLA X1908 4 City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor BOARD OF ADJUSTMENT Minutes of the meeting of 5 August 1982. The meeting was called to order at 8:10 p.m. by Vice - chairwoman Wendy Morgan. All members of the Board were present except Mr. Goe, whose absence due to illness was excused. Associated Planner Mark Caughey was present on behalf of the staff. APPROVAL OF MINUTES MOVED BY MRS. REGEL, WITH MRS. WHEELER'S SECOND, TO APPROVE THE MINUTES OF 6 MAY 1982 AS PUBLISHED, SUBJECT TO MINOR EDITORIAL CORRECTIONS NOTED. MOTION CARRIED. OLD BUSINESS A) Application 77 -37 -V: Doubletree Plaza Hotel: Requesting extension of the time limit for a parking allocation variance as granted the Board of Adjustment on 12 September 1977 for a hotel tower project on Southcenter Parkway. Mark Caughey presented the staff report and letter of request of 11 June 1982 from Doubletree Plaza Hotel. A supplemental analysis of parking and floor area for the complex prepared by staff was also distributed. Ms. Morgan described her understanding of the issue before the Board at this time: Whether or not to grant the requested time extension, and if so, for how long. In response to Mrs. Regel's question,. Larry Marley representing the man- agement of Doubletree Corp., displayed a conceptual site diagram illustrating placement of Phase II improvements. Mr. Marley also distributed a written analysis of historic parking demand at the plaza. It was noted that undeveloped land within the Doubletree site could not reasonably be subdivided and sold to another party as no surplus parking is available. George Neumann, Manager of the Doubletree Plaza, explained that peak use of the parking lot occurs during the year -end holiday season. Average occupancy in 1982 is about 64 %; slightly low by industry standards. In response to Mrs. Altmayer, Mr. Neumann explained the procedures and financing requirements prerequite to obtaining a construction loan for BOARD OF ADJUSTMENT Paget MC / js c Phase II. 1984 would be the soonest possible application period under present conditions. Ms. Morgan suggested a series of findings be expressed in the minutes to clarify the Board's intent in granting the variance extension in this case - specific situation so that a binding precedent is not established. The Board recessed at 8:52 p.m. for private deliberation; the meeting reconvened at 9 :01 p.m. Further discussion followed regarding the timing requirements necessary to implement Phase II. MOVED BY MRS. ALTMAYER, WITH MRS. SECOND, THAT STIPULATION 4 OF THE BOARD'S 7 DECEMBER 1978 DECISION PROVIDE AS FOLLOWS: CONSTRUCTION OF PHASE II MUST BE REASONABLY INITIATED BY 31 MARCH 1986, OR SAID DEVELOPMENT SHALL PROVIDE PARKING IN COMPLIANCE WITH SECTION 18.56.050.(TMC). Findings: The Board makes this decision as applicable to variance action 77 -37 -V only according to the following findings of fact and statement of intent: 1) The unusually long period of time for which the validity of the variance is extended is based on substantial com- pletion to date of the overall Doubletree complex. 2) No changes are proposed, nor shall any change be allowed hereby, in the original site plan which depicts develop- ment of Phases I and II as an integral whole. 3) No changes.,are expressed or implied in any other stipu- lation of application 77 -37 -V. Having concluded its business, the Board adjourned at 9 :25 p.m. TUKWILA BOARD OF ADJUSTMENT Mark Caughey Associate Planner CITY OF TUKWILA PLANNING DIVISION Doubletree fully intends to proceed with Phase II and to comply with the stipulations outlined in the variance #77 -37 -V /Doubletree Plaza Hotel. However, with the current economic conditions, Doubletree has temporarily delayed Phase II and respectfully requests an extension to subject variance due to these unforseen circumstances. In addition, we feel the following factors are relevant to the requested extension: 1. Recent changes to Tukwila parking requirements have reduced the City's parking ratios. Therefore, the requested extended variance is not as great as originally granted. 2. The original variance was based on theoretical factors as multipliers, but we now have historical data based on two years . operation of the Phase I facility which indicates a lesser requirement than projected (historical data attached). 3. The completed Phase I constitutes 70% of the total planned development related to the variance. Therefore, this request for extension relates only to 30% of the total previously granted. Summary: Since historical data has proven to require fewer parking spaces than previously indicated; and Tukwila has reduced the parking requirements based on its independent studies subsequent to granting of subject variance; and the remaining development accounts for only 30% of the total, we feel confident that the stated 500 spaces is more than adequate for Phase I and II. Further, we have no reservation in providing this quantity with the comfort of meeting the needs of our guests as well as the intent of the Tukwila Municipal Codes. Larry M irecto 0 L ley D of Design & Construction 1. Percent of room sold where 26% 30% 29% guest has car 2. Average number of cars per .25 .25 .25 banquet guest 3. Ratio of non -hotel guests using services of: Restaurant 23% 19% 20% Lounge 80% 75% 75% Meeting /Banquet 20% 20% 20% 4. Walk -in guests (car /no car) 10 %/90% 15 %/85% 20 %/80% (Average number walk- ins /day) (5) (10) (8) 5. Peak period average 60% 65% 65% utilization of parking spaces DOUBLETREE PLAZA HOTEL AUTO TRAFFIC ANALYSIS Y.T.D. 1980 1981 6/30/82 8/5/82 G.J.N. DOUBLETREE PLAZA HOTEL ESTIMATE OF PARKING DEMAND Parking Spaces Facility # /Sq. Ft. Ratio 'Required 1) Guest Rooms 221 1 sp /Room 221 2) Commercial Space 11,650 sq. ft. 2.5 sp /1000 sq. ft. G.F.A. 290 3) Public Ass'y Space 6,900 sq. ft. 1 sp /4 Persons 115 4) Restaurant Space 4,700 sq. ft. 1 sp /100 sq. ft. G.F.A. 47 5) TOTAL PHASE I DEMAND 673 6) Actual Parking Provided 449 7) Net Deficiency Per Code (224) 393 Rooms Total Permitted By Variance 77 -37 -V 393 Less Existing Phase I Rooms 221 Net News Rooms Allowed in Phase II 172 Total Code Parking, Phase I 673 Parking Required for Phase II Rooms + 172 Total Code Requirement for Phase I and II 845 Less 500 Spaces Specified by Variance 77 -37 -V - 500 NET VARIANCE REQUIRED (345) = 40% 1 Source: 2 Includes: 3 Includes: PHASE I (Existing) CONDITIONS PHASE II (Future) CONDITIONS Building Permit Drawings of Record Recreation Facility, Gift Shop, Offices Banquet Room, Discotheque 4 6900 sq. ft. = 15 sq. ft. /Person = 4 5 Includes: Dining Area and Kitchen 6 Assumes No New Commercial /Food Service /Meeting Space 15.4- R._ ' -1111 11 II 1 ' 4. I i l Lftl ;; I - I 4. I , ' 'ILI-Lrl:L'iLI-11-1 '1, _ ,.,.I 442 piraco5 ."16..1 I ! Ptimme• t 01} 6...c.f-) roiiii 1144-y I 11 11 Lli " 1 111.1..ry r.+11,1 er.ta.wl - • - .^ N°1t 21M:1 33m zri` nm : 12r 22 gip U) •24opt.i 111 1 1 1 1 rth i 1 ' 1 I 1 1 1 fiT1 I i 1T11 0 ic .SO 00..7 11 September 1978 Mr. Timothy DuBois Manager, Doubletree Inn 205 Strander Blvd. Tukwila, WA 98188 Very truly yours, PLANNING DIVISION �3r c Roger Blayloc Assistant Planner RB /ch CITY of TUKWILA OFFICE of COMMUNITY CEVELOPMENT 6230 Southoenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 Dear Mr. DuBois: Your application is scheduled for consideration by the Board of Adjustment at their regular meeting of September 21, 1978. The meeting will be held at-8:00 P.M. in the City Council Chambers located at 14475 - 59th Avenue South. We feel it would be important for you to be present to represent your interests. • 7 September 1978 AGENDA ITEM v I BACKGROUND: CITY OF TUKWILA PLANNING DIVISION BOARD OF ADJUSTMENT STAFF REPORT IANCE EXTENSION: Doubletree Inn #77 -37 8:00 P.M. On September 2, 1977, the Board of Adjustment approved a variance from the park- ing requirements for the Doubletree Inn. The variance required a minimum of 500 parking spaces. (SEE, Exhibit A) If construction is not begun, then the:variance permit lapses. Doubletree Inn has had difficulty acquiring financing. Massachusetts Mutual Life Insurance Company made a permanent financing commitment on August 15, 1978. Their request for a one year extension of the variance as granted in 1977 . is appropriate. However, any site plan modifications should be re- submitted to the Board of Architectural Review for a new Binding Site Improvement Plan. (Included for your review is a copy of the original staff report, minutes of September 2, 1977 and site plan submitted.) RECOMMENDATION: Grant the one year extension with the conditions as originally attached. D OU B L E T R E E Z N N SOUTHCENTER • 205 STRANDER BLVD. • SEATTLE. WASHINGTON 98188 • TELEPHONE (206) 246 -8220 August 23, 1978 Mr. Fred Satterstrom Tukwila Planning Department 6200 Southcenter Blvd. Tukwila, Washington 98188 Dear Fred: I am writing in reference to the parking variance that was granted us for our new Doubletree Hotel on September 1, 1977. Due to past delays in obtaining permanent financing for the project, we are requesting a one year extension to this variance. We received from Massachusetts Mutual Life Insurance Company a perma- nent financing commitment on August 15, 1978. The MMLIC commitment number is 78716. Your consideration of this request would be most appreciated. Cordially, Ti . Dubois General Manager TSD:dc cc G. Peter Bidstrup, President DEC(IVE AUG 2 ?. 1976 CITY OF TUKWILA OTHER DOUBLETREE LOCATIONS — Doubletree Inn of Phoenix • At Park Central, Mall • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248-0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602) 881.4200, Doubletree Inn of Scottsdale • At Fashion Square • 4710 North Scottsdale Road • Scottsdale, Arizona 85251 • Telephone (602) 947.5411 Doubletree Inn of Scottsdale • At Scottsdale Mall • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone (602) 994.9203 Doubletree Inn of Monterey • At Fisherman's Wharf • Monterey, California 93940 • Telephone (408) 649 -4511 12 September 1977 Mr. Timothy DuBois Manager, Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 RE: Variance Application for New Doubletree Facility Dear Mr. DuBois: The Tukwila Board of Adjustment, at its regular meeting of 1 September 1977, con- ducted a public hearing to consider your application for variance from Section 18.20.070 (Parking Requirements) of the Tukwila Municipal Code (TMC). The Board, upon due consideration of all testimony received during the hearing and based on the Findings and Conclusions of the Staff Report and the information contained in the variance application, granted the variance from Section 18.20.070 (TMC) with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. 2. This variance shall be in effect only as long as the principal use of the property remains 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 Sec- tion 18.20.070 (TMC). This correspondence shall constitute variance authorization and must accompany application for building permit. Should you have any questions, please contact me at your convenience. Sincere y, Gary Crutc ield Assistant Planner GC /ch cc: Mayor Bauch Dir, OCD Bldg Off CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT 6230 Southcenter Boulevard ■ Tukwila, Washington 98188 • (206) 242-2177 Board of Adjustment Page 2 Minutes 2 September 1977 Mr. Goe pointed out that were the Puget Power site zoned C -2, this variance application would not be necessary. Mr. Crutchfield noted that alternative had been recommened by Staff to the applicant but nothing had evolved in that respect. Mr. Mahlum confirmed Mr. Crutchfield's comment and further explained that the Skarbo project could not wait for a decision from Puget Power. Mr. Johanson stated he felt the most appropriate means would be a rezone of the Puget Power site; however, the Skarbo project would be unduly delayed by such an action. Therefore, this variance appears appropriate inasmuch as the public welfare is not adversely affected. Board discussed precedent - setting effect concluding this is a unique case and will not establish an undesirable precedent. Motion by Mr. Goe, seconded by Mr. James and carried that based on the Findings and Conclusions of the Staff Report the Board wholly grant the variance from the eight -foot side yard requirement of Section 18.30.040 if the parcel is re- classified for commercial use. Chairperson Altmayer, noting the Public Hearing had not been formally closed, did so at 8:35 P.M. IANCE: Parking Requirement (Doubletree Inn) Mr. James stated he knows the applicant, Mr. Timothy DuBois, as a result of working with Mr. DuBois as a member of the Natural Environment Element Commit- tee of the proposed Comprehensive Plan. Mr. Crutchfield stated such a relation- ship does not constitute disqualification. Chairperson Altmayer opened the Public Hearing at 8:40 P.M. and Mr. Crutchfield read the Staff Report. Mr. Timothy DuBois, Doubletree Inn, stated a great deal of research had gone into the Parking Variance Proposal and would answer any questions the Board may have. Introduced Mr. Bob Smith, architect for proposal, who displayed and explained drawings depicting site and elevation plans and extent of multiple use.. Mr. Goe questioned the anticipated number of employees at the freestanding restaurant. Mr. Smith indicated about 15 persons would be employed by the individual restaurant. Board questioned statistics on the peak parking demand and actual counts. Mr. Smith displayed the peak demand graphs found in the application and Mr. DuBois explained the shifts of peak parking demand. Essentially, their peak parking demand occurs twice daily, once at noon and again at about 9:00 P.M. Chairperson Altmayer questioned the rationale for adjusting the explicit Code requirement for 1 parking space for each room of a hotel or motel. Mr. Crutchfield, explained the principal factor leading to adjustment is the common occurrence rate of hotel room guests arriving from the airport to attend a one to three day conven- • Board of Adjustment Page 3 Minutes 2 September 1977 tion without the need for any parking due to transportation service and intra- hotel multiple -use peculiarities. Mr. Duffie asked how often the existing facility is fully occupied and is there any parking problem when it is full. Mr. DuBois explained the hotel rooms are usually full and parking is not a problem. The only time parking is a problem, it is the result of Southcenter shoppers during the Christmas shopping season which corresponds to the hotel's low demand season. Mr. Goe questioned the determination as to the "12 peak parking days" as a measurement of peak parking demand. Mr. Crutchfield explained that a study performed and published by the Urban Land Institute several years ago concluded that maximum parking provisions be based on peak demand less the 12 highest demand days. This essentially represents the conclusion that parking provisions can be exceeded once a month and that this level of parking is reasonable in con- sideration of the fact that land is a premium and over - parking is a waste of a premium Mr. Goe noted that according to the graphs in the application, the existing facility's peak demand uses only about 80% of the available parking and the same ratio is extrapolated for the new facility. Questioned the marketing analysis on the part of Doubletree in determining such a degree of expansion as is proposed. Mr. DuBois explained the Doubletree is currently rejecting reservations at the rate of about 100 daily and this portion of the region is growing very rapidly. Noted the airport hotels are enjoying a - 190% occupancy rate. Mr. Goe stated he is comfortable with the suggested basis for the variance and that the proposed level of parking appears quite adequate but is concerned about the precedent which will be established. Mr. Smith noted the variance granted in January 1976 established the precedent and this application is based, to some degree, on that precedent. Mr. Crutch- field noted the 1976 variance had not been utilized within the one -year expira- tion period and therefore, Staff considers the 1976 variance null and void. Therefore, a precedent has not been established. Considerable discussion ensued among Board members and Staff as to precedent- setting effect of granting this variance. General conclusion of the Board that the hotel /convention character of the facility separates itself from the typical motel which obviously needs one parking space per room. This conclusion is para- mount in the determination of the degree of variation from the provision of Sec- tion 18.20.070. Chairperson Altmayer closed the Public Hearing at 10:15 P.M. Motion by Mr. Duffie, seconded by Mr. James and carried that based on the Findings and Conclusions of the Staff Report, the information included in the application for variance, and the testimony received during the Public Hearing, the Board grant the variance from Section 18.20.070 with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. Board of Adjustment Minutes 3. .Page 4 2 September 1977 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. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parking in compliance with Sec- tion 18.20.070 (TMC). The Board was informed of the lawsuit filed by the Benaroya Company to obtain a freestanding sign. This matter was before the Board in July and the permit was denied. Generally discussed the Sign Code and Zoning Code provisions. There being no further business, motion by Mr. Duffie, seconded by Mr. Johanson and carried to adjourn the meeting. Chairperson Altmayer adjourned the regular September meeting at 10:35 P.M. TUKWILA.BOARD OF ADJUSTMENT Gary rutchf eld Secretary 1 September 1977 CITY OF TUKWILA PLANNING DIVISION BOARD OF ADJUSTMENT STAFF REPORT AGENDA ITEM IV B : PUBLIC HEARING: VARIANCE (Doubletree Inn) 8:00 P.M. 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. FINDINGS: 1. The ±8 -acre site is proposed to contain a 208 -room 7 -story hotel building with banquet, eating and entertainment areas, a separate and individual restaurant and lounge, a possible 4 -story 104 -room hotel expansion building with banquet facilities, and a total of 500 parking spaces. (SEE, site plan, Page 8, Parking Variance Proposal.) 2. The Tukwila Municipal Code (TMC), under Section 18.20.070, requires Hotels and Motels to provide "...One space for each bedroom, plus adequate parking for special eating, banquet or entertainment facilities." 3. Lacking any specific requirements within the TMC regarding parking for "eating, banquet or entertainment facilities ", Staff has employed the Uniform Building Code in conjunction with the provisions under Places of Other Public Assembly, Sections 18.56.110 and 18.56.120, for such use areas Board of Adjustment Page 2 Staff Report 1 September 1977 and Section 18.56.160 for the administrative offices. (SEE, Exhibit A, Square Feet per Occupant by Use Area) 4. As a result of application of Sections 18.20.070, 18.56.110, 18.56.120 and 18.56.160 to the use areas identified in the Parking Variance Proposal and which require that parking be provided, the number of parking spaces required by the TMC is broken down and totalled in Exhibit B. 5. Based on an 18 -month survey of banquet facilities use characteristics described on Page 16 of the Parking Variance Proposal the applicant establishes that 78% of the banquets or meetings use one banquet area for business and another banquet area for eating. In effect, the banquet par- ticipants are using twice the floor area for which parking is required with- out generating the vehicle trips assumed by the TMC for the second banquet area. The applicant's basic assertion with respect to this factor is that parking should be provided to accomodate half of the maximum number of 728 banquet participants. (NOTE: The 728 banquet participant figure is arrived at by dividing the 10,920 square feet of banquet floor area by the 15 square feet per occupant dictated under the Uniform Building Code.) 6. Multiple use within a hotel /restaurant complex is a common factor.and is addressed by the applicant on Page 18 of the Parking Variance Proposal This factor essentially identifies the ratio of hotel room occupants that frequent the eating facilities such as the coffee shop, restaurant or lounge located within the hotel. Since these persons assumedly arrive at the hotel, park their vehicle, occupy their hotel room and walk to the coffee . shop, restaurant or lounge located within the hotel, they constitute an occu- pant of the eating facilities without generating a need for the eating facility to provide parking space. The maximum ratio identified is 90% of coffee shop morning patrons being hotel guests who have already parked their vehicle and walked from their hotel room to the coffee shop. The minimum ratio asserted by the applicant is 25 %, that occurring during the noon hour at both the coffee shop and restaurant. Hence, the greatest number of parking spaces required by the eating facilities is 75% of the TMC requirement. 7. The peak demand analysis graphically depicted on Pages 23 and 24 of the Parking Variance Proposal asserts that, based on actual car counts, the existing Doubletree Inn facility generates a peak parking demand of less than 250 cars for all but 12 days out of the year. (SEE, Page 19, Parking Variance Proposal for explanation of "Peak Demand ".) Using this data, the applicant extrapolates that such peak parking demand at the proposed complex will be less than 425 cars for all but 12 days out of the year. 8. Proximity of the existing as well as the proposed complex to the Sea -Tac International Airport is of important consequence to the number of parking spaces actually required to provide sufficient parking for hotel room guests only. The Parking Variance Proposal, on pages 25 and 26, explains the num- ber of hotel room guests which arrive by other than private automobile such as limousine service or taxi. The applicant asserts that only 31% of all hotel room occupants arrive by private automobile and, thus, require parking space. Board of Adjustment Page 3 Staff Report 1 September 1977 9. Page 28 of the Parking Variance Proposal asserts that an non - quantifiable but "considerable" number of Southcenter shoppers walk to the existing facility and that such would hold true for the new facility. While this may be true for the existing facility due to its proximity to Southcenter, the number on a daily basis is likely to be negligible and even more so for the new facility due to the distance from Southcenter and the lack of a weather- protected and traffic -safe pedestrian system. 10. While the Parking Variance Proposal on Page 29 depicts the City of Seattle code requirements for hotels compared to Tukwila's TMC requirements, fac- tors other than those indicated within the application contribute greatly to the final ratios inherent in the Seattle code requirements. A. On- street Parking: Seattle has considerable on- street parking while Tukwila allows no on- street parking. B. Off- street Parking: Parking garages, exclusive of other uses, are a principal use of property in downtwon Seattle. The difference between the Seattle and Tukwila land markets being what they are, such is not the case in Tukwila. • C. Non - Driving Guests: Seattle's code ratio as depicted in the application breaks down to 1 parking space per 4 rooms or only 25% of the Tukwila code requirement. Although the ratio of airport arrivals as hotel guests is likely to be similar, the fact that Tukwila is suburban and the proposed facility is located within 4 mile of one of the largest interstate freeway interchanges in the state indicates the actual number of vehicle- driving hotel guests is likely to be greater than that found in Seattle hotels. 11. The applicant plans to construct the complex in two phases; Phase I including the 7 -story hotel, the freestanding restaurant, and 500 associated parking spaces while Phase II will consist of the 4 -story hotel. 12. The applicant requests that the variance be granted for a period of five (5) years to allow the planned Phase construction. CONCLUSIONS: 1. The nebulous character of the requirement of Section 18.20.070 to provide "adequate" parking space for "eating, banquet and entertainment" facilities is certainly open to interpretation on a case by case basis. Staff's appli- cation of Sections 18.56.110 and 18.56.120 in conjunction with the Uniform Building Code 'floor area per person' (Exhibit A) is an attempt to apply meaningful and measurable parking requirements to this particular use in the TMC's absence of such precise restrictions. At the same time, Staff recognizes that certain use peculiarities may render the applied restrictions either lacking or unnecessarily burdensome. 2. In consideration of the "Eat and Meet" situation depicted by the application, the TMC parking ratio of 1 space /75 square feet should be reduced to 1 space/ 150 square feet. This ratio essentially recognizes the fact that banquet Board of Adjustment Page 4 Staff Report 1 September 1977 patrons use twice the amount of floor space than indicated. by the Uniform Building Code due to the fact they "meet" in one banquet room and retire to another banquet room to "eat ". 3. Multiple use of different use areas within the hotel is an unquestioned factor and must be recognized in any reasonable assessment of actual parking demand. To do so, the TMC parking requirement for eating and enter- tainment areas within the motel should be reduced by 25 %. This corresponds to the smallest recorded percentage of hotel guests as users of such areas. 4. While the proximity to SeaTac Airport plays an important role in the applicant's asserted need for parking, the claim that only 1 in every 3 rooms requires a parking space is far too low in consideration of the factors listed under Finding #10. Moreover, the TMC is quite specific in requiring one space per room. Were the TMC requirement reduced to .75 spaces per room, this factor is recognized while providing for the fre- quent peak parking demand. 5. Since this analysis is aimed at providing for necessary parking, the number of employees must be addressed. As a typical provision, the complex should include 1 parking space for each of the 4'. employees. 1 6. In consideration of the critieria outlined in Section 18.72.010, the following respective conclusions are drawn: A. The variance shall not consttitute a grant of special privilege incon- sistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; CONCLUSION: Insofar as the Board is authorized to vary any of the parking requirements based on the particular use and, in the case of Section 18.20.070, is obligated to weight all factors to determine a reasonable parking require- ment for hotels /motels, the granting of a variance will not constitute a grant of special privelege. B. That such variance is necessary because cf special circumstances relating to the size, shape, topography, location or surrounding of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; CONCLUSION: The special circumstances are not physical in nature but, rather, are use peculiarities which can be measured as proven in the application and this report's findings. Since most other uses are grouped by nature (such as commercial or industrial) and common or typical parking needs are readily identifiable, the multiple -use and proximity to airport factors are peculiar to this particular use and require consideration and proportionate adjustment to ensure consistent property use rights. C. That the special conditions and circumstances do not result from the actions of the applicant; CONCLUSION: Multiple use of complementary use areas and the proximity C Board of Adjustment Page 5 Staff Report 1 September 1977 of SeaTac Airport are, as identified throughout this Report, special circumstances peculiar to this particular use which are not due to actions of the applicant. D. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in•the zone in which the subject property is situated; CONCLUSION: The provision of adequate on -site parking is of primary concern in Tukwila since the City prohibits on- street parking to promote public safety. Hence, a variance from the parking requirements must not reduce the parking requirement below that which is reasonably determined to be necessary. Moreover, people will park their vehicle on neighboring parcels if adequate parking is not provided on -site; thus resulting in a certain degree of injury to neigh- boring properties. In summary, a variance which insures adequate parking is provided will not be materially detrimental to the public welfare or injurious to surrounding properties. E. The authorization of such variance will not adversely affect the implemen- 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. , Board of Adjustment Page 6 Staff Report 1 September 1977 Activity # or Area Factor Minimum Spaces Required ZD S 1 2 Hotel Rooms 3.1- ,7-6/Room -234' Meeting Rooms 10,920 sq. ft. 1/150 sq.'ft. 73 Eating & Entertain- 1/75 sq. ft. ment 4,650 sq. ft. x (75 %) 47 Administrative Offices 2,070 sq. ft. 3.1/1,000 sq. ft. 9 Employees 41 1 /employee 41 Hotel Complex 404 spaces Freestanding Restaurant 75 TOTAL MINIMUM REQUIREMENT 479 spaces SUB -TOTAL 404 3 C) 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. , . Ya IS ? RECOMMENDATION: Based on the Findings and Conclusions in this Report as substantiated by the Parking Variance Proposal, Staff recommends the variance from Section 18.20.070 be granted with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking spaces. 2. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. 3. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). ' USEt MINIMUM OF TY /0 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 Yesa 4 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 Yeas 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 11. Hotels and Apartments 10 200 Yes when more than 3 stories 12. Kitchen — Commercial 30 200 No 13. Library Reading Room 50 50 Yes 14. Locker Rooms 15. Mechanical Equipment 30 • 50 Yes 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) tini- forhu, .ey ti t Gode, 33•A 519 I5 X 5 x30 = 75 ' J. 5 sots 1 2 p pet' 76 V A 1-Ar C - D l I c.. t M/ F #77 -37 -V VARIANCE from Parking Requirements Doubletree Inn 1 September 1977 E X H I B I T "B" 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 such as lobby area, restrooms, etc. fr 01121012 SITE PLAN 0 1020 90 22 stRANDER OULEVARD PETER A LENIT3R ASSOCIATES INC ARCHITECTURE IN ITECTURE • PLAINI LAMOSCAPE ARCHITECTURE 3tf6" 1.LZ EL IHV Sdt10 EMV • E'1 IE+,�IZlft�"!d • 3tfr11731tH�lti� nay 0 2 W o• 0 0 o• 3 F J • u F 0 = w 0 z a 2 M - I"1 II '0P111 11111111111 t .jII11VIIIh, 1 - 1 - 1 11∎ I" 1III1IIIII1I1 1111I1IIl1IIIII1II oar GuyAH1nas • aONVId10 NV1d 11 CI IIIIII rl 0 z W O 0 3 • F u F = W 0 z Or ON O.O1. a a 4 a a 1 F 1 u z 1• 3 0 1 • 4 a a a r presented to TUKWILA BOARD OF ADJUSTMENT and TUKWILA PLANNING DEPARTMENT PARKING VARIANCE PROPOSAL August 11, 1977 PART I Title Page Index Application for Variance Affidavit Vicinity Map Property Ownership. Map Property Description Site Plan INDEX PART 2 Proposal 9 Parking Regulation Analysis 10 Justification 12 Findings of Facts 14 Conclusion 30 -2- Page No. 2 3 4 5 6 7 8 FOR OFFICE USE ONLY Appl. No. Receipt No. Filing Date Hearing Date APPLICANT TO ANSWER ALL THE FOLLOWING QUESTIONS MEATLY AND ACCURATELY: Name Timothy_S• Dubois Address 205 Strander Blvd. Tukwila Washington 98188 Telephone No. 246 -8220 Property Petitioned for variance is located on Southcenter Parkwa between Strander and South 180th Street Total square footage in property 352 561 S uare Feet LEGAL DESCRIPTION OF PROPERTY See Attached. • APPTICATTON FOR VARIANCE Planning Commission Action City Council Action __ Ordinance No. & Date Form B Existing Zoning C•: P :iR. - • - What are the uses you propose to develop on this property? Restaurants , Lounge , - Convention - Facilities and Sleepier, Room Number of permanent off- street parking spaces that will be provided on property? 500 Number required 709 NOTICE TO APPLICANT: The following factors are con- sidered in reclassifying property or modifying 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 b& made to screen adjacent and surrounding property from =..;;y imcompatible effects which may arise as a result of the proposed land use classification All screening and landscaping is already in place. The proposed addition will not lanter affect any or this screening. i Minimum 5 -foot landscANS ,n�, be tween pad k1n ar and pro _per� li ne. 2. What provisions will be made to provide for necessary street widening td minimum standards? This will not be a factor. Existing street widths meet City standards and will not a alter, iliNn ____ Y Jhat provisions w be made or adequate sewer and water service? Adequate ,ewer and water service is available at the site. 6. Time Extension: hotel opens for business. 4. Any other comment whi ch the petitioner feels are appropriate: See Attached Documentation. • 5 iJ;l tt hardship -e7 =� making this variance nec sJry' See Attached Documenta- tion. parking variance remains valid be extended 5 ears from the date the - 3 - - I - . 1 . II - AFFIDAVIT I, Timothy S. Dubois , being duly sworn, declare that I am the manager, contract purchaser or owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge belief. (Signature of Contact Purchaser or owner) (Timothy Dubois, General Manager) 205 Strander Blvd., Tukwila, Washington 98188 (Mailing Address) Tukwila, (City) 246 -8220 Subscribed and sworn before me this 11th day of August ,1977 . Notary Public in and or the State of Washington, residing at Seattle, Washington. (Telephone) Washington (State) • • ALLBTORES REALTY • SEATTLE CITY LIGHT • BDNCON CORPORATION O' IRVIN A. IVERSON • FURN SCANDINAVIAN C ' • PUOET BOUND POWER & LIGHT • RAINER BANK VICINITY MAP PROPOSED DOUBLETREE HOTEL. TUKWILA, WASHINGTON Property Description: The Property is described as follows: That portion of the southeast quarter of the northwest quarter of Section 26, Township 23 North, Range 4 East, W.M., situated in King County, Washington described as follows: Beginning at the monumented intersection of the center- lines of Southcenter Parkway (57th Avenue South) and Strander Boulevard (South 164th Street); thence South 89 Degrees 45' 58" east, along the monumented centerline of said Strander Boulevard a distance of 325.05 feet; thence south 0 Degrees 25' 58" east, parallel with the monumented east line of said subdivision a distance of 30.0 feet to an intersection with the south margin of said Strander Boulevard; thence continuing south 0 De- grees 25' 58" east a distance of 200.00 feet to the True Point of Beginning of the herein described tract; thence continuing south 89 Degrees 45' 58" east, parallel with said centerline of Strander Boulevard a distance of 350.00 feet to the monumented east line of said subdivision; thence south 0 Degrees 25' 58" east, along said east line a distance of 600.04 feet; thence north 89 Degrees 45' 58" west a distance of 630.17 feet to the east margin of said Southcenter Parkway; thence north 0 Degrees 57' 48" west along said east margin a distance of 502.40 feet; thence north 89 Degrees 45' 58" west a distance of 286.02 feet, thence north 0 Degrees 25' 58" west a distance of 97.74 feet to the True Point of Beginning. The aforementioned monumentation established by the city of Tukwila under LID No. 13, Contract No. 2 -68, Sheet 1 of 19, Street Plan and Profile, containing approximately 352.561 square feet plus or minus 1,000 square feet. -7- t • 3 0 • a 0 z t Q t 0 0 T M IS S E C T I O N NOT 1 N C L U D E D • 600.04 I., 1111111111111 III *�1I1�I 111111i� 1' IIIIl1111111 .d. N G,? 1111111I11 ° ," 1 1 130.00 ii111111H-E '111111111 502.40 1 ^11 1 IIII I11411 ;11111 74 •0UT14CENTEA PARKWAY TM1R SECTION NOT INCLUDED R00 IAAKINO NIOACIIS DOUBLETREE HOTEL SEATTLE WASall TON PROPOSAL We propose to develop ea hotel complex consisting of one seven story tower, one free standing restaurant and one four story future tower addition. Included in these three elements are: 1. Seven Story Tower: Ground Floor: — Meeting Rooms 7,920 S.F. Restaurant 1,600 ' - -Cafe 1,575 -Lounge 1,475 Kitchen 2 Lobby /Circulation 15,650 Administrative Offices :e ;)/ y 2,070 Hotel Storage 3 Gift Shop - 5r7.8 Games -Erl �� Pool 4-795 �,tw ''' Racket Ball Courts 1,600---.10 . Restrooms -6r20- Total - 42,740 S.F. 2. Free Standing Restaurant: Dining /Bar (350 Seats) 3. Future Four Story Tower: Meeting Rooms 3,000 S.F. 104 Sleeping Rooms In order for the proposed hotel complex to be developed on this site, a variance to the present parking ordinance is requested. So that the future tower addition falls under the jurisdiction of the same parking variance, it is respectfully requested that the time limit in which the parking variance remains valid be extended 5 years from the date the hotel opens for business. Second Thru Seventh Floors: 208 Sleeping rooms; @ 36 rooms per floors on floor 2 - 6 and 28 rooms on 7th floor. -9- j,(; c PARKING REGULATION ANALYSIS 1. Existing Parking Requirements Tukwila Code Requirements: Sleeping Room: Assembly: Commercial: Sleeping Rooms: Assembly: Commercial: 1 space per room 1 space per 5 seats 1 space per 400 S.F. Parking Required for Proposed Hotel: 208 Guestrooms 208 Spaces Meeting Rooms 106 " Restaurant /Cafe 42 It Lounge 20 " Commercial 63 It Employee 35 It Total - T7T Spaces Future 104 Guestrooms 104 Spaces Future Meeting Rooms 40 " Employee 6 It Total - 624 Spaces Restaurant 70 Spaces Employee 15 It Total - 709 Spaces 2. Proposed Parking Requirements Variance to Code Requirements: Parking Required with Proposed Variance: 208 Guestrooms 83 Spaces Meeting rooms 88 It Restaurant /Cafe 40 " Lounge 12 " Commercial /Lobby 63 to Employee 35 " Total 321 Spaces 104 Future Guestrooms 42 Spaces Future Meeting rooms 33 " Employee 6 " Total - 402 Spaces -10- .4 Space per room. 1 Space per 6 seats 1 Space per 400 S.F. Restaurant Employee PARKING REGULATION ANALYSTS (cont'd) 58 Spaces 15 " Total - 47 Spaces Provided -500 Spaces JUSTIFICATION -12- The following are responses to the questions appearing on the application form: 1. "(1) The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the pro- perty on behalf of which the application was filed is located;" Answer: Precedence has been established by the granting of a parking variance for a proposed tower addition to the Double - tree Tnn at Southcenter. Because the new facility will be under the same Doubletree ownership and the only hotel in this immediate vicinity and because the variance would be based on (a) multiple use within the hotel, (b) arrival of guests by air, and (c) Peak Load Analysis, we feel that the granting of this variance would not constitute special privilege. 2. "(2) That such variance is necessary because of special cir- cumstances relating to the size, shape, topography, location or surrounding of the subject property, to provide it with use rights and privileges permitted to other properties in the vici nity and in the zone in which the subject property is located;" Answer: In relation to size and amount of parking, we do not en jo equal property rights or privileges with the adjoining properties. The adjoining properties in the zone and vicinity are required to have parking facilities to handle the load for a single type of business, retailing. The hotel business has many phases, each of which requires different parking require- ments at different times. An analogy which illustrates the mul- tiple use and peak load factors mentioned above would be a fac- tory with 100 workers, running three shifts a day being required to have 300 parking spaces. In many cases this is the case with our hotel. 3. "(3) That the special conditions and circumstances do not result from the actions of the applicant;" Answer: The special circumstances were not created by the appli- cant. The effect of multiple use and the proximity of the airport on the parking were not able to be determined before several years of operation. 4. "(4) That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated;" Answer: The granting of the variance will allow the hotel tower JUSTIFICATION (cont'd) and restaurant complex to be built. All parking areas, plant- ing areas and buildings will be maintained. Therefore, the public welfare will not be materially affected and there will be no injury to other properties in the vicinity. 5. "(5) The authorization of such variance will not adversely affect the implementation of the comprehensive land use plan;" Answer: The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Plan for it does not affect the intended use of the land. 6. "(6) That the granting of such a variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. (Ord. 889 Section 13, 1974: Ord. 608 Section 1(1), 1970)." Answer: As was stated in the answer to number two unless the tree factors of multiple use, peak load analysis and proximity to 'airport are considered in parking requirements then we are being denied a substantial property right. FINDINGS OF FACTS Reference is made to the study completed on January 12, 1976 for the parking variance request for the tower addition to the exist- ing Doubletree Inn. The following discussion is based upon those original findings applied to the new hotel /restaurant complex of comparable size. Through a discussion of the following topics we hope to convince you that the proposed number of parking spaces for the new hotel/ restaurant complex is adequate: I. Convention Facilities II. Multiple Use Factor III. Peak Load Analysis - Time IV. Parking Requirements and How They are Affected by Proximity to Airport and Having a Commercial Bus- iness Base. V. Peak Load Analysis - Day of Week VI. Proximity to Southcenter VII. The Seattle Solution I. CONVENTION FACILITIES 1. The Doubletree Inn will be a commercial hotel. The meeting and banquet rooms that the facility will have will be used by com- panies from around the area that will be holding a meeting or convention. Further, these meeting and banquet rooms will be sold in conjunction with sleeping rooms and will be sold separ- ately only as a last resort. This company adheres to a policy that states "no meeting /banquet room shall be sold for a banquet any further than 45 days in advance of the function ". The intent of this policy is straight forward, we want conventions that buy a complete package, i.e. sleeping rooms, banquet rooms and meet- ing rooms. An every day occurrence at the existing Doubletree acts as a good example of the "multiple use factor" that has been spoken about previously. A group of 80 gentlemen from XYZ Corporation check into the hotel for a regional sales conference. They have come from the 11 Western states to attend the conference. The Western Region of XYZ is broken into four districts. The group will be in the hotel for two days. Their itinerary is as follows: (1) Check in Tuesday evening late. (2) Meeting in the Banyan Room Wednesday at 8:00 am. (3) Lunch in the Bonsai Room at 12:00 noon. (4) Back to the Banyan at 1:30 pm for meetings. (5) Adjourn at 5:00 pm. (6) On their own for dinner (most leave the hotel). (7) Thursday morning separate District meetings in the Basswood, Candlewood, Dogwood, Bonsai. (8) Group lunch in Banyan. (9) District meetings, same rooms as morning. (10) Adjourn meeting at 5 :00 pm. (11) Cocktail party 6:00 pm Bonsai. (12) Dinner 6:45 pm Banyan. When you analyze this group from a parking requirement stand- point, it goes as follows: Wednesday: 80 spaces for sleeping rooms 30 spaces for the Banyan 20 spaces for the Bonsai ITU Total Required Thursday: 80 spaces for sleeping rooms 4 spaces for Basswood 4 spaces for Candlewood 8 spaces for Dogwood 20 spaces for Bonsai 30 spaces for Banyan 146 Total Required c 150 people and over 200 people and over 250 people and over I. CONVENTION FACILITIES (cont' d) -16- 18 times 3 times 1 time In situations like this, less than 10% have automobiles. The difference between what the parking demand is and what the Code requires is obviously considerable. 2. Another point illustrated in the example but needing further explanation - -is the "Eat and Meet" situation. Let me list some statistics which will help explain. All of these figures represent combined banquet attendance, not single banquets or meetings. MORNING MEETINGS - 18 Month Period from July '74 to Jan '76 NOON MEETINGS - 18 Month Period from July '74 to Jan '76 150 people and over 12 times 200 people and over 3 times 250 people and over 2 times EVENING MEETINGS - 18 Month Period from July '74 to Jan '76 150 people and over 26 times 200 people and over 11 times 250 people and over 5 times Presently at the existing hotel, counting all meeting rooms, we have a combined capacity of approximately 360. These figures show that over an 18 month period we are operating at 70% of capacity only 1% of the time. Further they show that we are operating at 41% of capacity only 10% of the time. The obvious conclusion to be drawn from these figures is that we are just not very busy in our meeting rooms, but this is not the case. The primary reason for these numbers appearing small is because of the "Eat and Meet" situation. As was mentioned earlier, our sole purpose in having meeting rooms is to attract conventions. The meeting planners who set up conventions :insist on meeting •in' .: one room and eating in a. separate room. Above Catering records show 78% of the uses of the meeting /banquet space has been the "Eat and Meet" situation. Presently we can accommodate 3 "Eat and Meet" situations simul- taneously. The largest "Eat and Meet" situation accommodated is approximately 100. The others are 20 and 15. These three sit- uations encompass all of our existing meeting rooms. I. CONVENTION FACILITIES (cont'd) The proposed banquet facilities at the new hotel could accom- modate the following "Eat and Meet" situations: The largest "Eat and Meet" that we could handle would be 200 and we would be able to accommodate one additional "Eat and Meet" situation of 65. The secondary reason for the number of people seeming small, and the one that accounts for the remaining 22%, is that we have a great many small 10 -15 person functions held at the existing Doubletree. -17- . .' z�cL' i_ n,"' fi,,• E� ?Y�: S. ° d{''.•'1_�1�':. +�': 7.!'�w ....� �, !`F II. MULTIPLE USE WITHIN THE FACILITY The principle of "multiple use" or "joint use" of parking is recognized and practiced by most major cities. The concept simply recognizes the fact that in a hotel the same people that are patronizing the rooms are also patronizing the Coffee Shop, the Restaurant, the Convention facilities and the Bar. The following mean was used to determine the multiple use factor for the existing Doubletree Inn and is applicable to the new facility: 1. Analysis of charges made to guest rooms. 2. Interview with service employees in Food & Beverage areas. Doubletree Multiple Use Coffee Shop Breakfast . Lunch Dinner Restaurant Lounge Lunch Cocktail Hour Evening Baia uets • 90,E in-house; g 25% ;in ho use:. gues.ts,, 65% in- house'guests' 25% in -house gues 50% in -house guests • 60% in -house guests 50% : in- house.:. guests -18- 6 9 12 3 6 9 12 The existing Doubletree as well as the new facility is comprised of 5 different operation entities all requiring different parking require- ments at different times. These entities are: 1. Sleeping Rooms 2. Meeting Rooms 3. Bar 4. Restaurant 5. Coffee Shop The purpose of any parking regulation is to ensure that a facility has ample parking to serve the guests at any point in time. There is no better way of comparing the Parking Requirement of Code to the demand of the hotel than through the analysis of peak load. As an arbitrary saturation point the Urban Land Institute has selected the 12 highest car counts as the level at which parking spaces should be provided. Listed below are the "twelve highest" for the existing Doubletree counts as taken from the Car Count Data during a period from July 1974 to January 1976. III. PEAK LOAD ANALYSIS BY HOUR a .m. a.m. noon p.m. p.m. P.m. midnight 147 170 247 168 173 250 153 cars cars, cars cars cars cars cars The time frames that are examined in depth are 6:00 a.m., 12:00 noon, 9:00 p.m., 12:00 midnight and 3:00 a.m. 6:00 a.m. The "12 highest" car counts during the 18 month study period for the time frame of 6100 a.m. was 147 cars. This figure represents a 47% utilization of available parking spaces (314 spaces available) at the existing facility. During this time frame the only portion of the new facility that would effect parking would be the 312 sleeping rooms. Through survey and research (documentation is layed out in the "Proximity to Airport" section) we have determined that a minimum of 65% of our sleeping room guests arrive by air and are furnished transportation to the existing hotel by our airport limousine. The remaining 35% arrive by their own automobile or rent one at the airport and drive to the hotel. Even if this proven fact is complete- ly ignored for the new facility, there is still ample parking avail- able during this time frame. From 6:00 a.m. to 8:00 a.m. the only -19- -20- other portion of the hotel that would be operating is the Coffee Shop. As was statedin the "Multiple Use" portion of this report, 90% of the patrons of the Coffee Shop at this time would be in -house guests. Approximately 231 parking spaces would be used during this time frame at the new facility. 9:00 a.m. We will not examine this area to any great degree for it is one of the slowest times of the day. The Restaurant and Bar are closed and the Coffee Shop has finished serving the breakfast meal. The only point to make about 9:00 a.m. time frame is that the majority of the room gues:ts are departing have checked out or will within the hour. Approximately 245 parking spaces would be used during this time frame at the new facility. 12:00 Noon The "12 highest" car counts for the noon period is 247 cars. Trans- lated to the new facility this would be approximately 385. The majority of the room guests check out between 7:15 a.m. and 10:00 in the morning, but all guests must be checked out by noon. We have a 50% turn over of rooms each day and would expect the same at the new facility. Of that 50% that remains registered in the hotel, 84.2% are commercial businessmen, with the remainder being tourists. At noon, this commercial guest is away from the hotel transacting business or he is in the hotel for lunch and thus he would be counted in the Food 4 Beverage areas. The "Multiple Use" section shows that at lunch 75% of room guests are not at the hotel. The new facility calls for 3 meeting /banquet rooms with a combined seating of 568. At the present code of 1 parking space for every 5 seats, we would require space for 114 cars. This 114 cars added to the "12 highest" car counts totals 499 cars, which is close to our proposed capacity. When the "Multiple Use "factor is considered then this comes within parking capacity. Approximately 420 parking spaces would be used during this time frame. 3:00 p.m. The 3:00 p.m. time frame, like the 9:00 a.m. time frame is a slack period when there is little or no activity in any of the areas within the hotel. Approximately 310 parking spaces would be used during this time frame. 6:00 p.m. Like the 9:00 a.m. and 3:00 p.m. time frame, this segment does not warrant any in -depth study for it is a low activity period. The Restaurant and Coffee Shop are extremely slow, the sleeping room guests are starting to arrive and there are but a few meetings re- maining. The only area that is active at this time is the Bar because of cocktailhour. Approximately 330 parking spaces would be used during this time frame. 9:00 p.m. The present "12 highest" car counts for this time frame is 250 cars. Transposing this to the new facility, the count would be affected in the following areas: (1) The 312 sleeping_ rooms: As stated earlier a minimum of 65% of the room guests arrive by air and will be provided with trans- portation to the hotel. (Actual arrivals by air is closer to 80 %.) Arrivals to the hotel fall into two distinct groups; those who arrive early and those who arrive late. Time stamped registration cards indicate a much slower check -in rate between 7:00 p.m. and 9:30 p.m. at the existing facility. The reason for the late check -in is very straight forward. The airport has a large influx of arrivals between 9:30 p.m. and 10:30 p.m. Businessmen like to arrive the night before they have to conduct their business and the evening flights allow them to travel without disrupting a business day. By 9:30 p.m. approximately 75% of the room guests have arrived. Coupling the 65% air arrival figure with the above 75% figure, you arrive at a need for 152 parking spaces (312 rooms x 65% air arrival = 203 car arrivals x 75% arrived = 152 spaces). (2) The convention facility: The added meeting /banquet facilities have virtually no impact on the 9:00 p.m. time frame. The impact is at the 7:30 p.m. hour. Catering records and employee payroll r.ecordsbear out the fact that 72% of all evening meetings are over by 9:00 p.m. The remaining 28% would require an addi- tional parking for 30 cars. At the 7:30 p.m. hour as well as the 9:00 p.m. hour, there are ample spaces available for all guests. (3) All other facilities within the new facility will remain relative ly inactive and would add a maximum 40 cars creating a required parking of 420 spaces. 12:00 Midnight The "12 highest" car counts at midnight is 200 cars and would approach 300 at the new facility. At midnight, we have verified that virtually all but a handful of guests have checked in. Extrapolating from peak parking demands at the 3:00 a.m. hour (assuming that all cars belong to sleeping room guests) the amount of parking spaces needed would be 210. This figure would be well within our capacity. -21- 3:00 a.m. Using the same logic as above, it is obvious that we have excess parking for the new facilities. * ** GRAPH: The following graph visually depicts the interaction of Fa — Fing requirements by department and by time of day. -22 -. 350 300 250 200 NUMBER OF PARKED CARS 150 100 50 EXISTING DOUBLETREE IIIN TUKWILA, WASHINGTON NIGHT QUANTITY AND DISTRIBUTION OF. PARKING USEAGE ROOMS 11 r 'i1� 001 COFFEE SHOP BANQUET ROOM: BAR RESTAURAN) OTHERS SA sssr -ss LS mu s' • . MAXIMUM NIMBER st.sssr- OF PARKING ssssss- mmil • .......... ':::; , . :,. — - -- - -- t l�t 't . : .I lll• . - ... 7 \\\\\ : : ::' 1 \\\\\\\\\ \\\\\\\\•:\\\\\\"' \ \ \ \\\ \\\\\\\\\\\\\ -- \\\ \\\ -- \\\■\\\\\\\\\\ _ _.___ -__ -- - --- t ; ; ; ,, ; :: , - \' '; :; �� :'i +' i !: f' \\\\\\\\\\\ \ \ \ \ \\ \\ ---- � Iii I f ': \\\\\\\\\\\\\ ii�� I 1 I \ \ \ \ \ \ \ \ \\\\\\\\\\^\\\\ i I. \ \ \\ , , ` \\\ ; -. V • r • : : � r:: }:P:• •:•i:;: :: :-' :- :::: ::::•r :• :. •' unn tmmun \\ \\\\ \\ \\\\\\\\\\ \\\\\\\\\\\ \ \\\ \ \\ \ \ \\\ \\ \\\\\\\\\\\\\\\\\\\\\\\\ \\\\\\\\\\\\\\\v\\\\■\\\\\ \\\\\\\\\\\\\•■ \\\\\\\\\ 1 11 1 =wf 1 1 1 1 1 1 I I I 1 1 1 . e. : :� is i .. 1.111 11 'I 1 I I I III • 1 I 1 .. ___..._ — _ - I I 1 ^I -------' 1 1 1 1 1 1 1 1 1 _ •_ -- — -- �� .nw I I I I I I 1 1 1 1 1 1 { 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1111 1 1 11 1111 11 . •:]• I I I 1 11 1 1 1 1 1 1 1 1 1 1 11 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111 1111111 t 1I Itlltlllll 11111111 I! 1 1 1 1 1 1 1 • 1 1,1 1 1 o. t I l l IIt 11t1 I I I I 11111 V111 II 1 1' 1 1 1 1 l 1 1 1 it 11 II. I III 1 1 1 1 1 1 1 1 I" 0 1 I I f 1 1 1 1 + ►4 1 •4;1 1 14414 ' : 4ti t ' 1 i! I III tl 11 ' 6 I1 111 1 1 1111111 1 .....: - -:: = : = 1 1 1 1 1 1 1 11 I I 1 I11111T1 , II I t.1 1 l' 1 11 I► 1 III11111 1 1 =:�, ....... • 1S 1 :•�: t E 1 YiWYi4Ni►N1IiAM : is �' : 12 • • •• 3A! • 9AM 12 NOON 6PM 3PM 6PM r 9PM MID- 350 300 250 200 NUMBER OF PARKED CARS 150 100 50 EXISTING DOUBLETREE IIIN TUKWILA, WASHINGTON NIGHT QUANTITY AND DISTRIBUTION OF. PARKING USEAGE ROOMS 11 r 'i1� 001 COFFEE SHOP BANQUET ROOM: BAR RESTAURAN) OTHERS MAXIMUM • UMBER OF PARKING STALLS A. WA& iii.:•1141 \I 2 • • • ' 1�•{IIIIMNI'ui • Mil Alin 1=1=1111MMOMF =V AIM MMM MMININMOIMMOI MEM 11=11=11111=11=1 M ■ ■1 1 1 1••: ! ' . . a■l�fM■ ■�■■■■0■■® iad l�21IL 1 111 i • , . • a■21M ■M2121■21MM MMMM2121M t , ' , ' ' H■w- '''A ER =■AM21■21M21M ■21aM ■■■2121:■■■UM1111M ' : ■21_ :/r21MM21M MIIIMIM1112111111111MAIIMMOMMIIMMIMIMMIN n■u ■■■ ■H ■■q■■� n■■■■■ ._ i MEIMIMMIMI ■NU■1■�e ■■21■■■ ■21� l ■211 ---- . , , , • , \w • , . • • . 1 1 I i , , �: i' , • . t I smnsminnunn. umaminimmununramir .21■i■■MMO ■21M21MMm noimminume • IMi1M1■ ■11MM1 M/■■ ■w■■■1■■M■ O ■1MMMM IIIIIIIIIIIIMINIMMI 600 500 400 300 200 100 0 6AM 9AM 12 NOON PROPOSED DOUBLETREE HOTEL TUKWILA, WASHINGTON 3PM 6PM 9PM 12 MID- NIGHT 3 .1._—__t FREESTANDING RESTAURANT is QUANTITY AND DISTRIBUTION OF PARKING USEAGE ROOMS COFFEE SHOP BANQUET ROOMS i s BAR RE STAURANT OTHERS (" IV. PARKING REQUIREMENTS AND HOW THEY ARE AFFECTED BY PROXIMITY TO AIRPORT AND HAVING A COMMERCIAL BUSINESS BASE At the existing Doubletree, two factors materially affecting the parking requirements for our sleeping rooms are proximity to the airport and the amount of commercial business we enjoy. The same would hold true for the new facility. Commercial Business For the year 1975 - 1976, we rented 60,535 rooms at the existing Doubletree. Of this total, 48,130 were rented to businessmen, which converts to 79.5% of our business. The remaining rooms were occupied by tourists (5,721 rooms rented), bus tours (2,148 rooms rented) and what we call "nontransient" which are comprised almost exclusively of packages, airline crews and Doubletree corporate ex- ecutives from Arizona (4,536 rooms rented). The Doubletree Inn has never catered to the "on- the - road" travelling salesman- -our rates are simply too high for their expense accounts. The businessmen that we have and will have at the new facility as clientele are the business manager and executive. It is a recognized fact that when this group of businessmen travel, they travel by air. In an- alyzing computer print -outs of our geographic guest origins, it shows that of the commercial businessmen that stay with us, 72% live outside a 300 mile radius of Seattle and 28% live within the 300 mile radius. You can say with near 100% surety that 72% of the businessmen that stay with us fly into Seattle. Further it is worth examining the remaining 28% as well. The two largest origins in this group were Spokane and Portland. These two cities represent 22% of the 28% within the 300 mile radius. Although it is diffi- cult to qualify, an educational guess would assume that at least 50% of this group is arriving by air as well. Proximity to Airport Our proximity to the airport and the fact that we provide free limousine service has a definite impact on our parking needs, at the existing hotel as well as for the new facility. The business- men that use our facilities know of our limousine service and take advantage of it. In 1975 we logged more than 100,000 miles on our two limousines and paid more than $1,250 in cab fares to get guests to our hotel. We make runs to the airport in our limousine every half hour and passenger loads range from 1 to 10 people. For com- puting the number of guests we provide transportation for to the hotel, we purposely selected the most conservative figure; that of 1 person per load. Even using this conservative figure it computes out to 12,500 people riding the limousine from the airport to the hotel. Between the hours of 2:00 am an'd 5:00 am we do not run lim- ousine service from the airport to the hotel but rather pay cab fares. The dollar figure for cab fares mentioned above converts to -25- IV. PARKING REQUIREMENTS AND HOW THEY ARE AFFECTED BY PROXIMITY TO AIRPORT AND HAVING A COMMERCIAL BUSINESS BASE Ccont'd) 625 trips and it is a safe assumption that each cab trip carried only one person. The total number of guests that stayed with us in 1975 was 29,462, so as an absolute minimum (using 1 person per load) we provided transportation to 45% of our guests. A much more real- istic projection of guest transportation is achieved by comp iu ng wit a load figure of 1.6 people per trip. This shows us provid- ing 68% of the guest transportation to the hotel. To further sub- stantiate this point, information was taken from guest registration cards concerning license plates for 1975 and is summarized as follows: Washington Licenses 3,748 12.7% Out of State;. Licenses 4,922 16.7% Guests without Cars 20 69. % Rental Cars 464 1.6% .: Total 29,462 100.0% -26- V. PEAK LOAD ANALYSIS - DAY OF WEEK As is the case with different times of the day requiring differ- ent parking needs, it is also the case that different days of the week require different parking needs. Outlined below are the var- ied interactions of the departments at the existing Doubletree Inn. We would expect paralleled interactions at the new facility. Weekdays: Monday - Thursday, Friday Day During the week, sleeping rooms are running at or near 100% occu- pancy. The occupants of these rooms are nearly 100% commercial businessmen. The Coffee Shop, Restaurant and Bar are full for lunch but slow in the evenings. Convention facilities are slow on Monday and Tuesday but go full steam Wednesday, Thursday and Friday. Weekends: Friday Night, Saturday, Sunday During the weekend the occupancy falls off sharply. The occupancy is a mix of businessmen that are staying over the weekend, bus tours, and tourists. The Bar and Restaurant are at capacity Friday and Saturday evenings, with mostly Seattle people and the tourist. The convention facilities on the weekend are at a virtual standstill. During the day the Food Beverage facilities are extremely slow, with the single exception the Coffee Shop, which has to do with Southcenter Shoppers (discussed in the next section). Keeping in mind the analysises we have made previously, it becomes apparent that we have a series of trade offs between weekdays and weekends. During the week most of the room guests do not have auto- mobiles but on the weekends a much larger percentage do. To counter this effect, conventions during the week bring in automobiles but on the weekends there are very few conventions. A similar trade off occurs with the lunch hour. During the week it is a peak period but on the weekends it is not. VI. PROXIMITY TO SOUTHCENTER An important factor that affects the needs for Restaurant, Bar and Coffee Shop parking, spaces is the . f.00,t.traffic that we receive from _Southcenter. Annually{ 6.5` million people visit and at Southcenter.. We have =way of-telling how ""'many of =these people frequent'our` existing Food Beverage facilities, but common sense would say there would be a considerable number. The same would hold true for the new facility.. -AA 146 ukisivir t -tom u ( p wn illtaL Jo t taw ixedt bu4-, K to ''zuf ' c VII. THE SEATTLE SOLUTION The City of Seattle took into consideration the impact of the preceding six topics when formulating the parking requirements for hotels. Their conclusions were basically the same as for all public spaces (Restaurant, Bar, Convention Facilities, Coffee Shop) for it works out to the one parking space per five seats. The major difference, and where Seattle considers the six preced- ing topics, is in their parking requirements for sleeping rooms. They require one parking space for each four sleeping rooms. Shown below is a comparison of the Seattle requirements for hotels and the Tukwila requirements for public assembly places and motels. TUKWILA SEATTLE Sleep Rooms 312 78 Convention Facilities 146 146 Restaurant /Cafe 42 42 Bar 20 20 Commercial 63 63 Employee 41 41 Total 624 390 Separate Restaurant 70 70 Employee 15 15 Total 76 M -29- OAtu 7S CONCLUSION Our intentions are to develop the first phase of the complex con- sisting of a seven story tower at the cost of approximately 6 Million dollars and a free standing restaurant at a cost of 1/2 Million dollars. Financially the most disastrous thing we could do is not provide adequate parking to serve the entire facility. Before any contact was made with city officials concerning the variance, we did a great deal of data gathering and investigation to convince ourselves that we had ample parking. Through the same logics and topics that are outlined in this report, we became 100% convinced that we have ample parking to serve the entire facility. We feel certain that when you review and analyze the impact of Multiple Use, Proximity to Airport, Peak Loads, Proximity to South - center, the Convention Facilities and Seattle Solution, you will come to the same conclusion that we came to-- specfically that we have ample parking for the proposed facility. We thank you for your consideration. Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING ss. :'s t'' being first duly sworn on oath, deposes and says that . ,3 . is the ( E t 3, C { ` 1. H.r1T of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a C.(:...:: fslij as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of a consecutive issues, commencing on the 1- 7 day of A '• 't:'tt; c r.l. day of "` U" ,19 7 r , both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $..::.r. which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. t4414. r�.•w V.P.C. Form No. 87 / ci c Talc c '�1� 19 i 7 , and ending the Subscribed and sworn to before me this 2 �.+, day of and for the Late of Was residing at Kent, Ki .a — 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. 4 Sy;. i . � kn ofi�ia ta ; sit $au Pailiw • II CO TJ Eft ILA 10 rJr NUE E 1 Wr 1•7 Puget Sound Power & Light Co. Real Estate Division Bellevue, WA 98009 Alstores Realty Corp. Le Roy Miller P. 0. Box 12510 Seattle, WA 98111 The Bon Marche Wilbur Fix 4th & Pine Seattle, WA 98101 Rainier National Bank 235 Strander Boulevard Tukwila, WA 98188 Irvin A. Iverson 950 Andover Park West Tukwila, WA 98188 Skarbo's Scandinavian Furniture Import 1420 2nd Ave. Seattle, WA 98101 Seattle City Light 1015 Third Avenue Seattle, WA 98104 SOUTHCENTER • 205 STRANDER BLVD. • SEATTLE. WASHINGTON 98188 • TELEPHONE (206) 246 -8220 OTHER DOUBLETREE LOCATIONS — Doubletree Inn of Phoenix • At Park Central Mali • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248 -0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602) 881 -4200 Doubletree Inn of Scottsdale • At Fashion Square • 4710 N. Scottsdale Rd. • Scottsdale, Arizona 85251 • Telephone (602) 947-5411 Doubletree Inn of Scottsdale • At Scottsdale Mall • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone (602) 994-9203 1 September 1977 (date) CITY OF TUI <WILA 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 A; from the MINIMUM PARKING REQUIREMENTS for a MOTEL /RESTAURANT COMPLEX generally located at the southeast corner Qf the intersection of Southcenter Parkway and Strander Boulevard, directly south of the Doubletree Inn in Tukwila. All interested persons are encouraged to appear and be heard. .Gary Crutchfield. Secretary Tukwila Board of Adjustment For further information please contact Gary Crutchfield at 242- 2177. Published in the Renton Record - Chronicle on 17 & 24 August 1977 RECEIPT t Received From Address _ BALANCE DUE MONEY ORDER CITY OF TUKWILA PLANNING DIVISION INTRODUCTION On 14 June,'1982, the Management of the Doubletree Plaza requested in the attached letter that the parking allocation variance originally granted to the hotel complex in 1977 be extended for an additional five (5) year period, to December, 1987. Approval of the variance extension will allow construction of a second hotel tower, but with parking provided for the complex as a whole at a proportion less than that . prescribed by ordinance. -f R- 1.12.0' jR -i-i20 0\ R -1.120 PLANNING COMMISSION STAFF REPORT AG ITEM 77-37 -V : Doubletree Plaza Hotel •h■ 1 § C-M FINDINGS • t / C-2 I' 1) The original approval of Double- , tree's parking variance by the Board occurred on 1 September 1977. 2) At their request, Doubletree obtained on 21 September 1978 a one -year extension of the time limit to begin construction of Phase:I; however, the Stipulation relating to Phase II construction was changed from five to four years (thus producing no change in the September, 1982 expiration date. 3). On 7 December 1978, the Board modified the variance approval to reflect changes in the number of rooms in the final design of Phase I. 4) As a result of the foregoing modifications of this variance action, the following stipulations are now in effect: C - i If ! A. Development of Phase I, to include the 8 -story hotel /restaurant building, shall include a minimum of 433 parking spaces. B. Total development of the hotel facility is 393 rooms and 500 parking spaces. C. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. D. Construction of Phase II must be reasonably initialled within Page -2- 77-37-V: Doubletrelaza Hotel four (4) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). 5) As worded by the Board's approval, "construction of Phase II must be reasonably initiated" by this date or the variance will lapse. This office would interpret that this would mean, at the very minimum, that a building permit would be applied for by this date. If the variance lapses, a new application and public hearing will be necessary. 6) A certificate of occupancy for Phase I of the Doubletree Plaza was issued on 11 June 1980. CONCLUSION To extend the variance applicability to Phase II until 1987 as requested by the applicants represents a dilemma for the staff as the Board's technical advisor. While the concept of allowing this particular variance to remain in effect essentially for ten ( years does no actual violence to the intent of our codes, such an extended time -frame is unusually -long both in terms of our local experience,'and in terms of traditional variance administration practice. In TMC 18.72.030 regulating the extension of variances under the zoning code, a single extension of 12 months may be granted without a public hearing for an approved.variance provided no building permit has been issued pursuant to that variance. Likewise, in the Board's most recent decision to extend an approved variance action (the Fiorito Motel Case), 18 months was considered appropriate. While it can be argued with some persuasion that a longer time period is justified in Doubletree's case since substantial construction has already taken place under the approved variance, a ten year total time limit without benefit of a public hearing may establish an undesirable precedent. *ILA •1909 4 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Doubletree Plaza Hotel 16500 Southcenter Parkway Tukwila, WA 98188 Attn: George Neuman SUBJECT: Extension of Parking Variance 15 June 1982 As requested in your letter of 11 June 1982, the request for extension of the parking area variance granted under City Master'File 77 -37 -V will be considered by the Tukwila Board of Adjustment at their regular meeting of 1 July 1982. We shall send to you a copy of the staff, report and agenda in advance of the meeting date. You should note, however, that it is sometimes difficult to obtain a quorum of Board members for a meeting scheduled immediately prior to a major holiday weekend. Therefore, we may find it necessary to delay consideration of this matter to a latter date. We shall keep you informed. MC /blk xc: Planning Director Tukwila Planning Department Mark Caughey Associate Planner r June 11, 1982 Mr. Mark Caughey Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, Washington 98188 Subject: Request for extension of parking variance Dear Mr. Caughey: In the approval and construction process for the Doubletree Plaza Hotel, several years ago, the City granted Doubletree a parking variance. That variance is due to expire in September 1982. In the original concept it was planned to have two eight story towers on the Plaza property. It was, and is, Doubletree's intention to build the first tower, and a few years later, add the second tower. We feel very positive about the future of both of our hotels here in Tukwila. It is our current intention to construct the additional tower in late' 1985/86. Consequently, we hereby request an exten- sion of the existing parking variance until December 31, 1987. If you require any additional information, or I may be of assistance in any way, please call me. Sincerely, George J. Neumann GJN:dc cc: James N. Schmidt, President James K. Smith, Senior Vice President DO1JS1L>£T1t7EZE PZ.J\Z*l VOTER. D4WIBLETREE INN 16500 Southcenter Parkway, Seattle, WA 98188 (206) 246 -8220 SCOTTSDALE/PHOENIX/TUCSON/MONTEREY/DALLAS/ HOUSTON /KANSAS CITY • GEORGE J. NEUMANN General Manager • 1 r !NOLA 19 08 c City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Mr. Tim Dubois, Regional Manager Doubletree Inn Hotel 445 S. Alvernon Way Tucson, Arizona 85711 31 March 1981 Re: Parking variance - Doubletree Plaza Hotel (Tukwila, Washington) Dear Tim, This letter is intended to summarize the substance of our telephone con- versation of this morning regarding the parking variance for the Double - tree Plaza Hotel in Tukwila. The Tukwila Board of Adjustment granted initial approval of Doubletree's parking variance request on 1 September 1977, (See, attached letter dated 12 September 1977). Upon your request, a one -year extension was granted by the Board on 21 September 1978, (See, attached letter dated 28 September 1978). Please note that the Board modified the parking variance condition relating to Phase II when they granted the extension, changing the time period from five to four years. Also upon your request, the Board of Adjustment modified their variance approval on 7 December 1978 to reflect changes in the number of rooms in the final design of Phase I, (See, staff letter to you dated 11 December 1978). In short, a review of our files shows that the parking variance for Phase II for the Doubletree Plaza is valid.until 1 September 1982, five years from the original grant by the Board of Adjustment. As worded by the Board's approval, "construction of Phase II must:. be reasonably initiated" by this date or the variance will lapse. This office would interpret that this would mean,. at the very minimum, that a building permit would be applied for by this date. Should you anticipate any problems in meeting the September 1982. deadline, you may request an extension by letter to this office. If you allow the variance to lapse, a new application and public hearing will be necessary. • .:..... • age -2- >im Dubois 31 March 1981 I hope this clarifies where your parking variance stands at this time. Should you have any further questions, don't hesitate to call me at 1 -206 433 -1851. Best of luck in Arizona. My mother tells me that it's much cooler in Tucson during the summer than in Phoenix. FS/blk cc: MC File 77 -37 -V Res fully, terstrom ect Planner *ILA 1909 4 City Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 Dear Mr. DuBois: RJB /ch Edgar D. Bauch, Mayor Mr. Timothy DuBois, Manager Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 RE:iVRIANCE CONFIRMATION 11 December 1978 The Tukwila Board of Adjustment, at its regular meeting of 7 December 1978, reviewed the proposed modifications to the development plans for the Doubletree Inn. The intent of the variance granted on 1 September 1977 and extended on 21 September 1978 was found to include those modi- fications proposed. The variance is specifically modified by the follow- ing stipulations presented by the Doubletree Inn in their revised devel- opment plans: 1. Development of Phase I, to include the 8 -story hotel /restau- rant building, shall include a minimum of 442 parking spaces. 2. Total development of the hotel facility is 393 rooms and 500 parking spaces. 3. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. 4. Construction of Phase II must be reasonably initialled within four (4) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). This correspondence shall constitute confirmation of the variance intent and variance authorization. It must accompany an application for a building permit. If you have any further questions, please contact me at your convenience. Sincerely, 9 � t4 r Roger J. Blaylock Assistant Planner raALA 19 08 4 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor Minutes of the meeting, 7 December 1978. BOARD OF ADJUSTMENT Acting Chairman Goe called for approval. of the minutes dated 2 November 1978. The regular December meeting was called to order by Vice - Chairman Richard Goe at 8:12 p.m. Board members present were Mrs. Altmayer, Miss Morgan, Mrs. Rinehart and Mr. Goe. Roger Blaylock represented the Planning Division. MOTION BY MRS. ALTMAYER, SECONDED BY MRS. RINEHART TO APPROVE THE MINUTES OF 2 NOVEMBER 1978. MOTION CARRIED. Hb UBLETREE INN /CONFIRMATION OF VARIANCE INTENT The staff report and background information was presented by Mr. Blaylock. Mr. Duffie came in and Acting Chairman Goe turned the Chairmanship over to him. The public hearing was opened by Chairman Duffie. Mr. Timothy Dubois, Manager of the Doubletree Inn was present to answer questions of the Board. The Board discussed the modifications in design from 312 rooms to 393 rooms plus the elimination of the free standing restaurant. The problems of pedestrian and motor vehicle traffic on Southcenter Parkway and Strander Boulevard were discussed. Increased traffic congestion especially on Strander Boulevard prompted the MOTION BY MISS WENDY MORGAN, SECONDED BY MR. RICHARD GOE THAT THE BOARD OF ADJUSTMENT ENDORSE THE ADAPTATION OF STRANDER BOULEVARD TO BE A FIVE LANE, THAT THE FIFTH LANE BE A TWO WAY TURN LANE IN THE CENTER OF THE STREET. PASSED UNANIMOUSLY. The discussion returned to the intent of original variance granted to the Doubletree Inn. MOTION BY MRS. ALTMAYER, SECONDED BY MR. GOE, BASED UPON THE NUMBER OF EXTRA EMPLOYEES NOT INCLUDED IN THIS REPORT THAT MR. DUBOIS HAS MENTIONED TONIGHT, FOR A TOTAL OF NINE AND ALSO BASED ON THE RECOMMENDATION OF THE STAFF, I MOVE THAT WE CONFIRM THE VARIANCE INTENT AS REQUESTED. OTHER BUSINESS Chairman Duffie presented the letter from Mayor Bauch extending the use of the Council Board of Adjustment Minutes 7 December 1978 Chambers to the Board of Adjustment for regular meetings. Chairman Duffie turned the chair over to Vice - Chairman Goe so he could make the following motion: MOTION BY MR. DUFFIE, SECONDED BY MISS MORGAN THAT WE WRITE THE MAYOR TO ACKNOW- LEDGE RECEIPT OF HIS LETTER AND WE THANK HIM. ;'Ir. Duffie, Mrs. Rinehart, Miss Morgan and Chairman Goe voted yes. Page 2 Mrs. Altmayer voted no based on the belief that it is unnecessary. She did not object to the use of the conference room, but the Board should feel free to use the Council Chambers if necessary. She wanted it clearly understood that it was not a demand of the Mayor or the City Council to use the Council Chambers. The possibility of the Southcenter Office Building having to apply for a variance was discussed. The staff informed the Board that the Planning Commission had reviewed the site plan and had approved the development plans with certain condi- tions; however, the developer had not been able to meet one of the conditions. It is possible that meeting all the conditions could result in the proposal not complying with the Tukwila Municipal Code and a variance having to be requested by the applicant. The Board discussed the implementation of their definition of a "truck terminal ". Mr. Goe felt the staff's method of reviewing business licenses was too slow and ineffective. The Board was informed that a variance request for Garfield Trucking from the automobile parking requirement would be on thier January 4th agenda. MOTION BY MRS. ALTMAYER, SECONDED BY MR. GOB TO ADJOURN. PASSED UNANIMOUSLY. The regular December meeting of the Board of Adjustment adjourned at 9:50 p.m. Minutes prepared by, Roger Blaylock, Secretary Board of Adjustment Assistant Planner 28 September 1978 Mr. Timothy DuBois Manager, Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 Dear Mr. DuBois: RJB /ch Y Gv L K. W L L A OFFICE of COMMUNITY DEVELOPMENT RE: EXTENSION FOR VARIANCE /MF `77- 37- V /DOUBLETREE INN The Tukwila Board of Adjustment, at its regular meeting of 21 September 1978• reviewed your request for an extension to the variance granted to Doubletree Inn on 1 September 1977. The Board granted the extension with the modification of the third condition from five to four years. The following are the stipulations that now apply: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 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 four (4) years or said development shall provide parking in compliance with Section 18.20.070 (TMC) . This correspondence shall constitute variance authorization and must accompany application for building permit. Should you have any questions, please contact me at your convenience. Sincerely, 1 ( Roger J. Blaylock Assistant Planner 6230 6outhc..aG._ Boulevard u Tu:..._,_'a, Washin: tc:n •81da et (200) 242 C CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT BOARD OF ADJUSTMENT Minutes of the meeting, 21 September 1978. The regular September meeting was called to order by Chairman Duffie at 8:11 p.m. Board members present were Mr. Goe, Mr. James and Mrs. Rinehart. Roger Blaylock represented the Planning Division. Chairman Duffie called for approval of the minutes dated 4 May 1978. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO APPROVE THE MINUTES OF 4 MAY 1978. PASSED UNANIMOUSLY. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO EXCUSE MRS. ALTMAYER SINCE SHE IS ON VACATION. PASSED UNANIMOUSLY. MOTION BY MR. GOE, SECONDED BY MR. JAMES TO NOMINATE ROGER BLAYLOCK, ASSISTANT PLANNER AS SECRETARY TO THE BOARD OF ADJUSTMENT. PASSED UNANIMOUSLY. UBLETREE INN /MF X77 -37 /VARIANCE EXTENSION The background information was presented by the staff. The Board discussed the conditions of the original permit granted to the Doubletree Inn in 1977. MOTION BY MR. GOE, SECONDED BY MR. JAMES THAT THE VARIANCE EXTENSION BE GRANTED WITH THE SAME CONDITIONS THAT AS WERE ORIGINALLY ATTACHED TO THE VARIANCE WITH THE FURTHER STIPULATION THAT THE VARIANCE TIME PERIOD UNTIL CONSTRUCTION FOR PHASE TWO BE REDUCED BY ONE YEAR. (PHASE 2 MUST BE INITIATED WITHIN FOUR (4) YEARS OF PRESENT DATE.) PASSED UNANIMOUSLY. VAN WOERDEN / #78 -21 /SHORELINE VARIANCE The Board was informed that the application had been withdrawn by the Morris Phia Company. GARFIELD TRANSFER / #78 -23 /USE INTERPRETATION The staff presented the background information and the staff report. Mr. Goe 6230 Southcenter Boulevard a Tukwila, Washington 98188 • (206) 242-2177 8' /I/ . "�,�` ; •fix,. - a.�'�y4 ^} ,, n. sCLtiiiiPii i «t -: Vie+. it i : N.d . . I • y :, ; 1 «. ,,. - - ' 1. . _' `• Ste- {J Yf'` d✓a. iti.._s:esu y • -rfi e l 1 ) � f • - S .7 , ..�. ; , •�.'rr ,�: �� - .ii t:iR�. �• r�%.� x.4.14' � l � y � { :i . `• r �. •+i�..r rani + fa /ilk rl ......,4 .t • 1,1 2 I•: ��';� .._. °' , 1 K• I I �`i x i a ;2 . ' . �i''tlyy.r 1 �;+�yFi"�i : , tstrz z c ^.' .. `8 .- Ham � �,'.", I n , 77 77 .. ?`. :• i`d {r, I4'`�. fit,V0.• yy .•,.11 , S C AT" %Zj';Xc^'7'77 ^'Sn' • • 'ti�.�T. "ri s.� ' �� §.�..�...Sfv .. 1- - 1 1 i `— — •iif. • ?1 • . _ 7 7 7 7 . .. _ . __77 77.._ -' \� _ __ "%CAL "ND :. 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S O U T H C E N T E R PARKWAY a® 600.0 8 ZE lE OE 61 91 LI 91 '9I 91 'Cl El 11 0 u1�liu� 4001jvll 11911 101,11 i�i�1410 IIJ �4, u 1 (�lil uu � md " 4. 4 ,9 • THIS SECTION 0 N O T N N IF THIS MICROFILMED DOCUMENT IS LESS _CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT 130.00 1 NCLUOED 600 PARKING SPACES DDLH'LETREE HOTEL SE= WASKING7ON • 2 Q J 4 b N 0 0 1 0 11-51-V PAL 141 Aug 8y I Tort I414-I.ITA. Nte4LOZee PRELIMINARY l&SIDS PY