HomeMy WebLinkAboutPermit 76-03-V - DUBOIS TIMOTHY - DOUBLETREE PARKING VARIANCEFOR OFFICE USE ONLY
DOUBLETREE PARKING VARIANCE
Appl. No.
Receipt. No
Filing Date 1D LiJ\ - 1
Hearing Date 5 p b
APPLICATION FOR VARIANCE
Planning Commission Action
City Council Action
Ordinance No. & Date
APPLICANT TO ANSWER ALL THE FOLLOWING QIJESTIONS AIEATLY AND ACCURATELY:
Name Timothy S. Dubois
Tukwila, Washington 98188 Telephone No. 246 - 8220
Property Petitioned for variance is located on Strander Blvd .
between Southcenter Parkway and West Andover
Total square footage in property 261,360
LEGAL DESCRIPTION OF PROPERTY See Attached.
Address 205 Strander Blvd.
Form F3
. 1ti{ fig, , 17
WLI T' AL c` 1 i
Existing Zoning C; P . •R . - • •
What are the uses you propose to develop on this prop y? _Restaurants, L o u n g e L _
Convention - acilities and Sleepinnc Rooms (existing).
Proposed - Sleeping Rooms and Convention facilities., .
Number of permanent o ;f- street parking spacer that will be provided on property?
314 Number required 505
NOTICE TO APPLICANT: The following factors are con-
sidered in reclassifying property or rn difying regula-
tions. Evidence or additional information you desire
to submit to substantiate your request may be attached
to this sheet, (See application Proceclu:c'a sheet :Item
No. 2 for specific minimum .requirements.)
1. What provisions will be mode to screen adjacent and surrounding property from •'.,:,y
imcompatible effects which may arise as a result of the proposed land use class .2icat.ion
All screening and landscaping is already in place. The proposed addition
will not attect any ofi'this screening.
2. What provisions will be made to provide for necessary ::trect .dcening td
minimum standards? This w not be a factor.
3. What provisions will be made for adequate sewer and water service? Adequate
sewer and water service is available at the site.
4. Any other comments which the petit ienor feels are appropriate: wee attached
documentation.
5. What hardship exists making this variance necessary? Tee attached aocumen1ation.
CITY OF T U KW I LA
6230 SOUTHCENTER BLVD.
TU KW i LA, WASHINGTON 98067
PLANNING DEPARTMENT
BOARD OF ADJUSTMENT
Minutes of the Meeting, 5 February 1976.
The regular Meeting of the Tukwila Board of Adjustment was called to order
at 8:05 P.M. by Chairperson Altmayer. Members present were: Mrs. Altmayer,
Mrs. Crain, Mr. Hartong and Mr. Dow. Mr. Duffy was not present. Kjell
Stoknes was present representing the Planning Department.
Chairperson Altmayer call for the approval of the minutes with a notation that
the time "9:05 P.M." in the second to the last paragraph on page 3, be changed
to.read "10:05 P.M. ". Motion was made by Mrs. Crain and seconded by Mr. Hartong
to approve the minutes of the regular January meeting as prepared with the above
change. The motion carried and the minutes were approved.
Mrs. Crain made a motion to postpone the election of officers until after item
IV was considered. This motion was seconded by Mr. Hartong and approved unani-
mously.
IV A - Doubletree Inn Parking Variance:
Mr. Stoknes of the Planning Department read the Staff Report submitted to the
Board of Adjustment verbatim into the record. A copy of this report is contained
in the Planning Department File #MF- 76 -3 -V.
The Public hearing was then opened and Mr. Timothy Dubois, the applicant, discussed
the findings and outcomes of their study on the variance request and that infact
the number of parking spaces proposed for the additional development was adequate
to service the demand of the facility due to the joint use concept of the facility
and due to the nature of their quests.
Mr. Bob Egan, the architect for the development, explained that when the Double-
tree Inn was originally built that it did comply with all the parking code require-
ments for each individual use on the property.
Mr. Dow stated that there must be some policy on the part of the Doubletree Inn
regarding where the employees are to park.
Board of Adjustment
Page 2
Minutes of the Meeting 5 February 1976
Mr. Dubois stated that they 'are requested to park in the Southcenter parking
area east of the Doubletree and that there is an informal agreement with Allied
Stores to that extent. He also stated that since this was only an informal
agreement that the onsite parking demand review should consider employee parking
on site also.
Mr. Dow then asked if vehicle registration of the guest in the hotel is requested
and if this would not be a more reliable indicator of the number of automobiles
on the facility based on room guests.
Mr. Dubois stated that this would be difficult to assemble due to the large number
of registrations, but that they do take vehicle registration.
Mr. Hartong suggested considering the height variance first before deciding on
this parking variance since then it would be a moot issue.
Mr. Egan, the applicant's architect, stated that he would request the parking
variance be considered since they could not even build six floors of additional
structure without the parking variance.
Mr. Dubois stated that most parking occured on the east side of the property
since this was closest to the restaurant facilities during the day time and
that the majority of parking during the evening hours was on the west side
of the property closest to the rooms. He also stated that Seattle presently
requires one parking space for every four rooms. He then stated that the
Doubletree Inn first had to prove to themselves that parking would be adequate
since not having enough parking would be to their disadvantage.
With no further comments from the audiance, Chairperson Altmayer closed the
public hearing.
Mrs. Crain,stated that she could see very easily that the multiple use concept
is a valid one.
Chairperson Altmayer stated that she feels this is a presidence setting action
and that she is concerned by it. She also indicated that she did not feel that
this variance qualified in accordance with the Board of Adjustment criteria.
At this point the Board of Adjustment considered their decision criteria and
discussed each criteria in order.
Mr. Dow moved to defer the decision on this variance to the next regular meeting
of the Board of Adjustment. This motion was seconded by Mrs. Crain but failed
with a vote of two in favor and two against.
Mrs. Crain moved to table the action until action on Agenda Item IV B had been
considered. This motion failed for lack of a second.
Mr. Hartong moved to postpone Agenda Item IV A until the next regular meeting
of the Board of Adjustment on March 4, 1976. This motion was seconded by Mrs.
Crain and passed with 3 voting yes and 1 no vote. The one no vote was cast by
Chairperson Altmayer.on the bases that she felt she was in the position to
dispose of the matter during this meeting.
Board of Adjustment
Page 3
Minutes of the meeting 5 February 1976
IV B - Doubletree Inn Height Variance:
Mr. Stoknes read the. Staff Report regarding the Height variance verbatim.
A copy of this report can be found in the Planning Department file #MF- 76 -4 -V.
Mr. Stoknes then indicated that he had talked with the City Attorney regarding
the requirement that a structure in the CPR zone not exceed the height of 75
feet and 6 stories. He indicated that the City Attorney had never run into
a situation where a zoning code require both height and story limitations, but
that it was usually one or the other:
Mr. Egan, the architect for the applicant, indicated that he felt it was the
bulk that was important not the number of stories.
Chairperson Altmayer stated that she felt that there was a specific intent for
this requirement on the part of drafters of the ordinance and that she did
not feel comfortable with the Board of Adjustment modifying this intent.
Mr. Dubois indicated that he was not concerned about being denied the variance
to allow the building to 79 feet high since they could put their development
into a 75 foot height restriction, however, he indicated that economics in
dictated that 8 stories would be desirable.
The Board of Adjustment then considered their decision criteria afterwhich Mr.
Dow moved that the variance be denied based upon the analysis submitted by the
Planning Department staff report dated 5 February 1976. This motion was seconded
by Mr. Hartong and passed with a vote of 3 in favor and none opposed. The variance
was denied.
Mrs. Crain stated that she felt that a text amendment deleting the requirement
for the number of stories within the 75 foot height limitation should be taken
to the City Council for ratification.
V Other Business:
Chairperson Altmayer asked if the sign problems on properties not abutting
street rights -of -way had been brought to the Planning Commission's attention.
Mr. Stoknes indicated that to his knowledge this had not been accomplished. He
indicated that this would be placed on the next Planning Commission Agenda.
Chairperson Altmayer requested that this action betaken.
Mrs. Crain nominated Mrs. Altmayer as Chairman. This was seconded by Mr. Hartong.
With no other nominations, Mrs. Crain moved to close the nomination for Chairman.
This motion was seconded by Mr. Hartong and passed unanimously.
Mrs. Crain moved that Gary Crutchfield be nominated as secretary to the Board
of Adjustment. This was seconded by Mr. Hartong.
With no further nominations Mrs. Crain moved to close the nominations for Board
of Adjustment secretary. This was seconded by Mr. Dow and passed unanimously.
BOARD OF ADJUSTMENT
STAFF REPORT
5 February 1976 8:00 P.M.
AGENDA ITEM IV B : PUBLIC HEARING - VARIANCE from Height Restriction
(Doubletree Inn)
REQUEST: VARIANCE from Section 18.34.170 (Height Restriction)
APPLICANT: Doubletree Inn
LOCATION: Northeast Corner of the Intersection of Strander
Boulevard and Southcenter Parkway
ZONE: CPR
COMPREHENSIVE PLAN: Commercial
CITY OF TUKWILA
PLANNING DEPARTMENT
The Doubletree Inn is considering expansion of the existing facility to
include construction of a high -rise addition containing 112 hotel rooms.
FINDINGS
1. Doubletree Inn proposes to construct a tower addition to a height
of 79 feet containing eight stories.
2. Section 18.34.170 states "...the height shall not exceed six stories
and shall not exceed seventy -five feet."
3. The proposed tower addition exceeds both the seventy -five foot height
limit and the maximum of six stories.
4. The size of the property, together with an adequate parking supply,
dictates that any expansion must be vertical as opposed to horizontal.
CONCLUSIONS
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 property on behalf of which
the application was filed is located;
The CPR zone restricts building heights to a maximum of seventy -five
feet. The properties to the south may construct'buildings to a height
of 300 feet but are classified CM—not CPR. Any variance from the 75
foot height restriction would be a grant of special privelege unless
all other CPR zoned properties were allowed the same privelege.
Board of Adjustment Page 2
Staff Report 5 February 1976
The restriction contained in Section 18.34.170 limiting the number of
stories to 6 is deemed superfluous in consideration of the 75 foot
height restriction. Since all buildings in the CPR zone must conform
to the 75 foot height limit, the number of stories contained within
that 75 feet is immaterial. Though the restriction on the number of
stories has no positive effect as long as the building conforms to
the 75 foot bulk restriction, the restriction does apply to all CPR
zoned properties and therefore a variance from the restriction of the
number of stories would constitute a grant of special privelege unless
all other CPR zoned properties were allowed the same privelege.
2. That such variance is necessary because of special circumstances
relating to the size, shape, topography, location or surrounding of
the subject property, to provide it with use rights and privileges
permitted to other properties in the vicinity and in the zone in
which the subject property is located;
Though the size of the property dictates that any expansion of the
facility be accomplished in a vertical manner, the variance is not
necessary to provide the property with use rights and priveleges
permitted to other CPR zoned properties.
3. That the special conditions and circumstances do not result from the
actions of the applicant;
The only special circumstance is the need to expand vertically due
to the size of the property. The expansion is a direct result of
the applicant's actions.
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;
The granting of this variance would neither be materially detrimental
to the public welfare nor injurious to the property or improvements in
the vicinity.
5. The authorization of such variance will not adversely affect the imple-
mentation of the comprehensive land use plan;
Implementation of the comprehensive land use plan would not be adv.ersely
affected by the granting of this variance.
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.
CPR zoned properties all enjoy the right to construct a building which
conforms to the bulk restrictions -- specifically the 75 foot height
limit. Thus, this variance is not necessary for the preservation and
enjoyment of a substantial property right.
Board of Adjustment
Staff Report
Page 3
5 February 1976
Though all CPR zoned properties are limited to 6 stories, most commer-
cial uses typically have higher ceilings. Some uses (such as a hotel)
do not require high ceilings. The limit of 6 stories, in this case,
prohibits the applicant from utilizing a 75 foot high building to its
fullest while still conforming to all other city ordinances.
RECOMMENDATION
Based on the Findings and Conclusions discussed above, Staff recommends the
Board of Adjustment deny the variance request. Staff further suggests the
applicant pursue any of the following alternatives:
1. Make • application for rezone to CM or M -1.
2. Reduce the building height to 75 feet and 6 stories.
3. Reduce the building height to 75 feet and request the City Council
amend Section 18.34.170 to delete the restriction of the number of
floors as superfluous.
Of the above alternatives, Staff deems Alternative #3 the most desireable.
STATE OF WASHINGTON
COUNTY OF KING
Barbara CamP8 X 8 being first duly sworn on
oath, deposes and says that s is the chief clerk of
THE RENTON RECORD- CHRONICLE, a newspaper published four (4)
times a week. That said newspaper is a legal newspaper and it is now and
has been for more than six months prior to the date of publication referred
to, printed and published in the English language continually as a news-
paper published four (4) times a week in Kent, King County, Washington,
and it is now and during all of said time was printed in an office maintained
at the aforesaid place of publication of said newspaper. That the Renton
Record-Chronicle has been approved as a legal newspaper by order of the
Superior Court of the County in which it is published, to -wit, King County,
Washington. That the annexed is a Not • of Public Hearing,
Board of Adjustment . request for Variance
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of tWo
22 day of
Affidavit of Publication
Jan.
ss.
consecutive issues, commencing on the
,19 76 , and ending the
29 day of Je n • ,19 76 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 $ 2 e • 8 ,hich
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.
V.P.C. Form No. 87
chief clerk
Subscribed and sworn to before me this 29 day of
Jan. 19 76
Notary Public in and for the State • Washington,
residing at Ke , King County.
Passed by Legislature,1955, known as Senate Bill 281, effective June
- 9th, 49$5.'
:West`e'rn Union Telegraph Co. rules for counting words and figures,
adopted.by the n of the State.
presented to
TUKWILA BOARD OF ADJUSTMENT.
and
TUKWILA PLANNING DEPARTMENT
HEIGHT AND PARKING VARIANCE PROPOSAL.
January 12, 1976
r'
APPLICATION REQUIREMENTS FOR
BOARD OF ADJUSTMENT REVIEW •
1. The Tukwila Board of Adjustment conducts one regular public meeting on
the first Thursday of each month at 8:00 P.M. in the City Council Chambers
located at 14475 - 59th Avenue South. Applications to be considered at
the regular monthly meeting must be accepted for filing by the Planning
Department prior to 5:00 P.M. on the second Thursday of the month preceding
the monthly meeting at which consideration is to take place and, when required,
all environmental information submitted must be adequate.
2. APPLICATION REQUIREMENTS:
A. Filing Fees:
Variance $ 75
Filing fees are not refundable.
B. Application Forms: The appropriate application,forms must be
completed neatly and accurately in ink or typed. Affidavits.
must be signed before a Notary Public by the owner(s) or contract
purchaser(s) of the property legally described in the application.
C. Plans, Maps & Drawings: A11 applications roust he accompanied by
a site plan showing the exact dimensions of the property on a
scaled drawing (minimum suggested scale 1" = 20') and indicating
all existing and proposed buildings, access points, off - street
parking areas and individual stalls, fencing and landscape areas
as well as any other information that w i l l illustrate your proposal.
One black l i n e reduction to 8'z" x 11" or 8'z" x 14" must be submitted
also.
A vicinity neap, attached to the application, must show the subject
property in relation to other properties in the area, indicating
streets, landmarks, etc. A reduction of this map to 8 x 11" or
8 x 14" must also be submitted.
Drawings depicting topography, cross - sections, elevations and other
graphic material may be required by the Planning Department to he
submitted by the applicant, if deemed necessary.
3. FILING REQUIREMENTS:
Upon presentation of an appropriately cnmpl eted application together with draw -
i ng s as described above and in duplicate, said application W i l l be accepted for
filing by the Planning Department. However, when'environmental information is
re:plired, said information must be submitted prior to 5:00 P.M. on the first
Thursday of the month in t•rlrich consideration is to take place.
FOR OFFICE USE ONLY
Appl. No.
Receipt. No.
Filing Date
Hearing Date
APPLICANT TO ANSWER ALL THE FOLLOWING QUESTIONS A aTLY AND ACCURATELY
I1ame Timothy S. Dubois Address 205 Strander Blvd.
Tukwila, Washington 98188 Telephone No.. 246 -8220
Property Petitioned for variance is located on S t r a n d e r Blvd.
between Southcenter Parkway and West Andover
. Total square footage . in property 261,360
LEGAL DESCRIPTION OF PROPERTY See Attached.
APPLICATION FOR VARIANCE
City Council Action
Ordinance No. & Date
Planning Commission Action
Form i3
Existins Zoning C : P.. •R . •
What are the uses you propo ° 1 to develop on this property? rty? Restaurants , Lounge
• Convention • facilities and Sleeping Rooms (existing).
.Proposed - Sleeping Rooms and Convention facilities.
Number of permanent off - street, parkin co ; that will he provid.c1 on property?
314 Number required 505
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 ba attached
to this sheet. (Seep 4pp :1.ication Proced :ce sheet Item
No. 2 for specific minimum requirements.)
1. What provisions will b& made to scroan adjacent and surrounding property from ...L
imcompatible effects which may arise as a result of the proposed land use clan :. ficaLLo;
All screening and landscaping is already in place. The proposed addition
w i l l not atfect any of screening.
2. What provisions will be made to provddo for necessary street wicJ: r,i.ng tc' Ci :i:y
minimum standards? This will not be a factor.
3. tlhat provisions will be made for adequate serer and e•,ai :er service? Adequate
sewer and water service is available at the site.
4 Any other comments which r petitioner feels are appopriitei Se_e attached
documentation. �__
. Whet 1..rdship e:i.:st..; u_., <.ii. this ver•i;.<<r_e n:.ct::ssazy' S'ee attached- il
That portion of the N.W. 1/4 of the N.E. 1/4 of Section 26, T. 23 N,
R. 4 E., W.M. and of the N.E. 1/4 of the N.W. 1/4 of said section
26, described as follows:
Commencing at the N.W. corner of the N.E. 1/4 of said Section 26;
th S. 0'19'36" W. 954.00' to the true p.o.b.; th S. 89'40'24" E.
120.00' to a point of curvature; th southeasterly along the arc of a
curve to the right, said curve having a radius of 20.00' through a
central angle of 90' a distance of 31.42'; th S. 0'19'36" W. 294.45'
to a point of curvature; th southwesterly along the arc of a curve to
the right, said curve having a radius of 30.00' through a central
angle of 58'22'11' a distance of 30.56' to the N. margin of S. 164th
Street (Strander Blvd.) as deeded to the City of Tukwila by Quit
Claim Deed from Southcenter Corporation on February, 1963; th N.
89'30'56 "W. along said margin 116.48' to the W. line of said N.W.
1/4 of the N.E. 1/4; th continuing along said N. margin N. 89 °26'
22" W. 588.31' to a point .of curvature; th northwesterly along the
arc of a curve to the right, said curve having a radius of- 50.00'
through a central angle of 89 ° 02'37" a distance of 77.70' to the
easterly margin of 57th Avenue South as deeded to the City of Tukwila
and recorded under Auditor's File #5735981' th N. 00 ° 23.'45" W. along
said margin 287.93'; th S. 89 40'24" E. 632.47' to the true p.o.b.
SUBJECT to easements under Auditor's•File 7's 579290.1 and 5990967,
Containing .6.0
Legal Description
•
1, Timgt� by S. Dubois , being duly swore declare that 1 ain the manager,
contrac'c, purchaser or =ler of the property involved in thin application and that
the f orc`oirm. statc=nt5 and answers herein, contained and the information herewith
. submitted are in all respects true and correct to the best of rry knowledge and
belief.
sllorn before me
AFFIDAVIT
13th ;_;.l- c`' .��M Januar ••••••• �^� y ��., ? o 76 • •
- . c in anti for the Sate of Wash L ea,
at Seattle, Washington.
246 -8220
(Tc c 11E v
( tot" __
p iEnature Cori 'act I''urteaser or c rarer imothy S. General Manager)
205 Strander Blvd_., Tukwila, Washin ton 98188
r �� (Railing Addr cse )
Tukwila, Washington
(Cit) (State)
•
$� 01[7 - '1' R lE 1E Y PA N SOUTHCENTER • 205 STRANGER BOULEVARD • SEATTLE. WASHINGTON 98188 • TELEPHONE (206) 2.46.8220
P R O P O S A L
We propose to add to our existing facilities
one eight story tower. The inclusions in this tower
are broken out below.
1st Floor
1 Meeting Room, 2,800 sq. ft.
2 Meeting Rooms, 648 sq. ft. each
1 Lobby Area
2 Restrooms
1 Office
2nd - 8th Floors
112 Sleeping Rooms @ 16 rooms per floor
OTHER DOUf3LETREE LOCATIONS —
Doubtetr::e Inn of Seattle • At Soutitc.9ntar • 205 Stranrier Boulevard • Seattle, Washington 96188 • Telephone (206) 246-8220
Durrbk.:rev Inn of Phoenix • A: Park.Ce::'.rl 0.1 all • 212 hest Osborn • Phoenix, Arizona 85013 • Telephone (6021 248.0222
Daubletree Inn of Tucson • At Rand. >tph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (6021 S81 -4200
Doublarrer: Inn of Scottsdale • At Civic P.a7a on the Zocato • (opens fall, 1975)
Uotii e:rec Inn of Los Angeles • \t'rm.!: a•r.ndi Crntrr • (19761
Do tibletrcu Inn of Dallas • At Campbell N :r: ,r • 11976;
Principals
Roland Terry •
Robert Egan
Associate
Noonan Sandler
Junior Associate
David Olson
Accountant
Dolly Prpich
Terry and Egan A►A and Associates • Architects
Senior Associate
JamesMayeno C. BON MARCHE MECHANICAL Room
E. FREDERICK & NELSON BUILDING HEIGHT
Architects • Planners • Interior Designers • Design Consultants
DOUBLETREE INN TOWER HEIGHT RELATIONSHIPS
Telephone: 284-6070
Cable: Terar
427 Third Avenue West • Seattle • Washington 98119
A. PROPOSED DOUBLETREE INN TOWER ELEVATOR PENTHOUSE ELEVATION 12
92'-0" ABOVE 1ST FLOOR
JANUARY 16, 1976
B. PROPOSED DOUBLETREE INN TOWER BUILDING HEIGHT ELEVATION 111.00'
THE ROOF OF THE PROPOSED DOUBLETREE INN TOWER IS RELATIVELY
THE SAME HEIGHT AS THE ROOF OF THE LARGE Bow MARCHE MECHANICAL
Executive Secretary
Jaynes Lees ROOM
79' —O ABOVE 1ST FLOOR
ELEVATION 107.1267'
7 - 7 - 12 11 ABOVE MALL
E BON MARCHE BULL : ;`.Si'a ELEVATION 86.1875' •
57'- 8 -1/4" ABOVE MALL
ELEVATION 80.1667'
51' -8" ABOVE MALL
MALL LEVEL ELEVATION AT BON MARCHE AND FREDERICK
& NELSON ELEVATION 28.50'
FIRST FLOOR ELEVATION DOUBLETREE INN TOWER ELEVATION 32.00'
Seattle • Lopez Island •
3[y 4 J M'3` $1 N SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE, JIAS)IINGTON 98188 • TELEPHONE (206) 246.8220
•
PARKING REGULATIONS ANALYSIS
Tukwila Code Requirements:
1 space per sleeping room
1 space for every 5 seats in public assembly
Doubletree Inn - with Proposed Addition:
Description Number
312 Sleeping Units
Convention Facilities
Restaurant
Bar
Coffee Shop
312
138
19
17
19
Total 505
Parking Spaces Available 314
Deficiency in spaces of 191
OTHER DOUBLETREELOCATIONS —
Doubletree Inn of Seattle • At Southcenter • 205 Strander Boulevard • Seattle, Washington 98188 • Telephone (206).246.8220 • •
Douhletree Inn of Phoenix • At Park Certral Mall • 212 West Osborn • Phoenix, Arizona 850i 3 • Telephone (602) 246.0222
Doubletree Inn of Tucson • At Rancib!l:h Park • 445 South AIv+ rnon Way • Tucson, Arizona 85711 • Telephone (602) 851.4200
Dnuhletree Inn of Scottsdale • At Civi:: Plaza on the Zocalo • (opens fall, 1975)
Duubletteo Inn of Los Angela: • At I:n,.rn;,etional Center • (1976)
Doubletree Inn of ()alias • At Ca:nob:AI Plaza • (1976)
3
MEMO TO:
TUKWILA BOARD . OF ADJUSTMENT
TUKWILA PLANNING DEPARTMENT
FROM: TIMOTHY S. DUBOIS
DATE: January 12, 1976
SUBJECT: HEIGHT AND PARKING VARIANCE
SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE. WASHINGTON 98188 • TELEPHONE (206) 246.8220
HEIGHT VARIANCE:
1. "(I) The van.iance shat not constitute a gnant oti specie.(
p'L vi2ege inconsistent with the -C.iln.i-tat.%on upon use oU
othen pnopen -C,i.e -s in the vicinity and in the zone in which
the pnopcnty on belta.CU o4 which the app.e-ica.t -ion was Wed .is
.located; "
Answer: Within the zone there have been height variance permitted
in the past (Bon Marche) and properties adjoining to the South
enjoy much more liberal height code. Because of these two
factors we do not feel that the granting of the variance would
constitute a grant of special privilege.
2. "(2) That zueh vanLanee -L4 nece44any beeau4 e a 5 4pee.ia.0
e.incums.ances ne•.a .ing to the size, shape, topognaphy,
£ocat.ion an sunnound.ing oU the 4ubjeci pnopenty, to pnov.ide
it with use n.ighta and pn.iv.i.Ceges permitted to othen
pnopeni.ies in the vicinity and in the zone in which the
A ub j ec. pno penJy .Ls .2oeated; "
Answer: The size of the property dictates that any additions
must be in the form of a tower. The property adjoining to the
South has the privilege and right to build a tower but that same
right and privilege is denied us even though the land use may
otherwise be the same.
OTHL DOUSLETREE LOCATIONS —
Douldettw Inn of Seattle • At Southce:It.:r • 205 Strand>r Boulevard • Seattle, Washington 93188 • Telephone (206) 246.3220
Ctuuh:otee Inn of Phoenix • At Polls C••-;.tal Mall • 212 MJast Osuotn • Phoenix, Artzona 850(3 • Telt:pl;onc (6021 248.0222
f): ut* tt• :c Inn of Tucson • At R : P :I. • 445 South Ahn•tnor, VJ:,y • Tucs(1n, Arizona 85711 • Telephone 10021881-4200
D.:,u .let tee Inn of Scottsdale • At C.v.; I' nn the loca'o• lo; lens fad, 1075)
L,uhlett,a Inn of Los Anyeles • At In, •...,.,na! Cr.nter • (1976)
Diuith:tree Inn of Dallas • At Ca•n; `r F'.aza • (1975)
- 2 -
3 . "(3) That the 4pec.ia.L condJtion4 and c,ineum4tance4 do
not re's u.ft prom the act.i.on4 .06 the app.C.i.c.ant; "
Answer: The special circumstances of being restricted to height
is not the result of any of our action.
4. "(4) That the g /C o4 .such van.iance w.i tt not be
maten.iaUy detn.imenta to the pub.2.ie we.C6ane on ,injun.iou4
to the pnopenty on impnovement4 in the vicinity and in
the zone in which the 4ub j ect pnopenty .ia 4 i,tuated; "
Answer: The addition of the tower will in no way be detrimental
to the public welfare or injurious to property in.the vicinity.
In such ways as offering better facilities to the Tukwila area
it is advantagious. Allied Stores, Inc. is in favor of such an
addition to the area.
5. "(5) The authon.izatLon o. /such van.iance w.i..2.0 not
adven4 et y of j ect the ,imp•2emen.ta.t.ion o6 the compnehenus.ive
Land ude p.tan;"
PARKING VARIANCE:
1. "(1) The van.iance .aha.C.0 not con.t.itute a grant o l i spec.iaZ
pn.iv.i.Cege .incon4.i4tent with the .2.im.itatton upon u4e4 05
other pnopent.ie6 in the vicinity and in the zone in which
the property on beh.a.25 o{ which the app.Q,icatLon wads A.i.2ed
.ins o cate.d; "
Answer: Because this hotel is the only one in this immediate
zone and /or vicinity and because the variance would be based
on (1) multiple use within the hotel, (2) arrival of guests
by air, and (3) Peak Load Analysis, we feel that the granting
of this variance would not constitute special privilege.
Answer: The comprehensive land use plan designates this area •
as a retail /commercial area and the proposed tower is in compliance
with that use plan.
6. "(6) That the gnant.ing o6 zuch a van.iance .i4 neces.aaAy
{ the pnesenvat.ion and enjoyment o( a .sub4.t.ant.ia.0
pnopenty /Light o{ the appt.cant po44e44ed by the ownena
a� othen pnopent.iea in the 'same zone on vicinity. (G'L.d. 889
§13, 1974: Ond. 608 S1(1), 1970)."
Answer: To grow and maximize the potential of this property
the granting of the variance is necessary. As was stated in
earlier answers, properties within the vicinity possess this
property right and others within the zone have exceeded it by variance.
2. "(2) That such van.iance .is necessary because o6 spec.ia.e
c.incumstances neta.t,i.ng to the size, shape, topography,
Location on sunnound.ing o6 the subject property, to pnov.ide
it with use nights and pn.iviLeges pe&mitted to other
propenties to the vicinity and in the zone in which the
subject pnopenty is Located;"
•
Answer: In relation to size and amount of parking, we do not.
enjoy equal property rights or privileges with the adjoining
properties. The adjoining properties in the zone and vicinity
are required to have parking facilities to handle the load for a
single type of business, retailing. The hotel business has many
phases, each of which requires different parking requirements at
different times. An analogy which illustrates the multiple use
and peak load factors mentioned above would be a factory 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 s pecLaL conditions and c.incumstances do
not rtes utt Atom the act=ions o A the appL,icant; "
Answer: The special circumstances were not created by the applicant.
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 gnant.ing o6 such van.iance w.iLL not be
mccteittaUy dc.tn.i.men.ta. to the pub.e-ic we.P.Accne on .inju.n.i.ous
to the pnopenty o:c -improvements in the v-iciaity and in
the zone in which the subject pJcopenty i4 .&.ituated;"
Answer: The granting of the variance will not appreciably change
the existing property other than the erection of the tower. All
other parking, planting areas and building will be maintained
and therefore the public welfare will not be materially affected
and their will be no injury to other properties in the vicinity.
5. "(5) The authon.izat.ion oA such van.iance w.i.L not adverts eiy
a66ect the .impLe►nentat.ion o the compnehens.ive Land use p.ean;"
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 gnant.ing o6 such a variance .is necessary
6oit the pnesenvat.ion and enjoyment oU a substantia.L pnopenty
night o t i the appt.icant possessed by the owners o6 other
8 �nopent.ies in the same zone on vicinity. (Ord. 889
13, 1974: Ond. 608 §1(1), 1970)."
Answer: As was stated in the answer to number two unless the
three 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 FACT
Through the following topics we hope to convince you
that Doubletree has adequate parking for the new tower
addition.
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 Business Base
V. Peak Load Analysis - Day of Week
VI. Proximity to Southcenter
VII. The Seattle Solution
I. CONVENTION FACILITIES
1. The Doubletree Inn is a commercial hotel. The meeting and
banquet rooms that the facility has are used by companies
from around the area that are holding a meeting or convention.
Further, these meeting and banquet rooms are sold in
conjunction with sleeping rooms and are sold separately 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 ". The intent
of this policy is straight forward, we want conventions that .
buy a complete package, i.e. sleeping rooms, banquet rooms
and meeting rooms.
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 Tor 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
130 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
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 - Last 18 Months
150 people and over
200 people and over
250 people and over
150 people and over
200 people and over
250 people and over
150 people and over
200 people and over
250 people and over
18 times
3 times
1 time
NOON MEETINGS - Last 18 Months
12 times
3 times
2 times
26 times
11 times
5 times
EVENING MEETINGS - Last 18 Months
Presently at the hotel, counting all meeting rooms, we have a
combined capacity of approximately 360. These figures show
that over the past 18 months we are only 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. The
largest Eat and Meet situation we can accommodate is approxi-
mately 100. The others are 20 and 15. These three situations
encompass all of our meeting rooms.
The effect of the added banquet facilities would increase
our "Eat and Meet" facilities as follows: the largest Eat and
Meet that we could handle would become 160 and we would be
able to accommodate one additional Eat and Meet situation
of 25. 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 Doubletree.
II. MULTIPLE USE WITHIN THE FACILITY
Coffee Shop
Breakfast
Lunch
Dinner
Restaurant
Lounge
Lunch
Dinner
Lunch
Cocktail Hour
Evening
Banquets
Doubletree Multiple Use
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 Doubletree Inn:
1. Analysis of charges made to guest rooms.
2. Interview with service employees in Food & Beverage
areas.
901 in -house guests
25% in -house guests
65% in -house guests
35% in -house guests
50% in -house guests
25% in -house guests
50% in -house guests
60% in -house guests
501 in -house guests
i
6
III. PEAK LOAD ANALYSIS BY HOUR
The Doubletree is comprised of 5 different operation entities
all requiring different parking requirements at different times.
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 Doubletree counts as taken from the Car Cdunt Data.
6 A.M. 145 cars
9 A.M. 170 cars
12 NOON 247 cars
3 P.M. 168 cars
6 P.M. 173 cars
9 P.M. 250 cars
12 NOON 153 cars
The time frames that are examed in depth are 6:00 am, 12:00 noon,
9:00 pm, 12:00 midnight, and 3:00 am.
6:00 A.M.
The "12 highest" car count in the past 18 months for the
time frame of 6:00 am is 145 cars. This figure represents
a 47% utilization of available parking spaces (34 spaces
available). During thistime frame the only portion of the
proposed addition that would effect the parking would be
the sleeping rooms addition. 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 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 completely ignored, there is still ample
parking available during this time frame for the tower
addition. From 6:00 am to 8:00 am the only other portion
of the hotel that is operating is the Coffee Shop. As
was stated in the "Multiple Use portion of this report,
90% of the patrons of the Coffee Shop at this time are
in -house guests.
9:00 A.M.
We w i l l 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 am time
frame is that the majority of the room guests that are
departing have checked out or will within the hour.
12:00 NOON
The present "12 highest" car count for the noon period is
247 cars.
The majority of the room guests check out between 7:15 am
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. 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 & Beverage areas. The "Multiple Use"
section shows that at lunch 75% of room guests are not at
the hotel. The planned addition calls for 3 meeting /banquet
rooms with a combined seating of 300. At the present code
of 1 parking space for every 5 seats we would require space
for an additional 60 cars. This 60 cars added to the "12 highest"
car count totals 305 cars, which is close to our capacity. •
When the "Multiple Use" factor is considered then this comes
well within parking capacity.
3:00 P.M.
The 3:00 pm time frame, like the 9:00 am time frame is a
slack period when there is little or no activity in any of
the areas within the hotel.
6:00 P.M.
Like the 9:00 am and 3:00 pm 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 remaining. The only area that is active
at this time is the Bar because of cocktail hour.
9:00 P.M.
The present "12 highest" car counts for this time frame is
250 cars. The proposed tower addition would affect this
count in the following areas:
(1) The 112 room addition: As stated earlier a minimum of
65% of the room guests arrive by air and are provided
with transportation 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 pm and
9:30 pm. The reason for the late check -in is very
straight forward. The airport has a large influx of
arrivals between 9:30 pm and 10:30 pm. 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.
C
* *
a
By 9:30 pm 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 an addi-
tional 30 parking spaces (112 rooms x 65% air arrival =
40 car arrivals x 75% arrived = 30 spaces).
(2) The convention facility addition: The added meeting /
banquet facilities have virtually no impact on the 9:00 pm.
time frame. The impact is at the 7:30 pm hour. Catering
records and employee payroll records bear out the fact
that 72% of all evening meetings are over by 9:00 pm.
The remaining 28% would require an additional parking
for 15 cars. At the 7:30 pm hour as well as the 9:00 pm
hour, there are ample spaces available for,all guests.
(3) All other facilities within the hotel are remaining
the same and would not be affected by the tower addition.
12:00 MIDNIGHT
The "12 highest" car counts at midnight. is 200 cars. 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 am hour (assumption that all cars belong to sleeping
room guests) the amount of extra parking spaces needed would
be 80. This figure is well within our present capacity.
3:00 A.M.
Using the same logic as above, it is obvious that we have
excess parking even with the tower addition.
G R A P H:' The following graph visually depicts theinte.raction
of parking requirerients by department and by time of day.
350
300 2 ;----
■
250
200 ----
NUMBER
OF
PARKED
CARS
150
100
50
MAXIMUM NUMBER OF PARKING STALLS
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QUANTITY, AND DISTRIBUTION OF PARKING USEAGE
ROOMS
COFFEE SHOI
BANQUET ROOM:
BAR
RESTAURANT
OTHERS
350 • • 1 1 7 1
1MAXIMUM NUMBER OF PARKING STALLS
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300
250
200
iBER
)F
1KED
iRS
150,
100
• .
. •, •
50
6PM 9PM
DOUBLETREE INN
TUKWILA, WASHINGTON
12 NOON
1
3PM
TIME OF DAY
•
6K.1 9P111 12 MID- 3AM
NIGHT
LEGEND
ROOMS
PROJECTED ADDITIONAL PARKING
USEAGE FOR NEW TOWER ADDITION
EXISTING
BANQUET ROOMS
IV. PARKING REQUIREMENTS AND HOW THEY ARE
AFFECTED BY PROXIMITY TO AIRPORT AND
HAVING A COMMERCIAL BUSINESS BASE
Two factors materially affecting the parking requirements for
our sleeping rooms are proximity to the airport and the amount
of commercial business we enjoy.
For the year just ending, we rented 60,535 rooms. 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 executives
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 continue to have as clientele is the
business manager and executive. It is a recognized fact that
when this group of businessmen travel, they travel by air. In
analyzing 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 285 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 difficult 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.
The businessmen 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 computing 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 toI2,500 people
riding the limousine from the airport to the hotel. Between
the hours of 2:00 am and 5:00 am we do not run limousine service
from the airport to the hotel but rather pay cab fares. The
dollar figure for cab fares mentioned above converts to 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
realistic projection of guest transportation is achieved by
computing with a load figure of 1.6 people per trip. This shows
us providing 68% of the guest transportation to the hotel.
V. PEAK LOAD ANALYSIS - DAY OF WEEK
As is the case with different times of the day requiring different
parking needs, it is also the case that different days of the
week require different parking needs. Outlined below are the
varied interactions of the departments.
Weekdays: Monday - Thursday, Friday Day
During the "week, sleeping rooms are running at or near 100%
occupancy. 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 stand-
still. 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 automobiles but on the weekends a much larger percentage do.
To counter this effect, conventions during the week bring in
automobiles but on the weekends there are very few conventions.
A similar trade off occurs with the lunch hour. During the week
it is a peak period but on the weekends it is not.
VI. PROXIMITY TO SOUTHCENTER
An important factor that affects the needs for Restaurant,
Bar and Coffee Shop parking spaces is the foot traffic that
we receive from Southcenter. Annually 6.5 million people visit
and shop at Southcenter. We have no way of telling how many
of these people frequent our Food & Beverage facilities, but
common sense would say there would be a considerable number.
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 pre -
ceding 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.
Sleep Rooms
Convention Facilities
Restaurant
Coffee Shop
Bar
TOTALS
312
138
19
19
17
505
•
TUKWILA SEATTLE
78
138
19
19
17
271
YD 40) L7 38 ir_amnr7Eumm S N iqr SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE. WASHINGTON 98188 • TELEPHONE (206) 246.8220
C O N C L U S I O N
Our intentions are to add to the existing facility an
eight story tower at the cost of approximately 3 million
dollars. Financially the most disasterous thing we could
do is not provide adequate parking to serve the entire
facility.
Before any contact was made with city officials concerning
the tower addition 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 Southcenter, the Convention Facilities and Seattle Solution,
you will come to the same conclusion that we came to-- specifically
that we have ample parking for the added facilities.
We thank you for your consideration.
OT DOUBLETREE LOCATIONS —
Douhh:tree Inn of Seattle • At Southcenter • 205 Strander Boulevard • Seattle, Washington 98188 • Telephone (206) 246-8220
r,otil:te•tte° In of Phoenix • At Park Central Mail • 212 1Vest Osborn • Phoenix, Arizona 85013 • Telephone (602) 248.0222
Douhlt trot• Inn of Tucson • At Randolph Park • 445 South AIventon IA'ay • Tucson. Arizona 85711 • Telephone (60'2) 881
Ut ublr:tree Inn of Scottsdale • At Civic Plaza on the 7_ocalo • (opens fall, 1975)
f_tuuhk:tree Inn of Los Ang,.aes • At !memo:ionel Cutter • (1976)
Duul:letree Inn of Dallas • At Campbell P;a_a • (1976)
21
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VICINITY MAP
DOUBLETREE SOUTHCENTER
TUKWILA, WASHINGTON-
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Legal Description
That portion of the N.W. 1/4 of the N.E. 1/4 of Section 26, T. 23 N,
R. 4 E., W.M. and of the N.E. 1/4 of the N.W. 1/4 of said section
26, described as follows:
Commencing at the N.W. corner of the N.E. 1/4 of said Section 26;
th S. 0'19'36" W. 954.00' to the true p.o.b.; th S. 89'40'24" E.
120.00' to a point of curvature; th southeasterly along the arc of a
curve to the right, said curve having a radius of 20.00' through a
central angle of 90' a distance of 31.42'; th S. 0'19'36" W. 294.45'
to a point of curvature; th southwesterly along the arc of a curve to
the right, said curve having a radius of 30.00' through a central
angle of 58'22'11' a distance of 30.56' to the N. margin of S. 164th
Street (Strander Blvd.) as deeded to the City of Tukwila by Quit
Claim Deed from Southcenter Corporation on February, 1963; th N.
89'30'56 "W. along said margin 116.48' to the W. line of said N.W.
1/4 of the N.E. 1/4; th continuing along said N. margin N. 89'26'
22" W. 588.31' to a point of curvature; th northwesterly along the
arc of a curve to the right, said curve having a radius of 50.00'
through a central angle of 89'02'37" a distance of 77.70' to the
easterly margin of 57th Avenue South as deeded to the City of Tukwila
and recorded under Auditor's File #5735981' th N. 00'23'45" W. along
said margin 287.93'; th S. 89 E. 632.47' to the true p.o.b.
SUBJECT to easements under Auditor's File #'s 5792901 and 5990967,
Containing 6.0 acres.
I, Timothv 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 o£ my knowledge and
belief,
Subscribed and st•:orn before me
this 13th day of
E, 4ary Public in and for the State of Washington,
residing at Seattle Washington.
January
AFFIDAVIT
4
Signature • Con act Purchaser or owner)
Timothy S. ' •• , General Manager)
20 5 strander Blvd., Tukwila, Washington 98188
(Mailing Address)
Tukwila, Washington
City (State
246 -8220
Telephone
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Mr. Timothy S. Dubois,
General Manager,
Doubletree Inn
205 Strander Boulevard
Tukwila, Washington 98188
Dear Mr. Dubois:
The Tukwila Board of Adjustment, at its regular meeting conducted 4 March 1976,
resumed consideration of your request for variance from the parking requirements
of Section 18.20.070 of the Tukwila Municipal Code.
After thorough consideration of all available information the Board granted the
variance with the following stipulations:
1. Parking be provided at the rate of .4 space for each sleeping room or
fraction thereof.
This correspondence shall constitute the variance as granted above and use of
the property must conform to the variance stipulations or said variance shall
become null and void.
Sincerel
Gary rutch ield
Assistant 'lanner
GC /cw
Euy.. ;. Bauch, Mayor
CITY or TUKWILA
14475 - 59TH AVENUE SOUTH
TUKWI LA, WASHINGTON 98067
2. Parking be provided at the rate of 1 space for each 6 persons (of capacity)
of all eating, entertainment and banquet facilities.
3. Parking be provided at the rate of 1 space for each employee present
during peak daytime hours (to be certified by the applicant to the
Planning Department).
4. That this variance shall be in effect only as long as the use remains a
hotel /restaurant /convention center and reflects a multiple -use concept.
cc: Mayor
Chmn, Bd of Adj
Bldg Dir
Ping Dir
8 March 1976
r
Edgar 0). Bauch, Mayor
CITY or TU KWI LA
14475 - 59TH AVENUE SOUTH
TUKWI LA, WASHINGTON 98067
BOARD OF ADJUSTMENT
Minutes of the meeting, 4 March 1976.
Vote on original motion, as amended, and carried.
The regular March meeting of the Tukwila Board of Adjustment was called to order
at 8:00 P.M. by Chairperson Altmayer. Other members present were: Mrs. Crain,
Mr. Dow and Mr. Duffie. Gary Crutchfield represented the Planning Department.
Mr. Crutchfield noted that Mr. Hartong would be absent this evening because of
his participation in the Commerce /Industry Committee of the Comprehensive Plan.
Chairperson Altmayer welcomed Mr. Duffie as a newly appointed Board member and
suggested each member read the minutes prepared for the 5 February 1976 meeting.
Motion by Mr. Duffie and seconded by Mrs. Crain to approve the minutes of 5
February 1976 as prepared.
Chairperson Altmayer suggested the minutes be revised to reflect the beginning
and closing times of the Public Hearing conducted regarding the height variance.
Explained that she had noted the times of 10:05 and 10:20, respectively.
Motion by Mr. Dow, seconded by Mrs. Crain and carried to amend the original motion
to amend the minutes to reflect 10:05 P.M. and 10:20 P.M. as the opening and closing
times, respectively, of the Public Hearing on the height variance.
OLD BUSINESS
Mrs. Crain asked if Doce's has made any progress with regard to their 90 day
allowance.
Mr. Crutchfield stated that to his knowledge the City Council has not been
approached by Doce's as yet and most of the 90 day allowance has elapsed.
General consensus of the Board to direct a letter to Doce's reminding them of
the time limit.
Board of Adjustment Page 2
Minutes of the meeting 4 March 1976
VARIANCE from Parking Requirements (Doubletree Inn)
Chairperson Altmayer noted the Public Hearing on this matter had been conducted
at the regular February meeting. Read letter from Doubletree Inn dated 13 Feb-
ruary 1976 informing all Board members they would receive the additional infor-
mation requested. Read letter from Doubletree Inn dated 23 February 1976 forwarding
the information regarding guest and vehicle registration provided each Board member.
Mr. Timothy Dubois, Doubletree Inn, and Mr. Bob.Egan, architect, were present and
briefly described the proposal and rationale to Mr. Duffie.
Board members and Mr. Dubois discussed registration information and occupancy
rates. A few Board members noted their observance of the parking lot at various
hours during the past month and no shortage of available parking was observed.
Chairperson Altmayer explained her desire to avoid setting a precedent which may
lead to a lack of adequate parking at future developments.
Mr. Crutchfield noted a variance must be based on identified special circumstances .
which may or may not be reflected by future developments.
Mr. Dubois noted their thorough study and the certainty of financial disaster if
they do not have enough parking.
Chairperson Altmayer expressed concern of granting a special privelege.
Mr. Crutchfield explained the different parking requirements consistently provide
for reduction if substantiated, thus staff feels a variance would not be a special
privelege. Further noted the Planning Commission, prior to creation of the Board
of Adjustment, reduced the parking requirement for two separate developments.
Board members and Mr. Crutchfield read and discussed each conclusion reached in
the Staff Report.
Mr. Dow asked if the Doubletree Inn had looked into parking across the street.
Mr. Dubois stated the property cost exceeds $160,000 per acre.
After considerable discussion the Board agreed to add "and reflects a multiple -
use concept" to the end of stipulation #4 of the staff recommendation.
Motion by Mr. Dow, seconded by Mrs. Crain and carried to adopt the Findings and
Conclusions of the Staff Report and grant the variance in accordance with the
Staff recommendation as revised.
OTHER BUSINESS
Mr. Crutchfield noted that International- Harvester has filed an appeal with King
County Superior Court and the City Attorney anticipates trial sometime in May.
Board requested they be kept abreast of the situation.
Board of Adjustment
Minutes of the meeting
There being no further business, motion by Mrs. Crain, seconded by Mr. Duffie
and carried to adjourn the regular March meeting. Chairperson Altmayer adjourned
the meeting at 9:40 P.M.
Gary Crutchfie d, Secretary
Tukwila Board of Adjustment
Page 3
4 March 1976
;'!:"i'C.':!! , �cr,SSF:87K'3:.'?.�.i:: •.7^^.:.�i':':3'T S:.r
YMr. Charles Dow
1448..58th: Avenue South
.; Tukwila, Washington 98168
Dear Mr. •Doits::
. .
1. Washington Licenses
. •
2. Out of State Licenses
3.. Guest Without Cars
. • 4. Rental Cars
••
•
Total
, ,•
We hope these. figures will be
.Auestions'please call ,on me.
TSD:d1
cc. Mr. Kjell Stokness
Cordially,
•
February 23, 1976
As promised In my earlier letter, the information from our
; guest registration•cards concerning license plate's Is enclosed.
. I am sending the complete data sheets so you may review them
by month 1? you wtsh. The overall summary: for ,1975 is as follows:
. 1 . 265% ,
• 69.5%
.1.5%
100. %
of some help; Again if you have.
4,922:
20,744
40,4 •
29,868
•
•
Timothy S. Dubois •
General Manager
.• • •••••■
• . •
Mrs. Ann . Crain
:5.105 South 163rd Plate
'Tukwila, Washington 98188
• .D ear. Mrs. .Crain:
":As: promised i "n my..earl"i.er letter, the informati.oni from our
;guest "registration . :cards "concerning license plates is enclosed.
-.I am sending the oomplete data sheets so you :may revl.ew. them
•',by: month,.if you wish. ..The overall summary 'for' 1975 Is as
„follows: .
1. Washington, .Licenses 3,748.. 12.5%
2. Oiit of Slate Licenses 4,922 16.
3. Guests Without Cars 20,734 69.5% -
.4. Rental Cars 464 1.5%
Total 29,868 :'.100. %
We hope these figures will be of some help. . Again, if you. have
questions, please call' on me.
-TSD :dl
cc. Mr.- KJel1 Stohness
Cordially,
February 23, 1976
Timothy S..Dubois
General Manager
e.
Mr.J,oe H..'Dut:fie, 'S.r..
5332: South 140th .Street
Tukwila',: 'Washington 98168
D"ea:r. . Mr..: .Duffle:
;o
*;p.romi in my - earl::i.er 1 titter th e . i n.formatl:on ' from our
ue r , li,cense p i•;s.; enclose
a m' sendi.ng complete data sheets so. You may review. them
y „ month 1? : you wish.... . The. overall summary for�:1975 .'i .a
1. Washington' Licenses 3,748,, ..
. 2., Out of State, Licenses 4,922
Guest' With. Cars 20,734
Rental. ;Cars. 464.
601 29,868 ' ;100. %
We.. hope ::these figure will be of some help:: Again,' `if' you have
questions, please call'. on me.
ell Stokness
February
Timothy S..Duboi s
General Manager
' Mr. Lloyd: Hartong
14474.` 56th :Avenue South
Tukwi.la, • Wa'shington '98168
'Dear Mr. Hartong:
s promised i n: 'my earl (ter letter, the information from our.
uestregistrati:on 'cards'. . concerning license: plates Is.'enclosed.
'sending .:the complete data sheets;: so you . rev.i ew them
month i f •wi The overall summary for 1975 is as ' -
_.fo:l
Washington Licenses
Out of State. Licenses
• Guests 'Without Cars
• Rental Cars...
Tota'1.
hope these figures will be
-questions, .please call . me.
TSO:d1
cc. Mr. Kjell' Stokness
February 23,'1976.
3,748
4,922
20,73'4
464
29,868
of some, help•.
Timothy S. Dubois
General Manager'
' Mr.s' ::.Ann :Al tmayer
14920- 57th:;Avenue; South;
:Washing •on', 98168
ear Mrs'.: Al tmayer
A s promised In my.- earlier letter, the information: from .our
Vest `reg .cards'•concer.ning :license. Plates enclosed.
enclosed.
sI •am'sendi�ng : ..the :complete, data 'sheets so, you may review. them :
•by:_month''1? . you wish. ,.The overall summary ;' for .1975 ; 'i s. as
1 : Licenses
'Out 'of State. Licenses
Guest Without Cars
Rental: Cars
. ; f i gures' will be
.•questions;•;, please ca.1l :ion me.
February 23,, 1
12.5%
4,922 • ' ;.16.5%
;20,7 `' .69.5%
464. .T.5 %*
29,8 i100,. %.• .
of some help.. Again, 'i if you .have
Cordially,
Timothy S. ,.Dubois
General Manager
iLT
RETAKE
PREVIOUS
DOCUMENT
77 " 77
Mr.. Ll oyd :Hartong
14474... 56th•; Avenue South
: . ' Tukwi•la, 'Washington '98168
Dear Mr. Hartong i
As promised in :'my earlrter letter, the information from our •
guest registration - cards. :concerning license: plates is enc.ldsed.
'1 sending the complete data sheets so you. .,may: rev,iew them
y month if ,'you •wish. .
. .' The overall summary for 1975 is as' . •
follows: •
• •
°1. Washington Licenses 3,748 •
'2. Out of'State Licenses 4,922
▪ .Guests 'Without Cars 20,734
▪ Rental Cars . 464
: Tota'1, 29,.868
W e` hope these figures wi ll • be of some: help'.
' questions; ; ,please call me•.•
;TSD:dl .
cc. Mr. Kje l ' Stokness
February 23,' 1976. •
Timothy S. Dubois
General Manager.'
12..57.
16:5%
• ';69.5%
• .1.5%
1 % ..
gain,~ if you
' Mrs. Ann Al tmayer
.14920-57th Avenue South '
Washing.ton 98168
Dear Mrs. Al tmayer:
As promised In my lett the informati.on) frOM our
guest reglstration •cards llcense : Plates 1.S enclosed.
„ .
'am sending the complete data sheets so : You :may review. them
,! • bYnonth:11 ' overall i:Ummarr.. :.i as
foliows
• 3. ••
.. Total
• . , . • ..." hope these figure's.. w i l l be of some help:. ;Again, if you have
questions, . please call on me.
•
• , 1 .
• 1
• •
1 . L.1 censes 3,748 . 12.5% ' •'
2. Out of State Licenses 4,922 .16.5% • . .
•• 3. „Guest Without Cars
4. Rental Cars •
,TSD: dl
cc. Mr. Kjel 1 , Stokness
•
' • '
February 21,, 197.6 ...•
•
• :69.5%
464'
29,868 • 000.• L
Cordially, •
Timothy S. „Dubois
General Manager.
• • • • .
' . • • • . „ .
February .9, 1976
Dear Mr. Dubois:
Very truly yours,
Kell Stoknes
lanning Director
KS /cw
C
CITY OF TUKWILA
6230 SOUTHCENTER BLVD.
TUKWILA, WASHINGTON 98067
Mr. Timothy Dubois
205 Strander Blvd.
Tukwila, Washington 98188
1. Parking Variance:
PLANNING DEPARTMENT
RE: Your variance requests for parking and height.
This letter is simply intended to formally notify you of the action taken
by the Board of Adjustment on the two variances that were before them on
the regular meeting of February 5, 1976 regarding height and parking for
the Doubletree Inn facility. The action they took was as follows:
Due to the bulk and complexity of the information submitted, the
Board of Adjustment closed the public hearing and deferred their
decision until their next regular meeting of March 4, 1976.
2. Height Variance:
The Board considered the criteria they use in making decisions and
denied your height variance and the allowance to have 8 stories within
the structure. They suggested that should you wish to pursue this
matter further that a text amendment be proposed to the Tukwila City
Council through the Planning Commission..
Actions of the Board of Adjustment on variances are final and conclusive unless,
within ten (10) days from the date of the action, said action is appealed to the
courts.
cc: File #MF- 76 -4 -V and ` - 76 -3 -V
CITY OF TUKWILA
PLANNING DEPARTMENT
BOARD OF ADJUSTMENT
STAFF REPORT
5 February 1976 8:00 P.M.
AGENDA ITEti IV A : PUBLIC HEARING - Variance from Parking Requirements
(Doubletree Inn)
REQUEST: VARIANCE from Section 18.20.070 (Parking Requirements)
APPLICANT: Doubletree Inn
LOCATION: Northeast Corner at Intersection of Strander Boulevard
and Southcenter Parkway
ZONE: CPR
.COMPREHENSIVE PLAN: Commercial
Doubletree Inn is considering expansion of their existing hotel facility. Any
expansion requires accommodating parking as set forth in the Tukwila Municipal
Code.
FINDINGS
1. The existing facility is located in the CPR zone,
2. The hotel facility, including the new construction, would consist of
312 sleeping rooms, and eating, banquet and entertainment facilities
with a capacity of 821 persons.
3. Section 18.20.070 (TMC) requires one parking space be provided for
each sleeping room plus adequate parking for eating, banquet or
entertainment facilities.
4. In accordance with Sections 18.20.070 (parking requirement for hotel/
motel) and 18.56.120 (parking requirement for other places of public
assembly), the total parking requirement would be 505 spaces.
5. The existing facility includes 314 parking spaces.
6. The deficiency between the Code requirement and the number of parking
spaces provided is 191 spaces.
7. There exists a distinct multiple use concept in the combined usage by
hotel guests of the banquet, eating and entertainment facilities. (SEE,
pages 8, 9 & 10 of Exhibit "A ")
Board of Adjustment Page 2
Staff Report 5 February 1976
8. The Urban Land Institute purports parking should be supplied to
accommodate the tenth (10th) peak demand hour. (Parking Requirements
for Shopping Centers - A Survey, Technical Bulletin 53, Urban Land
Institute, 1965.)
9. Peak parking demand at the hotel facility is realized at twelve noon
and nine in the evening. (SEE, Section III, pages 11, 12 & 13 and
graphs on pages 14 & 15 of Exhibit "A ")
10. Fifty -eight (58) percent of the hotel's occupants over the past year
originated from a location more than 300 miles away, indicating ar-
rival at Sea -Tac airport by air and arrival at Doubletree Inn by other
than private automobile. (SEE, Section IV, page 16 of Exhibit "A ")
11. Over the past year the hotel provided transportation to and from the
airport to at least 45% of all guests. (SEE, Section IV, pages 16 &
17 of Exhibit "A ")
12. The "Seattle Solution" alluded to by the applicant is common in major
cities but is primarily designed to accommodate the bulk of the hotel
facilities which are downtown and which are arrived at by cab, bus
and foot rather than private automobile.
13. Employee parking demand is not illustrated in the application. How-
ever, discussions with the applicant indicated the peak number of
employees present during peak demand hours at 50.
CONCLUSIONS
The following conclusions are arrived at upon analysis of the Findings as they
relate to the Criteria set forth in Section 18.72.010.
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 property on behalf
of which the application was filed is located;
Parking requirements, from which this variance is requested, are
consistently set forth in the Tukwila Municipal Code according to
the type of land use which the parking is intended to support.
Chapter 18.56, Parking Requirements, consistently authorizes var-
iation by the Board of Adjustment of parking requirements where
there is a hardship or need for exception.. Since any use with
varying parking requirements can receive a reduction in parking
requirements to conform to the needs of the particular use, the
granting of this variance would not constitute a grant of special
privilege.
2. That such variance is necessary because of special circumstances
relating to the size, shape, topography, location or surrounding
Board of Adjustment Page 3
Staff Report 5 February 1976
of the subject property, to provide it with use rights and privi-
leges permitted to other properties in the vicinity and in the
zone in which 'the subject property is located;
Several factors stated in the findings create special circumstances
related to the proximity of the hotel to Sea -Tac airport as well as
the actual need for parking to adequately support the use. •
3. That the special conditions and circumstances do not result from
the actions of the applicant;
The special circumstances indicated in CONCLUSION 2 are not a
result of the applicant's actions but rather are peculiar only
to this particular use.
4. That the granting of such variance will not be materially detri-
mental 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;
The granting of a variance will be materially detrimental to the
public welfare or injurious to the adjacent property improvements
only if an adequate number of parking spaces are not required.
Any variance should only be for the number of spaces which are
demonstrated not to be needed to adequately support the facility.
5. The authorization of such variance will not adversely affect the
implementation of the comprehensive land use plan;
Implementation of the comprehensive land use plan will not be ad-
versely affected by the granting of this variance.
6. That the granting of such a variance is necessary for the preserva-
tion and enjoyment of a substantial property right of the applicant
possessed by the owners of other properties in the same zone or
vicinity.
Since all properties have the right to develop to their fullest
potential with adherence to lawful restrictions, requirement of
unnecessary parking effectively deprives a property of that right.
CONCLUSION
Staff concludes that special circumstances which are peculiar solely to this
particular use constitute a need and basis for granting a variance from Section
18.20.070 (parking requirements for hotel /motel). However, in computing the
actual need for parking spaces, those required for employees must be included.
PARKING DEMAND FOR TOTAL FACILITY
Parking needed for 312 sleeping rooms
at .4 space per room
Board of Adjustment Page 4
Staff Report 5 February 1976
At least 60% of all sleeping room occupants arrive by other than private auto-
mobile. In consideration of this peculiarity, the requirement of 1 parking
space per sleeping room is excessive. Since no more. than 40% of all sleeping
room occupants arrive by private automobile, a realistic and adequate require-
ment would be .4 parking space per sleeping room.
The distinct multiple use by hotel occupants of the eating, entertainment and
banquet facilities indicates the need for fewer parking spaces. The peak de-
mand for parking (created by non -hotel guests) is at noon - 75% of capacity.
Using this peak demand, a realistic peak parking demand for places of public
assembly would be 1 space per 6 persons rather than 1 space per 5 persons.
Employee parking: The number of employees present during peak daytime hours
(the most critical demand period) will increase with the new construction. One
space for each employee present during the peak daytime hours should be included
in the determination of an adequate parking supply.
125 spaces
Parking needed for all eating, enter-
tainment and banquet facilities at
1 space per 6 persons
Parking needed for employees at
1 space per employee (peak demand) 50 spaces
137 spaces
Total 312 spaces
RECOMMENDATION
It is the recommendation of Staff, based on the Findings and Conclusions
discussed above, that a variance be granted from Section 18.20.070 in
accordance with the following stipulations:
1. Parking be provided at the rate of .4 space for each sleeping room
or fraction thereof.
2. Parking be provided at the rate of 1 space for each 6 persons (of
capacity) of all eating, entertainment and banquet facilities.
3. Parking be provided at a rate of 1 space for each employee present
during peak daytime hours (to be certified by the applicant to the
Planning Department).
4. That this variance shall be in effect only as long as the use remains
a hotel /restaurant /convention center.
6a , t,
5 February 1976
I. CALL TO ORDER
II. APPROVAL OF MINUTES
III. OLD BUSINESS
AGENDA
BOARD OF ADJUSTMENT
A. Election of Officers
IV. NEW BUSINESS
A. :PUBLIC HEARING - .VARIANCE from.
(Doubletree
VI. ADJOURNMENT
B. PUBLIC HEARING - VARINACE from
(Doubletree
V. ANY OTHER BUSINESS
Parking Requirements.
Inn)
Height Requirements
Inn)
CITY OF TU KWI LA
6230 SOUTHCENTER BLVD.
TUKWI LA, WASHINGTON 98067
PLANNING DEPARTMENT
BOARD OF ADJUSTMENT
Minutes of the Meeting, 5 February 1976.
The regular Meeting of the Tukwila Board of Adjustment was called to order
at 8:05 P.M. by Chairperson Altmayer. Members present were: Mrs. Altmayer,
Mrs. Crain, Mr. Hartong and Mr. Dow. Mr. Duffy was not present. Kjell
Stoknes was present representing the Planning Department.
Chairperson Altmayer call for the approval of the minutes with a notation that
the time "9:05 P.M." in the second to the last paragraph on page 3, be changed
to read "10:05 P.M. ". Motion was made by Mrs. Crain and seconded by Mr. Hartong
to approve the minutes of the regular January meeting as prepared with the above
change. The motion carried and the minutes were approved.
Mrs. Crain made a motion to postpone the election of officers until after item
IV was considered. This motion was seconded by Mr. Hartong and approved unani-
mously.
IV A - Doubletree Inn Parking Variance:
Mr. Stoknes of the Planning Department read the Staff Report submitted to
Board of Adjustment verbatim into the record. A copy of this report is contained
in the Planning Department File #MF- 76 -3 -V.
The Public hearing was then opened and Mr. Timothy Dubois, the applicant, discussed
the findings and outcomes of their study on the variance request and that infact
the number of parking spaces proposed for the additional development was adequate
to service the demand of the facility due to the joint use concept of the facility
and due to the nature of their quests.
Mr. Bob Egan, the architect for the development, explained that when the Double -
tree Inn was originally built that it did comply with all the parking code require-
ments for each individual use on the property.
Mr. Dow stated that there must be some policy on the part of the Doubletree Inn
regarding where the employees are to park.
Board of Adjustment
Minutes of the Meeting
Page 2
5 February 1976
Mr. Dubois stated that they ere requested to park in the Southcenter parking
area east of the Doubletree and that there is an informal agreement with Allied
Stores to that extent. He also stated that since this was only an informal
agreement that the onsite parking demand review should consider employee parking
on site also.
Mr. Dow then asked if vehicle registration of the guest in the hotel is requested
and if this would not be a more reliable indicator of the number of automobiles
on the facility based on room guests.
Mr. Dubois stated that this would be difficult to assemble due to the large number
of registrations, but that they do take vehicle registration.
Mr. Hartong suggested considering the height variance first before deciding on
this parking variance since then it would be a moot issue.
Mr. Egan, the applicant's architect, stated that he would request the parking
variance be considered since they could not even build six floors of additional
structure without the parking variance.
Mr. Dubois stated that most parking occured on the east side of the property
since this was closest to the restaurant facilities during the day time and
that the majority of parking during the evening hours was on the west side
of the property closest to the rooms. He also stated that Seattle presently
requires one parking space for every four rooms. He then stated that the
Doubletree Inn first had to prove to themselves that parking would be adequate
since not having enough parking would be to their disadvantage.
With no further comments from the audiance, Chairperson Altmayer closed the
public hearing.
Mrs. Crain stated that she could see very easily that. the multiple use concept
is a valid
Chairperson Altmayer stated that she feels this is a presidence setting action
and that she is concerned by it. She also indicated that she did not feel that
this variance qualified in accordance with the Board of Adjustment criteria.
At this point the Board of Adjustment considered their decision criteria and
discussed each criteria in order.
Mr. Dow moved to defer the decision on this variance to the next regular meeting
of the Board of Adjustment. This motion was seconded by Mrs. Crain but failed
with a vote of two in favor and two against.
Mrs. Crain moved to table the action until action on Agenda Item IV B had been
considered. This motion failed for lack of a second.
Mr. Hartong moved to postpone Agenda Item IV A until the next regular meeting
of the Board of Adjustment on March 4, 1976. This motion was seconded by Mrs.
Crain and passed with 3 voting yes and 1 no vote. The one no vote was cast by
Chairperson Altmayer on the bases that she felt she was in the position to
dispose of the matter during this meeting.
Board of Adjustment
Page 3
Minutes of the meeting 5 February 1976
IV B - Doubletree Inn Height Variance:
Mr. Stoknes read the Staff Report regarding the Height variance verbatim.
A copy of this report can be found in the Planning Department file #MF- 76 -4 -V.
Mr. Stoknes then indicated that he had talked with the City Attorney regarding
the requirement that a structure in the CPR zone not exceed the height of 75
feet and 6 stories. He indicated that the City Attorney had never run into
a situation where a zoning code require both height and story limitations, but
that it was usually one or the other:
Mr. Egan, the architect for the applicant, indicated that he felt it was the
bulk that was important not the number of stories.
Chairperson Altmayer stated that she felt that there was a specific intent for
this requirement on the part of the drafters of the ordinance and that she did
not feel comfortable with the Board of Adjustment modifying this intent.
Mr. Dubois indicated that he was not concerned about being denied the variance
to allow the building to 79 feet high since they could put their development
into a 75 foot height restriction, however, he indicated that economics in
dictated that 8 stories would be desirable.
The Board of Adjustment then considered their decision criteria afterwhich Mr.
Dow moved that the variance be denied based upon the analysis submitted by the
Planning Department staff report dated 5 February 1976. This motion was seconded
by Mr. Hartong and passed with a vote of 3 in favor and none opposed. The variance
was denied.
Mrs. Crain stated that she felt that a text amendment deleting the requirement
for the number of stories within the 75 foot height limitation should be taken
to the City Council for ratification.
V Other Business:
Chairperson Altmayer asked if the sign problems on properties not abutting
street rights -of -way had been brought to the Planning Commission's attention.
Mr. Stoknes indicated that to his knowledge this had not been accomplished. He
indicated that this would be placed on the next Planning Commission Agenda.
Chairperson Altmayer requested that this action betaken.
Mrs. Crain nominated Mrs. Altmayer as Chairman. This was seconded by Mr. Hartong.
With no other nominations, Mrs. Crain moved to close the nomination for Chairman.
This motion was seconded by Mr. Hartong and passed unanimously.
Mrs. Crain moved that Gary Crutchfield be nominated as secretary to the Board
of Adjustment. This was seconded by Mr. Hartong.
With no further nominations Mrs. Crain moved to close the nominations for Board
of Adjustment secretary. This was seconded by Mr. Dow and passed unanimously.
Board of Adjustment
Minutes of the Meeting
Page 4
5 February 1976
The vote was taken on the position of Chairman and Mrs. Altmayer was nominated
on a vote of 3 in favor and hone against.
A vote was taken on the position of Secretary to the Board of Adjustment and Mr.
Crutchfield was approved with a vote of 3 in favor and none against.
Chairperson Altmayer nominated Mrs. Crain as Vice - Chairman. This nomination
was seconded by Mr. Dow.
Nominations for the Vice- Chairperson 'position were closed.
A vote was taken on the nomination of Mrs. Crain as Vice - Chairman and approved
with a vote of 3 in favor and none against.
With no further business before the Board of Adjustment a motion was made by
Mrs. Crain and seconded by Mr. Dow to adjourn. All members present voted in
favor of adjournment and the regular Board of Adjustment meeting of February
5, 1976 was adjourned by Chairperson Altmayer at 11:02 P.M,
ell Stoknes. for:
ry Crutchfield, Secretary
Tukwila Board of Adjustment
presented to
TUKWILA BOARD OF ADJUSTMENT
and
TUKWILA PLANNING DEPARTMENT'
HEIGHT AND PARKING VARIANCE PROPOSAL.
January 12, 1976
(7),
c
APPLICATION REQUIREMENTS FOR
BOARD OF ADJUSTMENT REVIEW
1. The Tukwila Board of Adjustment conducts one regular public meeting on
the first Thursday of each month at 8:00 P.M. in the City Council Chambers
located at 14475 - 59th Avenue South. Applications to be considered at
the regular monthly meeting, must be accepted for filing by the Planning
Department prior to 5:00 P.M. on the second Thursday of the month preceding
the monthly meeting at which consideration is to take place and, when required,
all environmental information submitted must be adequate. .
2. APPLICATION REQUIREMENTS:
A. Filing Fees:
Variance
Filing fees are not refundable.
75
B. Application Forms: The appropriate application forms must be
'completed neatly and accurately in ink or typed. Affidavits
must be signed before a Notary Public by the owner (s) or contract
purchaser(s) of the property legally described in the application.
C. Plans, Maps & Drawings: All applications must be accompanied by
a site plan showing the exact dimensions of the property on a
scaled drawing (minimum suggested scale 1" = 20') and indicating
all existing and proposed buildings, access points, off - street
parking areas and individual stalls, fencing and landscape areas
as well as any other information that will illustrate your proposal.
One black line reduction to 8r' x 11" or 81" x 14" must be submitted
also.
A vicinity map, attached to the application, must show the subject
property in relation to other properties in the area, indicating
streets, landmarks, etc. A reduction of this reap to 81- x 11" or
8 x 14" must also be submitted.
Drawings depicting topography, cross - sections, elevations and other
graphic material may be required by the Planning Department to be
submitted by the applicant, if deemed necessary.
3. FILING REQUIREMENTS:
Upon presentation of an appropriately completed application together with draw-
ings as described above and in duplicate, said applicat.ion will be accepted for
filing by the Planning Department :. however, when environmental information is
required, said information must be su5i'itted prior to 5 :00 P.M. on the first
Thursday of the month in which consideration is to take place.
FOR OFFICE USE ONLY
Appl. No.
Receipt. No..
Filing Date
Hearing Date
APPLICATSON FOR VARL'1NCE
APPLICANT TO ANSWER ALL THE FOLLOWING QUESTIONS NEATLY AND ACCURATELY:
Idame Timothy S. Dubois Address; 205 Strander Blvd.
Tukwila, Washington 98188 Telephone No, 246 -8220
Property Petitioned for variance is located on Strander B l v d .
between Southcenter Parkway and West Andover
. Total square footage . in property 261,360
LEGAL DESCRIPTION OF ,PROP RTY See Attached.
Planning Commission Action
City Council Action
Ordinance No. & Date
form F3
hx_istin;; Zoning C P. R .
What are the uses you propoz; :'. to C :cvcU.op C.a this pl'Gi,::'i..': Restaurants, Lounge,
Convention facilities and Sleeping Rooms (existing).
Proposed - Sleeping Rooms and Convention facilities._
Number of permanent o .'f- street. i.arkinl; .:paces that will J>:: p;•'ovitl :.:J on property?
314 Number .req'.;ired 505
NOTICE TO APPLTCANT; The following factors aro con -
sidered in reclassifying property or n exlifying regula-
tions. Ev.ideence or additional information you desire
to submit to substantiate your request may be attached
to this sheet, (See Application Proccdu ;ce sheet Item'
No. 2 for specific miniinwn requirements,.)
1. What provisions will be made to screen adjacen! and surrounding property fro . y -
imcompatible effects which may arise �s a result of the proposed land use c1asF. i_f.'icatior
All screening and landscaping is already in place. The proposed addition
will not atfec any of this screening.
,
2. that provisions .will be made to provide for necessary street uidvni.n to "City
minimum standards? This w not be a factor.
3. Whet provisions will be made for adequate sever and c• ;..tor service? Adequate
• sewer and water service is available at the site.
4. Any other comments which the pet/IL feels are appropriate: See attached
documentation.
5. Vii:.. rriship exist. :; met <.i:; t.hi:. vc:y'i;.<< ::c' nece:.,sary? Te e attac��led'c�ocunientati
Legal Description
That portion of the N.W. 1/4 of the N.E. 1/4 of Section 26, T. 23 -N, .
R. 4 E., W.M. and of the N.E. 1/4 of the N.W. 1/4 of said section
26, described as follows:
Commencing at the N.W. corner of the N.E. 1/4 of said Section 26;
th S. 0'19'36" W. 954.00' to the true p.o.b.; th S. 89'40'24" E.
120.00' to a point of curvature; th southeasterly along the arc of a
curve to the right, said curve having a radius of 20.00' through a
central angle of 90' a distance of 31.42'; th S. 019'36" W. 294.45'
to a point of curvature; th southwesterly along the'arc of a curve to
the right', said curve having a radius'of.30.00' through a central
angle of 58'22'11' a distance of 30.56' to the N. margin of S. 164th
Street (Strander Blvd.) as deeded to the City of Tukwila by Quit
Claim Deed from Southcenter Corporation on February, 1963; th N.
89'30'56 "W. along said margin 116.48' to the W. line of said N.W.
1/4 of the N.E. 1/4; th continuing along said N. margin N. 89'26'
22" W. 588.31' to a point of curvature; th northwesterly along the
arc of a curve to the right, said curve having a radius of 50.00'
through a central angle of 89'02'37" a distance of 77.70' to the •
easterly margin of 57th Avenue South as deeded to the City of Tukwila
and recorded under Auditor's File #5735981'' th N. 00 ° 23'45 ".W. along
said margin 287.93'; th S. 89 40'24" E. 632.47' to the true p.o.b.
SUBJECT to easements under Auditor's File T's 5792901 and 5990967,
•Containing .6.0 acres.
•
I, Timothy_ S._Dubois , being duly sworn, declare that I am the manager,
contract purchaser or owner of the property involved in this Lpplication and that
the foreEoirm statements and answers herein, contained and the i fprmation herewith
. submitted are in all respects true and correct to the best of my knowledge and
belief.
Sl 3con......e. and ' orri bnfcrc r^
•13
AFFIDAVIT
_January 1 c� 76
•
I; I'ti: :._;c in and fo.� tho .:•gate of W shirztoi,
rc::di-;s at Seattle, Washington.
mti e ,L- C;o•:: act i - 'chaser or owrer —
Timothy S. General Manager)
205 Strander Blvd., Tukwila, Washington 98188
(L. iing Address)
Tukwila, Washington
246- -8220
P R O P O S A L
We propose to add to our existing facilities
one eight story tower. The inclusions in this tower
are broken out below.
1st Floor
1 Meeting Room, 2,800 sq. ft.
2 Meeting Rooms, 648 sq. ft. each
1 Lobby Area
2 Restrooms
1 Office
2nd - 8th Floors
112 Sleeping Rooms @ 16 rooms per, floor
0711E0 DOUBLETREE LOCATIONS -•
Doubtetree Inn of Seattle • At Southcent:r • 205 Strands :r. Boulevard • Seattle, Washington 93188 • Tt *lephone (2051 24643220,
Doub:etrce Inn of Phoenix • At Paris Central 4.1x.11 • 212 1."Jest Osborn • Pnoet>.•ix, Arizona 25013 •.TeIt• phone (602124a-022,2
Oaublouae Inn of Tucson • At finncl;Inh Part :. 445 South Alvernon Way • Tucson, Arizona 55711 • Telephone (6021 381
(tnuhletr•e Inn of Scottst(aln • At Crr : P a ::: on tint ?oca10• (opens (all, 1075)
Doubtntrer: Inn of Los Angeles • At itrt� r,a. Canter • 111176)
ILA cwur , ]C 1 YET SOUTHCENTER • 205 STRANDER BOULEVARD • SEAT' LE. WASHINGTON 98188 • TELEPHONE (206) 246.8220
Principals
Roland Terry '
Robert Egan
Associate )
Norman Sandler
Junior Associate
David Olson
Accountant
Dolly Prpich
Senior Associate
JaniesMayeno 0. BON MARCHE MECHANICAL Room
Terry and Egan AIA and Associates • Architects
James Lees ROOM
Architects • Planners • Interior Designers • Design Consultants
DOUBLETREE INN TOWER HEIGHT RELATIONSHIPS
D. BON MARCHE BUI(M!NC il•._1Gt"1T
E. FREDERICK & NELSON BUILDING HEIGHT
MALL LEVEL ELEVATION AT BON MARCHE AND FREDERICK
& NELSON
Telephone: 284 -6070
Cable: Terar
427 Third Avenue West • Seattle • Washington 981I9
JANUARY 16, 1976
A. PROPOSED DOUBLETREE INN TOWER ELEVATOR PENTHOUSE ELEVATION 124.00
92'_0" ABOVE. 1ST FLOOR
B. PROPOSED DOUBLETREE INN TOWER BUILDING HEIGHT ELEVATION 111.00'
79' -0" ABOVE 1ST FLOOR
THE ROOF OF THE PROPOSED DOUBLETREE INN TOWER IS RELATIVELY
Executive Secretary THE SAME HEIGHT AS THE ROOF OF THE LARGE BON MARCHE MECHANICAL
ELEVATION 107.1267'
78 7 —V2" ABOVE MALL
ELEVATION 86.1875'
57 1 - 8_1 /4 t1 ABOVE MALL
ELEVATION 80.1667'
5 51 1 -8 11 . ABOVE MALL
ELEVATION 28.50
FIRST FLOOR ELEVATION DOUBLETREE INN TOWER" ELEVATION 32.00
Seattle •.Lopez Island
1:22 40)1U 3L.10 'S`I - -7E 1C
OTHER DOUBLF.TREE LOCATIONS
SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE, WASHINGTON 98188 • TELEPHONE (206) 246.8220
PARKING REGULATIONS ANALYSIS
Tukwila Code Requirements:
1 space per sleeping room
1 space for every 5 seats in public assembly
Doubletree Inn - with Proposed Addition:
Description Number
312 Sleeping Units 312
Convention Facilities 138
Restaurant 19
Bar 17
Coffee Shop 19
Total 505
Parking Spaces Available 314
Deficiency in spaces of 191
Dnublctreo Inn of Seattle • At Southcenter • 205 Strander Boulevard • Seattle, Washington 98188 • Telephone (206) 246-8220
Donhletreu In of Phoenix • At Park Cortral f:;:;ll • 212 Vilest Osborn • Phoenix, Arizona 85013 • Telephone (602) 248-0222
Doubletree Inn of Tucson • At Randolph Park • 445 South AIv. rnon tVay • Tucson, Arizona 85711 • Telephone (602) 8S1.4200
Dnuhletr +:r, Inn of Scottsdale • At Civic PI . a on the Zocalo • (opens fall, 1975)
Doublctree Inn of Los Angelo; • At Intrn:aturnul Center • (1 976)
Duuhtetree Inn of Dallas • At Carnpboll Plaza • (1970)
•
xrD) (c:Di]f is I ' WISZ7010 g 12 SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE, WASHINGTON 93188 • TELEPHONE (206) 246.8220
MEMO TO: TUKWILA BOARD OF ADJUSTMENT
TUKWILA PLANNING DEPARTMENT
FROM: TIMOTHY S. DUBOIS
DATE: January 12, 1976
SUBJECT: HEIGHT AND PARKING VARIANCE
HEIGHT VARIANCE:
. "(1) The valiance d ha.C.e not conzt.itute a gnant o4 4 faec_.La.0 •
o-i.v -iZege inconsi-stent with the t.irl).i.tat.iof. upon e o4
others pnopent in the vicinity and in the zone in which. .
the pnope 4•ty OP behaZ4 o{ which. the ccpp•e•ica%.ion. wt.'s 6•i.eed •i4
.('_ o c cL. e c1; "
Answer: Within the -zone there have been height variance permitted
in the past (Bon Marche) and properties adjoining to the South
enjoy much more liberal height code. Because of these two
factors we do not feel that the granting of the variance would
constitute a grant of special privilege.
2. "(2) That 4ueh va.n.iance .i6 necezzany becauz e o6 4pe_c.ia.0
c.incumbtancez ne.eat.i.ng to the z.ize, 4hape, topography,
£ocat.ion or zunnoccnd.ing o4 the zubject pnopenty, to pnovJde
it with ups e n.-Lghts and pn.iv.iteg ea penm.itted to othen
pnopent.ie4 in the vicinity and in the zone in which the
4ubject pnopenty .Located;"
Answer: The size of the property dictates that any additions
must be in the form of a tower. The property adjoining to the
South has the privilege and right to build a tower but that same
right and privilege is denied us even though the land use may
otherwise be the same.
OTHER DO(J(3LETREE LOCATIONS —
Duuhh'troe Inn of Seattle • At South teltt r • 205 Strandcr Boulevard • Seattle, Washington 98183 • Telephone (206) 246 3220
Dttut•t,;tt t• ■ , Inn of Phoumx • At Pali.. C•r.. r., Mall • 212 West °sbot n • Phoenix, AT 12 85013 • Tatephone )602) 248.0222
Dochlet Inn of Tucson • At ft::'u!:•!i' P:rk • 445 South Akio' ton l'Joy • Tucson, Arizona E'5711 • Telephone 1602) 831.4200.
Ikr +!rt•v Inn of Scottsdale • A: Ce..c: (' ...:: o l tit) Znc,t'n • (yowls fie!, 1075)
f. o ? ∎ ! o t .c Inn of Los Anyele :.•r., I:,t• • ._n;!Cvr.tvi •(197• )
(J n''bI: :tree Inn of D.ttlas • At C:;:no ,tr •;I t'i.iza • (1076)
3. "(3) That the zpec.i.at conditions and c.incum4tance4 do
not ne/s .t t Utorn the aet.ion4s o6 the app.e i.cant; "
Answer: The special circumstances of being restricted to height
is not the result of any of our action.
4. "(4) That the g-'zant.ing o6 ,such vat.iance w.i.C.0 not be
matet.i.aLey dett.imenta.0 to the pubtic we.C6ate of .injut.LoWs
to the ptopetty on .Lrnpnovementt in the vicinity and in
the zone in which the 4ub f ect ptopetty iz z ituated; "
Answer: The addition of the tower will in no way be detrimental
to the public welfare or injurious to property in.the vicinity.
In such ways as offering better facilities to the Tukwila area
it is advantagious. Allied Stores, Inc. is in favor of such an
addition to the area.
5. "(5) The au.thon.ization o6 'such van.iance w,i tt not
advenh e.Cy a6 6 ect the . rnp.Cementat.ion o6 the comptehen.a.ive
£and u4 e ptian; "
Answer: The comprehensive land use plan designates this area
as a retail /commercial area and the proposed tower is in compliance
with that use plan.
6. "(6) That the gnant.ing o6 Auch a vaniance .ids nece- s.3aty
boa the pne6envat.io;► a ►►d enjoyment o6 a .sub.s.tan.t.ia.0
pnope.tty night o6 the ccpp icant po:s.s e.s.s ed by the ownens
o6 °then pnopent.Lu in the dame zone on. vicinity. (On.d. 889
;13, 1974: Ond. 608 S1(1), 1970)."
Answer: To • grow and • maximize the :potential of this property..
the granting of the variance i s` necessary'. As wa's'''sta'ted i n .
earlier answers, properties within the vicinity possess this
property right and others within the zone have exceeded it by variance
PARKING VARIANCE:
1. "(1) The van.iance .6Ira.C.0 not conzt.itute a gnant o6 4pec.La.0
pn.ivitege .incon..iztent with the .C.im.i.tat.Lon upon uses o{
°then pnopen.tLe6 in the vicinity and in the zone in which
the ptopetty on beha.C6 of which the apptLcat.ion wad g.i.Ced
.i.z .Co cate.d; "
Answer: Because this hotel is the only one in this immediate
zone and /or vicinity and because the variance would be based
on (1) multiple use within the hotel, (2) arrival of guests
by air, and (3) Peak Load Analysis, we feel that the granting
of this variance would not constitute special privilege.
2. "(2) That such van.iance .i s necessary because o6 s pec.ia.0
cincumstanees /L acting to the 'size, shape, topography,
£ocat.i.on on. su/vcound{.ng a 5 the sub jest pnopenty, to provide
it with use nights and pn.iv.i.Ceg es permitted to other
pn.open.t.i.e4 in the vicinity and in the zone in which the
subject pnopenty iA .Collated;"
Answer: In relation to size and amount of parking, we do not
enjoy equal property rights or privileges with the adjoining
properties. The adjoining properties in the zone and vicinity
are required to have parking facilities to handle the load for a
single type of business, retailing. The .hotel business has many
phases, each of which requires different parking requirements at
different times. An analogy which illustrates the multiple use
and peak load factors mentioned above would be a factory 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 s pec.i.at conditions and c..neu nstanees do
not nesu.tt {nom the act Lops o6 the app.C.icant; "
Answer: The special circumstances were not created by the applicant.
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 gnant.ing o6 such van.iance w.itt not be
rnate t.ia.CU.y de.tkimentat to the pubt.ic cceti;(ccne an .in j un.ivus
.ttr the paol.?e.kty un ,i.i pnovemen-t.s in the vicinity and in
the zone in which the subject pkuperty ,is 3 .tucctcd; "
Answer: The granting of the variance will not appreciably change
the existing property other than the erection of the tower.. All
other parking, planting areas and building will be maintained
and therefore the public welfare will not be materially affected
and their will be no injury to other properties in the vicinity.
5. "(5) The autILon.iza.t..ion o6 such van.iance w.ite not adverseZy
a66ect the .imp.Cementat.ion oU the compnehens.Lve £and 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 g' n. tng o6 such a van.ianee -L4 neeessany
ton the pnesenvatLon and enjoyment o,j a substant.ia.0 pnopenty
night o,5 the appticant possessed by the owne.ns o>j Other
oopent.ies in the same zone on vicinity. (Ord. 889
813, 1974: Ond. 608 g1(1), 1970)."
Answer: As was stated in the answer to number two unless the
three 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 FACT
Through the following topics we hope to convince you
that Doubletree has adequate parking for the new tower
addition.
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 Business Base
V. Peak Load Analysis - Day of Week
VI. Proximity to Southcenter
VII. The Seattle Solution
I. CONVENTION FACILITIES
1 The Doubletree Inn is a commercial hotel. The meeting and
banquet rooms that the facility has are used by companies
from around the area that are holding a meeting or convention.
Further, these meeting and banquet rooms are sold in
conjunction with sleeping rooms and are sold separately 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 The intent
of this policy is straight forward, we want conventions that
buy a complete package, i.e. sleeping rooms, banquet rooms
and meeting rooms.
An every day occurrence at the 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 Roorn 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 pni 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
130 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
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.
C
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 - Last 18 Months
150 people and over
200 people and over
250 people and over
150 people and over
200 people and over
250 people and over
150 people and over
200 people and over
250 people and over
18 times
3 times
1 time
NOON MEETINGS - Last 18 Months
12 times
3 times
2 times
EVENING MEETINGS - Last 18 Months
26 times
11 times
5 times
Presently at the hotel, counting all meeting rooms, we have a
combined capacity of approximately 360. These figures show
that over the past 18 months we are only 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. The
largest Eat and Meet situation we can accommodate is approxi
mately 100. The others are 20 and 15. These three situations
encompass all of our meeting rooms.
The effect of the added banquet facilities would increase .
our "Eat and Meet" facilities as follows: the largest Eat and
Meet that we could handle would become 160 and we would be
able to accommodate one additional Eat and Meet situation
of 25. 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 Doubletree.
Coffee Shop
Restaurant
Lounge
Lunch
Dinner
Banquets
C;
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 Doubletree Inn:
1. Analysis of charges made to guest rooms.
2. Interview with service employees in Food & Beverage
areas.
Breakfast
Lunch
Dinner
Lunch.
Cocktail Hour
Evening
Doubletree Multiple Use
90% in -house guests
25% in -house guests
65% .in -house guests
35% in- house.guests
5O% in -house guests
25% .in-house guests
50% in- house guests
60% in -house guests
50% in -house guests.
III. PEAK LOAD ANALYSIS BY HOUR
The Doubletree is comprised of 5 different operation entities
all requiring different parking requirements at different times.
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 Doubletree counts as taken from the Car Cdunt Data.
6 A.M.
9 A.M.
12 NOON
3 P.M.
6 P.M.
9 P.M.
12 NOON
145 cars
170 cars
247 cars
168 cars
173 cars
250 cars
153 cars
The time frames that are examed in depth are 6:00 am, 12:00 noon,
9:00 pm, 12:00 midnight, and 3:00 am.
6:00 A.M.
The "12 highest" car count in the past 18 months for the
time frame of 6:00 am is 145 cars. This figure represents
a 47% utilization of available parking spaces (30, spaces
available). During thistime frame the only portion of the
proposed addition that would effect the parking would be
the sleeping rooms addition. 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 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 completely ignored, there is still ample
parking available during this time frame for the tower
addition. From•6:00 am to 8:00 am the only other portion
of the hotel that is operating is the Coffee Shop. As
was stated in the "Multiple Use" portion of this report,
90% of the patrons of the Coffee Shop at this time are
in -house guests.
9:00 A.M.
We will not examine this area to any great degree for it is
one of the slowest tines 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 am•tirne
frame is that the majority of the room guests that are
departing have checked out or will within the hour.
12:00 NOON
The present "12 highest" car count for the noon period is
247 cars.
The majority of the room guests check out between 7:15 am
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. 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 & Beverage areas. The "Multiple Use"
section shows that at lunch 75% of room guests are not at
the hotel. The planned addition calls for 3 meeting /banquet
rooms with a combined seating of 300. At the present code
of 1 parking space for every 5 seats we would require space
for an additional 60 cars. This 60 cars added to the "12 highest"
car count totals 305 cars, which is close to our capacity. •
When the "Multiple Use" factor is considered then this comes
well within parking capacity.
3:00 P.M.
The 3:00 pm time frame, like the 9:00 am time frame is a
slack period when there is little or no activity in any of
the areas within the. hotel
6:00 P.M.
Like the 9:00 am and 3:00 pm 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 remaining. The only area that is active
at this time is the Bar because of cocktail hour.
9:00 P.M.
The present "12 highest" car counts for this time frame is
250 cars. The proposed tower addition would affect this
count in the following areas:
(1) The 112 room addition: As stated earlier a minimum of
65% of the room guests arrive by air and are provided
with transportation 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 pm and
9:30 pm. The reason for the late check -in is very
straight forward. The airport has a large influx of
arrivals between 9:30 pm and 10:30 pm. 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.
(3)
By 9:30 pm 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 an addi-
tional 30 parking spaces (112 rooms x 65% air arrival =
40 car arrivals x 75% arrived = 30 spaces).
(2) The convention facility additio : Thempa added
on eetin 9 /0 pm
banquet facilities have vi Y n
time frame. The impact a 7:30 outrtheCfacting
records and employee payroll
that 72% of all evening meetings are over by 9:00 pm.
The remaining 28% would require an additional parking
• for 15 cars. At the 7:30 pm hour as well as the 9:00 pm
hour, there are ample spaces available for all guests.
All other ndcyoulde within
hotel are remaining
by the toweradition.
the same and
12:00 MIDNIGHT
The "12 highest" car counts at midnight is
g A ts midnight
we have verified that virtually all but a demands at
have checked in. Extrapolating from peak parking
the 3:00 am hour (assumption that all cars blon getoes le epi ng
room guests) the amount of extra parking spaces
be 80. This figure is well wi thi our present capacity. .
3:00 A.M.
Using the same logic as above, it is obvious that we have
excess parking even with the tower addition.
G _R A P H: The following graph visually- dep i c is the interaction
of parking requirements by department. by
3
300
250
200 - ._....
NUMBER
OF
PARKED
CARS
150
100
50
0
6PM
MAXIMUM NUMBER OF PARKING STALLS 1
rc raG12 SS= CZ;22 = 13:91 =3a= =MI SLel = V. a =I=IVtlII = caz ®na=OS=
9AM
DOUBLETREE INN
TUKWILA, WASHINGTON
\\\\\\\\\
\ \ \ \\ \ \ \ \ \ \ \ \ \ \ \
:;
\ \ \ \ \ \ •••••\ \ \ \ \ \ \\
\ \ \ \`. \ \ \ \ \ \ \ \\
y\ \\\ \\\ \. \\\ \\
12 NOON
3PM
\ \ \ \\ \ `.fi r '
6P VI
i
\\\\\\\\\\\\\ \\\
\\\ \ \\ \ \ \ \\\ \\\ \\\\\\
�\\ \ \\`
:! \ - \\\\ \\\\\\\\\\�\*�\\
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\ \
9PM
12 MID-
NIGHT
3AM
QUANTITYAND DISTRIBUTION OF PARKING USEAGE
ROOMS
COFFEE SHO'
BANQUET ROOM:
BAR
I RESTAURANT { -,
OTHERS
350 4 -
MAXIMUM NUMBER OF PARKING STALLS
p rZ3 =I N3 =a .+:/ P2:11 1:a CZ. �� ELM C.7"d Cr; , G.:.1 LI" Z. *.:SZ U. ,1s as LIU cr. MI GS 6:.; =I c a1 LW __ LSI
300
200 •
iBER
)F
'KED
iRS
150
50
1 00
6PM
9PM
DOUBLETREE INN
TUKWILA, WASHINGTON
12 NOON
3PM
TIME OF DAY
9PM 12 PAID- 3AM
NIGHT
LEGEND
PROJECTED ADDITIONAL PARKING
USEAGE FOR NEW TOWER ADDITION
BANQUET ROOMS
ROOMS
EXISTING
IV. PARKING REQUIREMENTS AND HOW THEY ARE
AFFECTED BY PROXIMITY TO AIRPORT AND
HAVING A COMMERCIAL BUSINESS BASE
Two factors materially affecting the parking requirements for
our sleeping rooms are proximity to the airport and the amount
of commercial business we enjoy.
Commercial Business
For the year just ending, we rented 60,535 rooms. 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 executives
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 continue to have as clientele is the
business manager and executive. It is a recognized fact that
when this group of businessmen travel, they travel by air.' In
analyzing computer print -outs of.our geographic guest origins,
it shows that of the commercial businessmen that stay with us
725 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`.i; as wel l . The
two largest origins in this group were Spokane and Portland.
These two cities represent 22% of the 28% within the 300 mi l e ,
radius. Although it is difficult.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.
The businessmen 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 computing 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 toI2,500 people
riding the limousine from the airport to the hotel. Between
the hours of 2:00 am and 5:00 am we do not run limousine service
from the airport to the hotel but rather pay cab fares. The
dollar figure for cab fares mentioned above converts to 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
realistic projection of guest transportation is achieved by
computing with a load figure of 1.6 people per trip. This shows
us providing 68% of the guest transportation to the hotel.
t
c
V. PEAK LOAD ANALYSIS - DAY OF WEEK
As is the case with different times of the day requiring different
parking needs, it is also the case that different days of the
week require different parking needs. Outlined below are the
varied interactions of the departments.
Weekdays: Monday - Thursday, Friday Day
During the'week, sleeping rooms are running at or near 100%
occupancy. The occupants of theserooms 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 stand-
still. 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 automobiles but on the weekends a much larger percentage d
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.'
i
VI. PROXIMITY TO SOUTHCENTER
An important factor that affects the needs for Restaurant,
Bar and Coffee Shop parking spaces is the foot traffic that
we receive from Southcenter. Annually 6.5 million people visit .
and shop at Southcenter. We have no way.of telling how many
of these people frequent our Food & Beverage facilities, but
common sense would say there would be a considerable number.
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 pre -
ceding 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.
Sleep Rooms 312 78
Convention Facilities 138 138'
Restaurant 19 19
Coffee Shop 19 19
Bar 17 17
TOTALS 505 271
TUKWILA SEATTLE
I CalLT ]a '1'gt1E TM 3Z1'
OTHER DOU43LETREE
C L U S I O N OTHER DOUBLET
U S I O N
We thank you for your consideration.
Our intentions are to add to the existing facility an
eight story tower at the cost of approximately 3 million
dollars. Financially the most disasterous thing we could
do is not provide adequate parking to serve the entire
facility.
Before any contact was made with city officials concerning
the tower addition variance, we did a great deal of data
gathering and investigation to convince ourselves that we .
had ample parking. Through the salve logics and topics that
are outlined in this report, we became 100% convinced that
we have ample parking to serve the entire facility.
SOUTHCENTER • 205 STRANDER BOULEVARD • SEATTLE, WASHINGTON 98188 • TELEPHONE (206) 246.8220
We feel certain that when you review and analyze the impact
of Multiple Use, Proximity to Airport, Peak Loads, Proximity
to Southcenter, the Convention Facilities and Seattle Solution,
you will come to the same conclusion that we came to-- specifically
that we have ample parking for the added facilities.
Douhletree Inn of Seattle • At Southcenter • 205 Strander Boulevard • Seattle, Washington 98188 • Telephone (206) 246.8220
Cioubletree Inn of Phoenix • At Park C:ectral Mali • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248.0222
Dutrbletrae Inn of Tucson • At Rnndc,'.l•h Pork • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602)'881.4200
Onubletrce Inn of Scottsdale. • At (:ivn• P.::: a on the Zocalo • (opens tall, 1975) .
Donlilr•trea Inn of Los Angult's • At Intor, :3t :nnat Center • (1976)
Duuhletree Inn of Dallas • At Campbell Pl;r:a • (1976)
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Affidavit of Publication
STATE OF WASHINGTON
COUNTY OF KING
.•..Barbar•e••.C.ampa.gne being first duly sworn on
oath, deposes and says that she.. is the e•hie•e. 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 ... ATAt•...o.f,.P.�xblie...Hearing
..Board...o.P..:A,dustment..:, ...req�ueab...ior...Va.ria.nce
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of tit) p consecutive issues, commencing on the
....22... day of J.8.1:1., , 19 ..7.6... and ending the
..2.9... day of J831... 19.76 , 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 $.a5 .84which
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.
J•en.
V.P.C. Form No. 87
ss.
chie�P•.•
Subscribed and sworn to before me this 2.9 day of
Notary Public in and for the State of j . shington,
residing at Kent, ing County.
— 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.
Legal Description
That portion of the N.W. 1/4 of the N.E. 1/4 of Section 26, T. 23 N,
R. 4 E., W.M. and of the N.E. 1/4 of the N.W. 1/4 of said section
26, described as follows:
Commencing at the N.W. corner of the N.E. 1/4 of said Section 26;
th S. 0 *19'36" W. 954.00' to the true p.o.b.; th S. 89'40'24" E.
120.00' to a point of curvature; th southeasterly along the arc of a
curve to the right, said curve having a radius of 20.00' through a
central angle of 90' a distance of 31.42'; th S. 0'19'36" W. 294.45'
to a point of curvature; th southwesterly along . the arc of a curve to
the right, said curve having a radius of 30.00' through a central
angle of 58'22'11' a distance of 30.56' to the N. margin of S. 164th
Street (Strander Blvd.) as deeded to the City of Tukwila by Quit
Claim Deed from,Southcenter Corporation on February, 1963; th N.
89'30'56 "W. along said margin 116.48' to the W. line of said N.W.
1/4 of the N.E. 1/4; th continuing along said N. margin N. 89'26'
22" W. 588.31' to a point of curvature; th northwesterly along the
arc of a curve to the right, said curve having a radius of 50.00'
through a central angle of 89'02'37" a distance of 77.70' to the
easterly margin of 57th Avenue South as deeded to the City of Tukwila
and recorded under Auditor's File #5735981' th N. 00'23'45" W. along
said margin 287.93'; th S. 89'40'24" E. 632.47' to the true p.o.b.
SUBJECT to easements under Auditor's File #'s 5792901 and 5990967,
Containing 6.0 acres.
1 Timoth S. Dubois
contract purchaser or owner of the
the foregoing statements and answa
. submitted are in all respects true
belief.
Svbs -lbed and sworn before me
this 13th day cf January 1976,
racary ft....):Lic in and fel- the State of Washington,
rerdding atSalttle
AFFIDAVIT
Tukwila,
246-8220
Tepon
being duly sworn, declare that I am the manager
property involved in this application .and that
rs herein contained and the information herewith
and correct to the best of my knowledge and
Signature act Purchaser or owner)
Timothy S. General Manager)
205 Strander Blvd., Tukwila, Washington 98188
(Mailing Address)
Washington
(State