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Home My WebLink AboutPermit DR-26-77 - DOUBLETREE - DESIGN REVIEW / CONDITIONAL USEDR-26-77 16500 SOUTHCENTER PARKWAY DOUBLETREE LODGE C LANI11 NG PARKS d RECREATION BUI LI I PIG CITY. of TUKWILA OFFICE of COMMUNITY DEVELOPMENT 14 October 1977 Mr. Timothy DuBois, Manager Doubletree Inn 205 Strander Boulevard Tukwila, Washington 98188 RE: Conditional Use Permit Dear Mr. DuBois: LAP S CA . P L PLAN 1 t u The Tukwila Planning Commission, at a special meeting of 13 October 1977, conducted a public hearing to consider your application for Conditional Use Permit to authorize construction and operation of a motel /restaurant complex near the southeast corner of the intersection of Strander Boulevard and Southcenter Parkway. The Commission, based on the Findings and Conclusions of the Staff Report and testimony received and conclusions reached during the public hearing, granted a Conditional Use Permit for the development described in the applica- tion (City of Tukwila Planning Division M/F #77 -40) with the following stipulations: 1. On-site traffic circulation problems alluded to during the public hearing (specifically, turn- around circulation at building entrance) be con- sidered for modification of the site plan. 2. The landscape strip adjacent and parallel to Southcenter Parkway be bermed to reach a minimum• height of four 14) feet except at driveway inter- sections and include a sidewalk. 3. Exterior treatment details of all buildings, to include the canopy and pedestrian bridge, shall be reviewed by the Planning Commission sitting as the Board of Architectural Review prior to issuance of Building Permit. 6230 Southcenter Boulevard • Tukwila, Washington 98188 ■ (206) 242 -2277 19 08 City f Tukwila c� � Administration 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development August 20, 1979 Timothy S. Dubois General Manager Doubletree Inn 205 Strander Blvd. Seattle, WA 98188 RE: Site Plan Approval Letter - Correction (Parkway Place and the new Doubletree) Dear Mr. Dubois: Thank you for your letter of August 14, 1979 noting an error in the above referenced letter. I concur with your request to correct the site plan approval letter to reflect the notation that the five foot sidewalk and five feet of landscaping is adjacent to Southcenter Parkway and we have made the correction to the letter in our files. Sincerely, Kj 1 Stoknes, Director 0ffi a of. Community Development KS /ckh ( :A N OF rU41,,� O Y B L E T RE E INN S THCEN • 205 STRANDE VD. • SE E, WIiMGT�J 9 188 •'TELEPHONE (206) 246 -8220 ,sr 1 1 L �,. s ' A. 4'4 Y� f" • tn0 " 17 1,e,, ? 4 1 August 14, 1979 Mr. Kjell Stoknes Director Office of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Kjell: I received your letter of August 1st concerning the revised site plan approval for Parkway Place office building and the new Doubletree. In your opening paragraph you referred to a "5 ft landscape strip and 5 ft sidewalk adjacent to Strander Boulevard ". As I'm sure you are aware the changes to the site plan were adjacent to Southcenter Parkway. So that your records and ours can be accurate I would like to request the site plan approval letter be corrected to reflect the notation of Southcenter, Parkway. Cordially, T mothy S. Dubois General Manager TSD:dc cc Stephen Koehler OTHER DOUBLETREE LOCATIONS - Doubletree Inn of Phoenix • At Park CentraLMall • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248-0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernon Way • Tucson, Arizona 85711 • Telephone (602) 881-4200 Doubletree Inn of Scottsdale • At Fashion Square • 4710 North Scottsdale Road • Scottsdale, Arizona 85251 • Telephone (602) 947.5411 Doubletree Inn of Scottsdale • At Scottsdale Mali • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone 1602) 994 -9203 Doubletree Inn of Monterey • At Fisherman's Wharf • Monterey, California 93940 • Telephone (408) 649.4511 Planning Commission Page 5 Minutes July 26, 1979 Discussion followed, with emphasis on the flow of traffic. Phil Fraser, Office Engineer, suggested the traffic flow be an item of negotiation. Chairman Kirsop remarked that there would be little foot traffic along Tukwila Parkway. MOVED BY MR. WELSH, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION APPROVE THE CONSTRUCTION OF DRIVE -IN WINDOWS AND RELATED ITEMS SUBJECT TO THE FOLLOWING CONDITIONS: (1) SCREENING OF. ALL ROOF - MOUNTED VENTS. (2) PROVIDE HANDICAPPED PROVISIONS IN PARKING LOT PER CODE. PARKING LOT TO COMPLY WITH MINIMUM PARKING LOT STANDARDS IN THE SEATTLE ZONING CODE. (3) PARKING AND LANDSCAPING REQUIRE- MENTS ON THE NORTH AND WEST SIDE. WILL BE ACCOMPLISHED PER AGREEMENT BETWEEN THE PLANNING STAFF AND THE APPLICANT. (4) THE 4,000 SQUARE FOOT PROPOSED CANOPY TO BE SETBACK AT LEAST 50 FEET FROM ANY RIGHT -OF -WAY. (5) TRAFFIC PROBLEMS WILL BE RESOLVED BY MUTUAL AGREEMENT BETWEEN THE APPLICANT AND PUBLIC WORKS DEPARTMENT. CONDITION (6) WILL BE ELIMINATED. (7) THE PLANNING DIVISION STAFF IS TO REVIEW AND APPROVE ANY REVISED SITE PLANS PRIOR TO ISSUANCE OF ANY BUILDING PERMITS, EXCEPT ITEM 5. (8) A LANDSCAPE PLAN IS TO BE APPROVED BY THE PLANNING COMMIS- SION PRIOR TO OCCUPANCY OF THE NEW DRIVE -UP BANK FACILITY. MOTION CARRIED. DEVISED PLANS: DOUBLETREE LODGE AND PARKWAY PLACE OFFICE BUILDING: Kjell Stoknes, OCD Director, read the staff report.. Mr. Stoknes said staff recommended that the 10 -foot wide area recommended to be developed as sidewalk would be acceptable as 5' sidewalk and 5' landscaping. MOVED BY MR. WELSH, SECONDED BY MRS. AVERY, THAT THE PLANNING COMMISSION ACCEPT THE REVISED PLANS FOR THE DOUBLETREE LODGE AND PARKWAY PLACE OFFICE BUILDING. MOTION CARRIED. LANDSCAPE PLANS: SEGALE PROJECT 791 -T: Kjell Stoknes, OCD Director, read the staff report. Chris Crumbaugh, Segale Company, said an underground irrigation system would be provided in all planting areas. MOVED BY MRS. AVERY, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION APPROVE THE LANDSCAPE PLANS FOR SEGALE PROJECT 791 -T WITH THE FOLLOWING CONDITION: (1) AN UNDERGROUND IRRIGATION SYSTEM BE PROVIDED IN ALL PLANTING AREAS. MOTION CARRIED. ADJOURNMENT: 12 :30 A.M. MOVED BY MR. WELSH, SECONDED BY MRS. AVERY, THAT THE PLANNING COMMISSION MEETING ADJOURN. MOTION CARRIED. Minutes prepared by: rma Booher Recording Secretary TUKWILA PLANNING COMMISSION ux.,,v, Eileen Avery Secretary 26 July 1979 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM VI G : REVISED P : Doubletree Lodge & Parkway Place Office B SUBJECT: Proposed revisions to site plan for Doubletree Lodge and Parkway Place Office Building. APPLICANT: City of Tukwila BACKGROUND: The above applications have both been reviewed and site plans approved by the Board of Architectural Review. This site plan approval indicated the requirement of a five (5) foot wide sidewalk and fifteen (15) feet of landscaping. The land- scape width being a code requirement of the C -M zone. Subsequent to this, building permits have been issued, contracts let, and construction of both projects is underway. As you know, Entranco Engineering is doing a traffic study for the City. Per the attached letters from Terry Monaghan, the City's Public Works Director, they have determined that an additional right turn lane is warranted and consequently the above projects have been requested to dedicate seven feet to allow the construction of this lane. The applicants both have indicated a willingness to dedicate the land if they can accommodate any site plan changes basically within the fifteen foot landscape area. Since seven (7) feet of the proposed fifteen (15) foot landscape area is required for dedication, this leaves a total of eight (8) feet available for sidewalk and landscaping. The project owners are proposing the following: 1. They will dedicate the seven (7) feet. 2. The remaining eight (8) feet be expanded to 10 feet by making parking stall depths 18 feet and reducing the section width to 60 feet (two 18 foot parking stalls and a 24 foot traffic aisle). Also treat the 10 feet as follows: a. A four (4) foot sidewalk on private property adjacent to the road. b. A six (6) foot landscape area with car overhangs allowed for two feet. CONCLUSIONS: 1. I have talked to the City Attorney. Since this dedication is a requirement of the City after the fact, it is not necessary for the City to apply for and receive a variance. Planning Commission Staff Report Page 2 26 July 1979 2. The owners are willing to cooperate in the traffic solution. If the City can- not work out an equitable solution and the owners become unwilling to cooperate, condemnation proceedings would be . required to acquire the property. 3. It is in the best interest of both the City and the owners to work out an equitable solution without entailing any proceedings at law. 4. This area will have a heavy concentration of pedestrians due to the type of adjacent land use and the land use in the generalized vicinity making a major sidewalk essential. RECOMMENDATION: 1. In terms of equity, staff recommends the allowance of 18 foot long parking stalls to allow an area 10 feet wide for landscaping and sidewalk. 2. Staff further recommends that the entire 10 foot width be developed as side- walk with street trees incorporated at 15 feet on center, seven feet•from the new right -of -way property line. (Distance on center subject to change upon recommendation of a landscape architect.) Reasons: a. Car overhangs would be at least two feet into a landscape strip. b. Minimum standards for sidewalk widths in the City is five feet. With . the volume of traffic, walking in this area adjacent to a street with the traffic volume of Southcenter Parkway would be intimidating. c. This area would have a very high concentration of pedestrians. It'is not unlike a downtown area and a 10 foot sidewalk would not be unreasonable. It is hoped that this recommendation and the alternative proposed by the applicant can be discussed by all parties the night of the Commission meeting and a satisfying solution reached amenable to all parties. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar Q Bauch, Maya' MEMORANDUM To: Planning Commission FROM: Kjell Stoknes DATE: July 13, 1979 SUBJECT: Site Plan Modifications -- Parkway Place Office Building & Doubletree Lodge Both of the above referenced developments were required by the Planning Commission to construct a 5 foot sidewalk and provide a 15 foot land- scape strip as a result of the requirements of the Tukwila Zoning Code. After issuance of a Building Permit, it was determined through a traffic study being conducted by a consultant through the Public Works Department that an additional 12 foot traffic lane was warranted northbound adjacent to these sites. This requirement is acceptable to both the Doubletree and Parkway Place owners, however, modifications to the site plan are necessary as a result of this action. The result of this need for the additional traffic lane northbound, for right hand turns, would require a dedication of 6 or 7 feet by both the Parkway Place Office Building and Doubletree lodge. They are willing to provide this dedication if the City is willing to accept a modified site plan. They are proposing a 4 foot sidewalk adjacent to the new traffic lane with 7 foot of landscaping internal to that. Since this is a requirement of the Public Works Department relating to access to the property and since Building Permits have been issued and construction underway, it is our recommendation that the Planning Commission authorize this site plan review to allow a 4 foot sidewalk with a 7 foot landscape area, specific details of the landscape plan to be reviewed and approved by the Planning Commission at a later date and prior to occupancy. Attached is the proposed landscape modifications to the Parkway Place Office Building adjacent to Southcenter Boulevard. It would be the intent that this same landscape scheme would be extended southerly to the Doubletree Lodge parcel as well so the two developments will be coordinated. • KS /ch Attachment: Revised site plan dated 7/10/79. Copy: Doubletree revised development plan, site plan review file. Attachment: Letters from Terry Monaghan to the two owners of the respective properties. \NILA -9 City C Tukwila �sy 1909 6200 Southcenter Boulevard Tukwila, Washington 98188 Public Works Department 433 -1850 Mr. Tim Dubois Doubletree Inn 205 Strander Blvd. Tukwila, Washington 98188 Dear Mr. Dubois: June 15, 1979 Doubletree II Project Enclosed for your review and information is a copy of the grading and storm drainage plan for the Doubletree I.I project as prepared by Triad Associates. We draw your attention to two notations on the enclosed plan regarding future widen - ings for roadway. We have determined that, based on future development in the area and traffic growth, a 16 -foot roadway widening has good potential of occurring on Strander Blvd. from Southcenter Parkway to Andover Park West. At this time, we do not see this widening for at least one to three years. However, recent traffic studies indicate that total traffic flow will be improved at the intersection of Southcenter Parkway and Strander Blvd. by the construction of a - right -turn lane.in northbound Southcenter Parkway. The need for this right -turn lane is immediate. We have, therefore, required that the acceleration and deceleration lanes on Southcenter Parkway for the Doubletree II project, the Parkway Place project and the Hayden Island project be constructed in conformance with the 12 -foot widening. We have noted the requirements for the acceleration and deceleration lanes on the enclosed plan. In cases where there is an overlap in the required length of an accel- eration and deceleration lane from two driveways, we have shown the full 12 -foot width as required from driveway to driveway. In the case where there is no overlap between an acceleration and deceleration lane, the City will participate in improving the addi- tional 12 -foot lane so that, in effect, we have a complete new 12 -foot lane from the south curb line of Strander Blvd. to the south property line of the Hayden Island pro- perty. It is my expectation that the City will participate in the full width widening simultaneously with the building of the acceleration and deceleration lanes. In any event, ultimately the 12 -foot widening will involve the dedication of approximately 7 feet of additional right -of -way on the east side of Southcenter Parkway from the south property line of Strander Blvd. to the south property line of the Hayden Island property. EXHIBIT A Mr. Tim Dubois June 15, 1979 Page 2 Thank you for your patience and concern during the review.of.•your access plans. If you have any further questions or if I may of any assistance, please do not hesitate to call. Terence R. Monaghan, P. Public Works Director r TRM /dp cc: Mayor Bauch Kjell Stoknes, OCD Director Phil Fraser, Senior Engineer \l1LA City cc. Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 N 1908 Public Works Department 433 -1850 Mr. Tim Dubois Doubletree Inn 205 Strander Blvd. Tukwila, Washington 98188 Dear Mr. Dubois: June 15, 1979 Doubletree II Project Enclosed for your review and information is a copy of the grading and storm drainage plan for the Doubletree I.I project as prepared by Triad Associates. We draw your attention to two notations on the enclosed plan regarding future widen - ings for roadway. We have determined that, based on future development in the area and traffic growth, a 16 -foot roadway widening has good potential of occurring on Strander Blvd. from Southcenter Parkway to Andover Park West. At this time, we do not see this widening for at least one to three years. However, recent traffic studies indicate that total traffic flow will be improved at the intersection of Southcenter Parkway and Strander Blvd. by the construction of a - right -turn lane in northbound Southcenter Parkway. The need for this right -turn lane is immediate. We have, therefore, required that the acceleration and deceleration lanes on Southcenter Parkway for the Doubletree II project, the Parkway Place project and the Hayden Island project be constructed in conformance with the 12 -foot widening. We have noted the requirements for the acceleration and deceleration lanes on the enclosed plan. In cases where there is an overlap in the required length of an accel- eration and deceleration lane from two driveways, we have shown the full 12 -foot width as required from driveway to driveway. In the case where there is no overlap between an acceleration and deceleration lane, the City will participate in improving the addi- tional 12 -foot lane so that, in effect, we have a complete new 12 -foot lane from the south curb line of Strander Blvd. to the south property line of the Hayden Island pro- perty. It is my expectation that the City will participate in the full width widening simultaneously with the building of the acceleration and deceleration-lanes. In any event, ultimately the 12 -foot widening will involve the dedication of approximately 7 feet of additional right -of -way on the east side of Southcenter Parkway from the south property line of Strander Blvd. to the south property line of the Hayden Island property. EXHIBIT A Mr. Tim Dubois June 15, 1979 Page 2 Thank you for your patience and concern during the review.of..your access plans. If you have any further questions or. if I may be of any assistance, please do not hesitate to call. TRM /dp cc: Mayor Bauch Kjell Stoknes, OCD Director Phil Fraser, Senior Engineer Sincerely, /./64- Terence R. Monaghan, P. Public Works Director i 4.4. Ji {`a its CityofTukwila 6200 Southcenter Boulevard w�� %7 o Tukwila, Washington 98188 1908 Public Works Department 433 -1850 June 15, 1979 Mr. Steve Koehler Parkway & Strander Associates 10700 Meridian Avenue North Seattle, Washington 98133 Dear Mr. Koehler: Parkway Place Project Enclosed for your review and information is a copy of the grading and storm drainage plan for the Parkway Place project as prepared by Triad Associates with our review comments and requirements for-the access to the subject property. This review is consistent with our discussion of June .13. Please note that you have been issued a curb cut permit No. 43 -79 on April 26, 1979 which will not become effective until August 1, 1979 and will run for a period of 60 days. This construction must be in accordance with the requirements of the approved plan enclosed. We draw your attention to two notations on the enclosed plan regarding future widenings for roadway. We have determined that, based on future development in the area and traffic growth, a 16 -foot widening has good potential of occurring on Strander Blvd. from South - center Parkway to Andover Park West. At this time, we do not see this widening for at least one to three years. However, recent traffic studies indicate that total traffic flow: will be improved at the intersection of Southcenter Parkway and Strander Blvd. by the construction of a right - turn lane in northbound Southcenter Parkway. The need for this right -turn lane is imme- diate. We have, therefore, required that the acceleration and deceleration lanes on Southcenter Parkway for the Parkway Place project, the Doubletree Inn project and the Hayden Island project be constructed in conformance with the 12 -foot widening. We have noted the requirements for acceleration and deceleration lanes on the enclosed plan. In cases where there is an overlap in the required length of an acceleration and decel- eration lane from two driveways, we have shown the full 12 -foot width as required from . driveway to driveway. In the case where there is no overlap between an acceleration and deceleration lane; the City will participate in improving the additional 12 -foot lane so that, in effect, we have a complete new 12 -foot lane from the south curb line of Strander Blvd. to the south property line of the Hayden Island. property. It is my expec- tation that the City will participate in the full width widening simultaneously with the building of the acceleration and decelerationlanes. In any event, ultimately the 12- foot widening will involve the dedication of approximately 7 feet of additional right - of -way on the east side of Southcenter Parkway from the south property line of Strander Blvd. to the south property line of the Hayden Island property. ' EXHIBIT B , 'Mr. Steve Koehler June 15, 1979 Page 2 Thank you for your patience and concern during the review of your access plans. If you have any further questions or if I may be of any assistance, please do not hesitate to call. TRM/dp cc: Mayor Bauch Kjell Stoknes, OCD Director Phil Fraser, Senior Engineer Sincerely, c"--) Terence R. Monaghan, E. Public Works Directo a. X° 2 - STWAII:e. k/D. 0,41012411411110A.40.4.._ 2* 7 it I ay. :2.14111Sa0. Val' yaw sw 0041140446 xtf Oro.. Oaf 2Y ANL Mb. Alk .111■ /ft. Aura ANL 11511141111X01/ vas. -Imp, Nes. 'NOW • 11119' 'NW IF visa • 2 g le • mkt 161, cleari"ms, Now WNW '20 r le' ni 0i8104V45 a 0 0 .t• • s Jo • //Y riW OtEll*Nlb e, ,re cry HQ. • . — fgaJg4114. ttt, • . SCOMPAGT (1 ; dal alair 'ow" •4111.' Mir Mar MI/ 2.0 ,o 1 IS 0 9 • 15 1 1 I I i AP_ hhhii Ul h 1 0 IAA i 11 g II k fl:$t..24jj *„.1L-;!, .0-47 1#1,01?, eg• I ,41**curaw ont .1.74,J14074. • ; ;LJr .,70,•04 Klt act. **10311; ' , 01 t 4NoTrahvOla,IIIillni 'az . 1ff # .. •••••• --■ 603•11i1 WS: .ampa VIKINVALS. S. RR. • vt CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT 27 December 1978 Mr. Timothy Du Bois, Manager Doubletree Inn 205 ST. Ronder Boulevard Tukwila, WA 98188 RE: Revised Development Pland the Doubletree Lodge Dear Mr. Du Bois: The Tukwila Planning Commission considered the revised development Plans for the Doubletree Lodge at their meeting of Wednesday, December 20, 1978. Their approval was based upon the attached plans and proposed exterior architectural treatment using the Dryvit System and the use of warm earthtone colors. Landscaping approval is required pribr to occupancy. cc: .P1. Sup. Bldg. Off. RJB /cml Sincerely, Roger J. Blaylock Assistant Planner 6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 Planning Commission Minutes Page 5 20 December 1978 2. ACCESS EASEMENT AGREEMENT ACROSS SUBJECT SITE BE GRANTED TO THE MORGAN OFFICE BUILDING. 3. SIDEWALKS.TO BE PROVIDED ALONG 62ND AVENUE SOUTH PER SPECIFICATIONS OF LID #29. 4. PARKING LOT DIMENSIONS TO CONFORM TO PRELIMINARY STANDARDS BY PLANNING COMMISSION (CITY OF SEATTLE STANDARDS) AND WASHINGTON STATE REGULATIONS FOR BARRIER FREE FACILITIES. 5. PLANNING COMMISSION APPROVAL OF DETAILED LANDSCAPE PLAN AND SIGNAGE PLANS PRIOR TO ISSUANCE OF OCCUPANCY PERMIT. SAID LANDSCAPE PLAN TO SPECIFICALLY INCLUDE: A. TREATMENT OF THE SLOPING PROPERTY BETWEEN THE PARKING LOT AND SOUTHCENTER BOULEVARD. B. IDENTIFY TREATMENT OF THE ROCKERIES. C. LOCATION OF UNDERGROUND SPRINKLING SYSTEM. D. ALL LANDSCAPING REQUIREMENTS PURSUANT TO TMC 18.56.050 THROUGH 18.56.055. E. EXECUTION OF LANDSCAPE AGREEMENT BETWEEN DEVELOPER AND CITY FOR THAT PORTION OF LAND BETWEEN PARKING LOT AND SOUTHCENTER BOULEVARD. 6. SCREENING OF ROOF - MOUNTED EQUIPMENT. MOTION CARRIED. ISED DEVELOPMENT PLANS: DOUBLETREE LODGE Mr. Blaylock read the staff report, distributed a revised site plan map, and explained the displayed drawings. Tim Dubois, general manager of Doubletree Inn, explained the building design changes and stated that in his opinion the revised plan was better than the previous proposal. MOTION BY MR. SOWINSKI AND SECONDED BY MR. WELSH TO APPROVE THE REVISED DEVELOP- MENT PLANS FOR THE DOUBLETREE LODGE. MOTION BY MRS. AVERY AND SECONDED BY MR. SOWINSKI TO AMEND THE MOTION TO INCLUDE B.A.R. APPROVAL OF LANDSCAPE PLAN PRIOR TO ISSUANCE OF OCCUPANCY PERMIT. AMEND- MENT CARRIED. ORIGINAL MOTION CARRIED. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 20 December 1978 8 :00 P.M. AGENDA ITEM V H . REVISED DEVELOPMENT PLANS: Doubletree Inn REQUEST: REVISED DEVELOPMENT PLANS to allow a modification from site plans reviewed with the Conditional Use Permit on 13 October 1977 for the construction and operation of a motel /restaurant complex pursuant to Section 18.64.020 (20) TMC. APPLICANT: Timothy DuBois, Manager Doubletree Inn 205 Strander Boulevard, Tukwila, Washington LOCATION: Generally located at the southeast corner of the intersection of Strander Boulevard and Southcenter Parkway. SIZE: Approximately ±7.9 acres. ZONE: C -M (Industrial Park) COMPREHENSIVE PLAN: Commercial INTRODUCTION: On 16 November 1978, the Planning Commission withdrew their approval of the site plan for the Doubletree Inn. The original approval granted on 13 October 1978 (Exhibit A) required that the applicant return to the Board of Architec- tural Review to consider exterior treatment details of all buildings. The applicant has submitted new development plans including (1) a revised site plan, (Exhibit B); (2) elevations, (Exhibit C); (3) ground floor plan, (Exhibit D); and (4) a typical floor plan, (Exhibit E). The basic modifications call for elimination of the free - standing restaurant and enlargement of the motel and internal food and beverage facilities. FINDINGS: 1. On 7 December 1978, the Board of Adjustment confirmed the variance intent for the Doubletree Inn. They found that the new proposal complied with the scope and intent in that the modifications did not alter the complex interrelationships of a motel /hotel convention facility. 2. The elimination of the free - standing restaurant provided additional space for design flexibility. The new proposal increases the total number of motel rooms from 312 to 393; the meeting rooms increased from 10,920 square feet to 11,880 square feet; the food and beverage facilities Planning Commission Page 2 Staff Report 20 December 1978 increased from 4,650 square feet to 5,400 square feet; and the administrative offices increased from 2,070 square feet to 2,500 square feet. The motel tower has been modified from 7 to 8 floors without an increase in height. The main floor instead of being 22 feet high will be 12 feet high. 3. The environmental review of the proposal under the State Environmental Policy Act (SEPA) and City of Tukwila Ordinance #986, which led to a Declaration of Non - Significance, is still applicable since the project is within the scope of the original environmental review. 4. Even with the increased number of rooms and floor space allocations, there was an excess of land for the development. Approximately ±.35 of an acre will be sold to the Stephen Koehler Company for the construction of the Southcenter Office Building. 5. The proposals for the Doubletree Inn and the Southcenter Office Building utilize one major access off of Southcenter Parkway. 6. The problem of on -site traffic circulation at the building entrance has been addressed by the creation of a partially covered cul -de -sac with an island in the middle. ANALYSIS: Even though the individual design components of the Doubletree Inn have been modi- fied, the intended usage of the facility as a hotel /convention center has not changed. Therefore, the interrelationships of component functions within the hotel complex are not modified and the parking factors established in the staff report dated 1 September 1977 to the Board of Adjustment (Exhibit F) are still valid and applicable. If any other functions would have been added to the facility such as commercial stores or private recreational facilities, the interrelationships established for the parking factors would not have held true. At that point a new applica- tion for a variance and conditional use permit would have been required. A comparison of the application of those factors can be seen in the following table for both Phases I and II: Activity Hotel Rooms Meeting Rooms F & B Facility Admin. Office Employees Sub Total Free Standing Restaurant Total Spaces Provided PHASE I Partial Development Old /New Minimum Spaces Factor Old New 208/ 221 .75 /room 156 166 10,920/9,000 1 /150' 73 60 4,650/5,400 1 /75' x .75 47 54 2,070/2,500 3.1 /1,000' 9 8 41/ 41 1 /employee 41 41 326 329 375/ 0 1 /5 seats 75 0 401 329 479 442 Planning Commission Page 3 Staff Report 20 December 1978 Activity Hotel Rooms Meeting Rooms F & B Facility Admin. Office Employees Sub Total Free - Standing Restaurant Total Spaces Provided PHASE II Full Development Old /New 312/ 393 10,920/11,880 4,650/ 5,400 2,070/ 2,500 41/ 41 373/ Factor .75 /room 1 /150' 1 /75' x .75 3.1 /1,000' 1 /employee 0 1 /5 seats Minimum Spaces Old New 234 295 73 80 47 54 9 8 41 41 404 478 75 0 479 478 500 500 The location of the main motel /hotel structure has not been significantly altered. However, the emphasis on one main access combined with the circula- tion problem has prompted the redesign of the main floor. The expansion of the food and beverage facilities, the meeting rooms, and the administrative offices have resulted in a reduction of the lobby (atrium) area. The circular drive at the entrance does solve the entrance traffic problem. Unfortuneately, solving the problem may have resulted in a less aesethically pleasing interior design. The exterior treatment of the Doubletree Inn will be the Dryvit System. This system provides a smooth stucco texture. It is probable that the precast con- crete will have the texture applied in the factory. The structure will then be painted in warm earthtones. The bronze tone glass will be encased in bronze annodized aluminum window and door frames. This will be a pleasing aesethic contrast with the Southcenter Office Building, which will be painted a dove gray. Across Southcenter Parkway the structures are much smaller and treated with brick or natural woods. The tentative plans for the office building to the south of the Doubletree is to be either brick or concrete. The applicant will still need to comply with all the original stipulations of approval of the Conditional Use Permit. RECOMMENDATION: The Planning Division recommends that the Planning Commission, based on the Find- ings and Conclusions contained in this Staff Report, approve the revised site plan and exterior architectural treatment of the motel /restaurant complex. SI:1011:131Ni • ShIMINVid • SI:1133NION3 • EI.1.03.1.1HOtiVr% samnoossv umnuanian hisiad--4%) I 1 I I 1 1 1 1 1 I I 1 1 1 1 II I I II 11 1 1 11 1 1 14 WILA ss, City of Tukwila 1908 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor EXHIBIT A DOUBLETREE INN ('.'ISED DEVELOPMENT PLANS BOARD OF ADJUSTMENT Minutes of the meeting, 7 December 1978. The regular December meeting was called to order by Vice - Chairman Richard Goe at 8:12 p.m. Board members present were Mrs. Altmayer, Miss Morgan, Mrs. Rinehart and Mr. Goe. Roger Blaylock represented the Planning Division. Acting Chairman Goe called for approval. of the minutes dated 2 November 1978. MOTION BY MRS. ALTMAYER, SECONDED BY MRS. RINEHART TO APPROVE THE MINUTES OF 2 NOVEMBER 1978. MOTION CARRIED. DOUBLETREE INN /CONFIRMATION OF VARIANCE INTENT The staff report and background information was presented by Mr. Blaylock. Mr. Duffie came in and Acting Chairman Goe turned the Chairmanship over to him. The public hearing was opened by Chairman Duffie. Mr. Timothy Dubois, Manager of the Doubletree Inn was present to answer questions of the Board. The Board discussed the modifications in design from 312 rooms to 393 rooms plus the elimination of the free standing restaurant. The problems of pedestrian and motor vehicle traffic on Southcenter Parkway and Strander Boulevard were discussed. Increased traffic congestion especially on Strander Boulevard prompted the MOTION BY MISS WENDY MORGAN, SECONDED BY MR. RICHARD GOE THAT THE BOARD OF ADJUSTMENT ENDORSE THE ADAPTATION OF STRANDER BOULEVARD TO BE A FIVE LANE, THAT THE FIFTH LANE BE A TWO WAY TURN LANE IN THE CENTER OF THE STREET. PASSED UNANIMOUSLY. The discussion returned to the intent of original variance granted to .the Doubletree Inn. MOTION BY MRS. ALTMAYER, SECONDED BY MR. GOE, BASED UPON THE NUMBER OF EXTRA EMPLOYEES NOT INCLUDED IN THIS REPORT THAT MR. DUBOIS HAS MENTIONED TONIGHT, FOR A TOTAL OF NINE AND ALSO BASED ON THE RECOMMENDATION OF THE STAFF, I MOVE THAT WE CONFIRM THE VARIANCE INTENT AS REQUESTED. MOTION CARRIED. OTHER BUSINESS Chairman Duffie presented the letter from Mayor Bauch extending the use of the Council Board of Adjustment Page 2 Minutes 7 December 1978 Chambers to the Board of Adjustment for regular meetings. Chairman Duffie turned the chair over to Vice - Chairman Goe so he could make the following motion: MOTION BY MR. DUFFIE, SECONDED BY MISS MORGAN THAT WE WRITE THE MAYOR TO ACKNOW- LEDGE RECEIPT OF HIS LETTER AND WE THANK HIM. Mr. Duffie, Mrs. Rinehart, Miss Morgan and Chairman Goe voted yes. Mrs. Altmayer voted no based on the belief that it is unnecessary. She did not object to the use of the conference room, but the Board should feel free to use the Council Chambers if necessary. She wanted it clearly understood that it was not a demand of the Mayor or the City Council to use the Council Chambers. The possibility of the Southcenter Office Building having to apply for a variance was discussed. The staff informed the Board that the Planning Commission had reviewed the site plan and had approved the development plans with certain condi- tions; however, the developer had not been able to meet one of the conditions. It is possible that meeting all the conditions could result in the proposal not complying with the Tukwila Municipal Code and a variance having to be requested by the applicant. The Board discussed the implementation of their definition of a "truck terminal ". Mr. Goe felt the staff's method of reviewing business licenses was too slow and ineffective. The Board was informed that a variance request for Garfield Trucking from the automobile parking requirement would be on thier January 4th agenda. MOTION BY MRS. ALTb9AYER, SECONDED BY MR. GOE TO ADJOURN. PASSED UNANIMOUSLY. The regular December meeting of the Board of Adjustment adjourned at 9:50 p.m. Minutes prepared by, Roger Blaylock, Secretary. Board of Adjustment Assistant Planner SdO1t131N1 • Sd3NN'u'ld • SbJ2SNION3 • • . S13S11H3dV o SSiVI3OSSV WldQNE1 d IS.Sdx 1 g o . mil • SbD1d31NI SL-JSNNV 1d • SaSSNIONS • • S1DS11HO�Id SEXQ 13OSS'1 1/ intaONE1 ' ti31Sd M - -s t • s,;� 1 StIDI1:131NI • SbENNV1d • St133NION3 • S.10311H3 1'vf -g S31VIDDSSd Wr1�iDN31 d b313d � 3 A 4E1 '1 AO o z 1I t 1 1111 � \j L. [ � " a 4 SdDId31NI • Sid3NNV d • SuSaNIDNS • S10S11H01:: sEiVIDossV wndaNE1 nor b1E.i Ed R r f •0 DOUBLE TREE ZNN SOUTHCENTER • 205 STRANDER BLVD. • SEATTLE, WASHINGTON 98188 • TELEPHONE (206) 246.8220 November 24, 1978 Mr. Roger J. Blaylock Assistant Planner Office of Community Development City of Tukwila 6230 Southcenter Blvd. Tukwila, Washington 98188 RECEIVED �o�co asf•+ i W IOW liff "11 Dear Roger: We would like to make a request to appear before the Planning Commission at their December 21st meeting. At this meeting we will be presenting for their approval a modified site plan for our new hotel. Cordially, Ti''.: . Dubois General Manager TSD:dc OTHER DOUBLETREE LOCATIONS - Doubletree Inn of Phoenix • At Park Central,Mall • 212 West Osborn • Phoenix, Arizona 85013 • Telephone (602) 248.0222 Doubletree Inn of Tucson • At Randolph Park • 445 South Alvernan Way • Tucson, Arizona 85711 • Telephone (602) 881 -4200 Doubletree Inn of Scottsdale • At Fashion Square • 4710 North Scottsdale Road • Scottsdale, Arizona 85251 • Telephone (602) 947-5411 Doubletree Inn of Scottsdale • At Scottsdale Mall • 7353 East Indian School Road • Scottsdale, Arizona 85251 • Telephone (602) 994-9203 Doubletree Inn of Monterey • At Fisherman's Wharf • Monterey, California 93940 • Telephone (408) 649-4511 Mr. Timothy Manager Doubletree Inn 14 October 1977 } Page 2 4. Landscape along Southcenter Parkway, within the boulevard driveway and along the periphery of the site shall include trees of 3 -inch minimum caliper and all such areas as well as'those ad- jacent the buildings shall include an automatic irrigation system. A detailed landscape plan shall be reviewed by the Planning Commission sitting as the Board of Architectural Review prior to issuance of the Occupancy Permit. 5. Freestanding signs shall not exceed the height limit established by Title 19 (TMC) for commer- cial use areas. This correspondence shall constitute the Conditional Use Permit together with the conditions stipualted hereinabove and must accompany application for Building Permit. Should you have any questions, please contact me at your convenience. Sincerely, Gary Crutchfield Assistant Planner. GC /ch cc: Mayor Bauch Dir, OCD Bldg Off - CITY OF TUK!'!ILA PLANNING DIVISION BOARD OF ADJUSTMENT STAFF REPORT EXHIBIT F DOUBLETREE. INN ..EVISED DEVELOPMENT PLANS 1 September 1977 8:00 P.M. AGENDA ITEM IV B PUBLIC HEARING: VARIANCE (Doubletree Inn) REQUEST: VARIANCE from Parking Requirements (18.20.070 TMC) APPLICANT: Doubletree Inn, Tukwila LOCATION': Southeast corner of the intersection of Strander Boulevard and Southcenter Parkway directly south of the existing Doubletree Inn. SIZE: ±8.25 acres ZONE: CM (Industrial Park) COMPREHENSIVE PLAN: Industrial (Existing Plan) Commercial (Proposed Plan) INTRODUCTION: The Doubletree'"Inn :proposes to develop a new hotel /restaurant complex on the large parcel of vacant land directly south of the existing Doubletree Inn. A variance has been requested as a vehicle to determine the actual need for park- ing due to the nebulous requirement of .Section 18.20.070 (TMC). Much of the data included in the application was compiled for a previous variance request in January 1976. FINDINGS: 1. The ±8 -acre site is proposed to contain a 208 -room 7 -story hotel building with banquet, eating and entertainment areas, a separate and individual restaurant and lounge, a possible 4 -story 104 -room hotel expansion building with banquet facilities, and a total of 500 parking spaces. (SEE, site plan, Page 8, Parking Variance Proposal.) 2. The Tukwila Municipal Code (TMC), under Section 18.20.070, requires Hotels and Motels to provide "...One space for each bedroom, plus adequate parking for special eating, banquet or entertainment facilities." 3. Lacking any specific requirements within the TMC regarding parking for "eating, banquet or entertainment facilities ", Staff has employed the Uniform Building Code in conjunction with the provisions under Places of Other Public Assembly, Sections 18.56.110 and 18.56.120, for such use areas Board of Adjustment Staff 'Report Page 2 1 September 1977 and Section 18.56.160 for the administrative offices. (SEE, Exhibit A, Square Feet per Occupant by Use Area) 4. As a result of application of Sections 18.20.070, 18.56.110, 18.56.120 and 18.56.160 to the use areas identified in the Parking Variance Proposal and which require that parking be provided, the number of parking spaces required by the TMC is broken down and totalled in Exhibit B. 5. Based on an 18 -month survey of banquet facilities use characteristics described on Page 16 of the Parking Variance Proposal the applicant establishes that 78% of the banquets or meetings use one banquet area for business and another banquet area for eating. In effect, the banquet par- ticipants are using twice the floor area for which parking is required with- out generating the vehicle trips assumed by the TMC for the second banquet area. The applicant's basic assertion with respect to this factor is that parking should be provided to accomodate half of the maximum number of 728 banquet participants. (NOTE: The 728 banquet participant figure is arrived at by dividing the 10,920 square feet of banquet floor area by the 15 square feet per occupant dictated under the Uniform Building Code.) 6. Multiple use within a hotel /restaurant complex is a common factor .and is addressed by the applicant on Page 18 of the Parking Variance Proposal. This factor essentially identifies the ratio of hotel room occupants that frequent the eating facilities such as the coffee shop, restaurant or lounge located within the hotel. Since these persons assumedly arrive at the hotel, park their vehicle, occupy their hotel room and walk to the coffee shop, restaurant or lounge located within the hotel, they constitute an occu- pant of the eating facilities without generating a need for the eating facility to provide parking space. The maximum ratio identified is 90% of coffee shop morning patrons being hotel guests who have already parked their vehicle and walked from their hotel room to the coffee shop. The minimum ratio asserted by the applicant`is 25 %, that occurring during the noon hour at both the coffee shop and restaurant. Hence, the greatest number of parking spaces required by the eating facilities is 5% of the TMC requirement. 7. The peak demand analysis graphically depicted on Pages 23 and 24 of the Parking Variance Proposal asserts that, based on actual car counts“,. the existing Doubletree Inn facility generates a peak parking demand of less than 250 cars for all but 12 days out of the year. (SEE, Page 19; Parking Variance Proposal for explanation of "Peak Demand ".) Using this data, the applicant extrapolates that such peak parking *demand at the proposed complex will be less than 425 cars for all but 12 days out of the year. 8. Proximity of the existing as well as the proposed complex to the Sea -Tac International Airport is of important consequence to the number of parking spaces actually required to provide sufficient parking for hotel room guests only. The Parking Variance Proposal, on pages 25 and 26, explains the num- ber of hotel room guests which arrive by other than private automobile such as limousine service or taxi. The applicant asserts that only 31 °% of all hotel room occupants arrive by private automobile and, thus, require parking space. Board of Adjustment Page 3 Staff Report ( 1 September 1977 9. Page 28 of the Parkins Variance Proposal asserts that an non - quantifiable but "considerable" number of Southcenter shoppers walk to the existing facility and that such would hold true for the new facility. While this may be true for the existing facility due to its proximity to Southcenter, the number on a daily basis is likely to be negligible and even more so for the new facility due to the distance from Southcenter and the lack of a weather- protected and traffic -safe pedestrian system. 10. While the Parking Variance Proposal on Page 29 depicts the City of Seattle code requirements for hotels compared to Tukwila's TMC requirements, fac- tors other than those indicated within the application contribute greatly to the final ratios inherent in the Seattle code requirements. A. On- street Parking: Seattle has considerable on- street parking while Tukwila allows no on- street parking. B. Off- street Parking: Parking garages, exclusive of other uses, are a principal use of property in downtwon Seattle. The difference between the Seattle and Tukwila land markets being what they are, such is not the case in Tukwila. • C. Non - Driving Guests: Seattle's code ratio as depicted in the application breaks down to 1 parking space per 4 rooms or only 25% of the Tukwila code requirement. Although the ratio of airport arrivals as hotel guests is likely to be similar, the fact that Tukwila is suburban and the proposed facility is located within 4 mile of one of the largest interstate freeway interchanges in the state indicates the actual number of vehicle- driving hotel guests is likely to be greater than that found in Seattle hotels. 11. The applicant 'plans to construct the complex in two phases; Phase I including the 7 -story hotel, the freestanding restaurant, and 500 associated parking spaces while Phase II will consist of the 4 -story hotel. 12. The applicant requests that the variance be granted for a period of five (5) years to allow the planned Phase construction. CONCLUSIONS: 1. The nebulous character of the requirement of Section 18.20.070 to provide "adequate" parking space for "eating, banquet and entertainment" facilities is certainly open to interpretation on a case by case basis. Staff's appli- cation of Sections 18.56.110 and 18.56.120 in conjunction with the Uniform Building Code 'floor area per person' (Exhibit A) is an attempt to apply meaningful and measurable parking requirements to this particular use in the TNIC's absence of such precise restrictions. At the same tire, Staff recognizes that certain use peculiarities may render the applied restrictions either lacking or unnecessarily burdensome. 2. In consideration of the "Eat and Meet" situation depicted by the application, the TMC parking ratio of 1 space /75 square feet should be reduced to 1 space/ 150 square feet. This ratio essentially recognizes the fact that banquet Board of Adjustment --..=- Staff Report Page 4 1 September 1977 patrons use twice the amount of floor space than indicated by the Uniform Building Code due to the fact they "meet" in one banquet room and retire to another banquet room to "eat ". 3. Multiple use of different use areas within the hotel is an unquestioned factor and must be recognized in any reasonable assessment of actual parking demand. To do so, the TMC parking requirement for eating and enter- tainment areas within the motel should be reduced by 25%. This corresponds to the smallest recorded percentage of hotel guests as users of such areas. 4. While the proximity to SeaTac Airport plays an important role in the applicant's asserted need for parking, the claim that only 1 in every 3 rooms requires a parking space is far too low in consideration of the factors listed under Finding #10. Moreover, the TMC is quite specific in requiring one space per room. Were the TMC requirement reduced to .75 spaces per room, this factor is recognized while providing for the fre- quent peak parking demand. 5. Since this analysis is aimed at providing for necessary parking, the number of employees must be addressed. As a typical provision, the complex should include 1 parking space for each of the 45 employees. 6. In consideration of the critieria outlined in Section 18.72.010, the following respective conclusions are drawn: A. The variance shall not consttitute a grant of special privilege incon- sistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; CONCLUSION: - 'Insofar as the Board is authorized to vary any of the parking requirements based on the particular use and, in the case of Section 18.20.070 is obligated to weight all factors to determine a reasonable parking require- ment for hotels /motels, the granting of a variance will not constitute a grant of special privelege. B. That such variance is necessary because cf special circumstances relating to the size, shape, topography, location or surrounding of the subject property, to provide it with use rights and privileges permitted to.other properties in the vicinity and in the zone in which the subject property is located; CONCLUSION: The special circumstances are not physical in nature but, rather, are use peculiarities which can be measured as proven in the application and this report's findings. Since most other uses are grouped by nature (such as commercial or industrial) and common or typical parking needs are readily identifiable, the multiple -use and proximity to airport factors are peculiar to this particular use and require consideration and proportionate adjustment to ensure consistent property use rights. C. That the special conditions and circumstances do not result from the actions of the applicant; CONCLUSION: Multiple use of complementary use areas and the proximity Board of Adjustment - Page 5 1 September 1977 Staff Report of SeaTac Airport are, as identified throughout this Report, special circumstances peculiar to this particular.use which are not due to actions of the applicant. D. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in•the zone in which the subject property is situated; CONCLUSION: The provision of adequate on -site parking is of primary concern in Tukwila since the City prohibits on- street parking to promote public safety Hence, a variance from the parkins requirements must not reduce the parking requirement below that which is reasonably determined to be necessary. Moreove people will park their vehicle on neighboring parcels if adequate parking is not provided on -site; thus resulting in a certain degree of injury to neigh- boring properties. In summary, a variance which insures adequate parking is. provided will not be materially detrimental to the public welfare or injurious to surrounding properties. E. The authorization of such variance will not adversely affect the implemen- tation of the comprehensive land use plan; CONCLUSION: The existing Comprehensive Plan contains no policies but, rather, consists of a graphic representation of land use categories and their distri- bution throughout the City. As such, the variance will not adversely affect implementation of the existing Plan. The proposed Comprehensive Plan contains policies which promote provision of adequate on -site parking. F. That the granting of such a variance is necessary for the preservation an enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. CONCLUSION: This property can certainly be developed to other uses more similar to existing use of the surrounding land area. The right to fully utilize a parcel of land within adherence to lawful restrictions, however, is a substantial property right which should be enjoyed by all and uses. The peculiarities inherent in the proposed use are not precisely addressed by the TMC parking requirements. Therefore, a variance is necessary as a vehicle by which to arrive at reasonable parking provisions in order to ensure the fullest use of the property within lawful restrictions. SUMMARY In the absence of reasonably precise parking requirements for this particular type of land use, the variance is a necesary tool in this instance to arrive at reason- able parking requirements with respect to particular use characteristics which are peculiar to this type of complex. Based on the Parking_Variance Proposal and the Findings and Conclusions contained in this Report, theliFFing breakdown is con- cluded to be a reasonable minimum requirement for on -site parking which respects the particular use characteristics. Board•of Adjustmen Staff Report Activity # or Area Page 6 1 September 1977 Factor Minimum Spaces Required Hotel Rooms 312 .75 /Room Meeting Rooms 10,920 sq. ft. 1/150 sq.'ft. Eating & Entertain- 1/75 sq. ft. ment 4,650 sq. ft. x (75 %) Administrative Offices 2,070 sq. ft. 3.1/1,000 sq. ft. Employees 41 1 /employee 234 73 47 9 41 SUB -TOTAL 404 Purposely excluded from this breakdown is the freestanding restaurant proposed as a part of the ultimate complex. It is excluded due to its individual nature and negligible intra -hotel multiple use. Although it is reasonable to assume some of this restaurant's patrons will walk from the hotel, the actual number is believed to be negligible and, in fact, the bulk of the patrons will arrive by car from origins other than the hotel. Hence, the 1 space /5 persons is deemed' to be the minimum number of spaces necessary to .service the separate restaurant facility, resulting in the requirement of 75 parking spaces. Hotel Complex 404 spaces Freestanding Restaurant 75 TOTAL MINIMMMUM REQUIREMENT 479 spaces RECOMMENDATION: Based on the Findings and Conclusions in this Report as substantiated by the Parking Variance Proposal, Staff recommends the variance from Section 18.20.070 be granted with the following stipulations: 1. Development of Phase I, to include the 7 -story hotel /restaurant building and the freestanding restaurant, shall include a minimum of 500 parking • spaces. 2. This variance shall be in effect only as long as the principal use of the property remains a hotel /convention facility and reflects multiple use. 3. Construction of Phase II must be reasonably initiated within five (5) years or said development shall provide parking in compliance with Section 18.20.070 (TMC). E X H I B I T " 14/F 177 -37 -V VARIANCE from Parking Requirements Doubletree Inn 1 September 1977 PARKING SPACES REQUIRED BY TMC ACTIVITY # OR AREA Rooms 312 Meeting Rooms 10,920 sq. ft. Restaurant (Hotel) 1,600 sq. ft. Cafe (Hotel) 1,575 sq. ft. Lounge (Hotel) 1,475 sq. ft. Administrative Offices 2,070 sq. ft. Restaurant (Separate) 350 seats • FACTOR 1 sp /Room 1 sp /75 sq. ft. 1 sp /75 sq. ft. 1 sp /75 sq. ft. 1 sp /75 sq. ft. 3.1 sp /1,000 sq. ft. 1 sp /5 seats REQUIRED SPACES 312 146 21 21 20 9 75 TOTAL 604 This breakdown excludes those use areas which do not generate vehicle trips such as lobby area, restrooms, etc. I - + 1 ‘ 3 1 . 7 ,F : >>o tc(;1 Trac ✓).tA. 1975 EDITION TABLE NO. 33•A—AV AILABLE SQUARE FEET PER OCCUPANT AND EGRESS FACILITIES 33•A (Continued) 11,Y1i;-OrOA- 651\ (Vv 6c41 519 15 5 r ti oat = '15 rrs F--e 5 rr.,3015 • USE) MINIMUM OF TWO EXITS 07HER THAN ELEVATORS ARE REQUIRED WHERE NUMBER CF OCCUPANTS IS OVER - SQUARE FEET PER OCCUPANT EGRESS ST BIER :1S CF R RAM? CR AN ELEVATOR MUST BE PROVIDED ?CR THE PHYSICALLY HANDICAPPED AS INDICATED) 1. AL -craft Hangars 10 500 Yes (,No Repair ) 2. Auction Rooms 30 7 Yes 3. Assembly Areas, Concen- trated Use ( without fixed seats) 50 7 Yes' 4 Auditoriums ' Bowling Alleys (Assembly areas) ' Churches and Chapels • Dance Floors Lodge Rooms Reviewing Stands Stadiums 4. Assembly Areas, Less -con- centrated Use 50 13 Yes3 Conference Rooms Dining Rk)oniu Drinking Establishments Exhibit Roorns Cynirasiums Lounges Skating Rinks Stages 5. Children's Homes and Homes for the Aged 5 80 Yess 6. Classrooms 50 20 Yes 7. Dormitories 10 50 Yess 8. Dwellings 10 300 No 9. Carage, Phrkiag 30 200 Yes6 10. hospitals and Sanitariums- Nursing Homes r• 5 80 Yes 11. Hotels and Apartments 10 200 Yes when more than 3 stories 12. Kitchen — Commercial 30 200 No 13. Library Reading Room 50 50 Yes3 14. 15. Locker Rooms Mechanical Equipment 30 • 50 Yes . Room 30 300 No 16. Nurseries for Children (Day -care) 6 50 Yes (Continued) 11,Y1i;-OrOA- 651\ (Vv 6c41 519 15 5 r ti oat = '15 rrs F--e 5 rr.,3015 /1 7541 5-18-77 • • • PRELIMINARY ea. rITrrrTff 0 IS ?HS INCH 5 r17 FLEXIBLE RULER -302AWiriwax:—..– OE sz et Lz ez sz ez zz I OZ 61 Ell 91 GI VI Z1 11 OL _.....,.,11111111111.011.11.111.11,11111111.1111.11111111111111111111111111111.1111111111111Biliallitillt.10likikilliii1Olid.141,1111111114.41.141114iiih1,01111thin.1111.411h1H' • IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE,. IT ..1.5.1W TO: THE QUALITY OF THE ORIGINAL DOCUMENT. • • ■ .• • -1 • • • . • :•. ;•2,4 I NM MA •130.00 . 11114 I 11.11 91.74,•. 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