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Home My WebLink AboutLUA16-000389_Report 1Leslie Betlach ---------Renton® Plan Review Routing Slip Plan Number: Site Address: LUA16-000389 800 SW 43RD ST Name: IKEA Site Signage and Flag Variance Description: IKEA is requesting a variance, from RMC 4-4-100, Sign Regulations, in order to for a 128 square foot off-premise freestanding sign for Sound Collision Center along South Grady Way. The 29 acre subject property is located on the north side of SW 43rd St between Lind Ave SW ands zoned Medium Industrial (IM). A new 444,351 SF retail facility is currently under construction to replace the existing facility to be demolished (LUA14-000951). The signs are meant to provide visibility from the principal arterial street. The sign variance would allow Sound Collision Center's sign to share the same parcel with the existing Mazda dealership brand sign. Review Type: Date Assigned: Community Services Review-Version 1 06/06/2016 Date Due: 06/20/2016 Project Manager: Rocale Timmons Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Pia nts Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Hi stori c/Cultura I Preservation Recreation Airport Environ men ta I Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT A. ADMINISTRATIVE VARIANCE REPORT & DECISION DECISION: [gJ APPROVED 0 APPROVED SUBJECT TO CONDITIONS REPORT DATE: June,30, 2016 Project Name: IKEA Site Signage & Flag Variance Owner: IKEA Property Inc.; 420 Alan Wood Rd; Conshohocken, PA, 19428 D DENIED Applicant/Contact: Jay Grubb; Barghausen Consulting Engineers; 18215 72"' Ave S, Kent, WA 98032 File Number: LUA16-000389, VAR Project Manager: Roca le Timmons, Senior Planner Project Summary: IKEA is requesting a variance, from RMC 4-4-100, Sign Regulations, in order to construct: three flag circles consisting of eight corporate branded flags; three welcome signs; two essential signboards; two commercial signboards; 24 parking memorizer signs; and ten traffic direction signs. The 29 acre subject property is located on the north side of SW 43rd St between Lind Ave SW ands zoned Medium Industrial (IM). A new 444,351 SF retail facility is currently under construction to replace the existing facility to be demolished (LUA14-000951). The signs are meant to provide visibility from the principal arterial street for the big box retail use. Project Location: 601 SW 41'' St & 800 SW 43'' St Site Area: Approximately 29 acres Project Location Map Admin Variance Report City of Renton Department of Community~ /KEA SITE S/GNAGE & FLAG VARIANCE Report of: June 30, 2016 I B. EXHIBITS: ,omic Development The following exhibits were entered into the record: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Staff Report Comm. Site Plan Sign Specifications Site Photos ~ C. GENERAL/NFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: a. North: Office/Warehouse /IM zone) b. East: Office (CO zone) IKEA Property Inc. 420 Alan Wood Rd Conshohocken,PA, 19428 Medium Industrial (IM) Employment Area (EA) IKEA Retail Store C. South: Warehouse/Retail (Kent: Ml zone) d. West: Warehouse {IM Zone) 7. Site Area: Approximately 29 acres ID. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Comprehensive Plan N/A 5099 Zoning N/A 5100 Annexation N/A 1745 IKEA Remodel LUAOl-035 N/A IKEA Site Plan Review LUA14-000951 N/A E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts 2. Chapter 4 City-Wide Property Development Standards a. Section 4-4-100: Sign Regulations J_ Chapter 9 Permits -Specific a. 4-9-250 Variances, Waivers, Modifications, and Alterantes 4. Chapter 11 Definitions Admin Variance Report Administrative Report & Decision WA16-000389, VAR Page 2 of 7 Date 11/01/2004 11/01/2004 4/9/1959 3/14/2001 11/13/2014 City of Renton Department of Community /KEA SITE S/GNAGE & FLAG VARIANCE Report of: June 30, 2016 nomic Development F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I G. FINDINGS OF FACT {FOF}: Administrative Report & Decision WA16·000389, VAR Page 3 of 7 1. The applicant is requesting an administrative variance from RMC 4-4-100 in order to allow for the installation of the following on-site flags and sign age: a. Flag Circles: Three flag circles consisting of eight corporate branded flags (24 flags total) located at each of the new driveways along the SW 41" St, SW 43" St, and Lind Ave SW frontages. The flag poles would measure 40 feet in height and each flag circle would measure 24 feet across. RMC 4-4- 100.B.6.g allow for a single corporate branded flag for the site. b. Welcome Signs (Sign l.OA): Three 6'-5 1/4" x 8'-0 3/4" welcome signs would be located at each of the new driveways along the SW 41" St, SW 43'' St, and Lind Ave SW frontages. RMC 4-4- 100.E.5.e.ii limits additional freestanding signs to no more than 8 feet in height. The proposed welcome signs exceed the maximum height allowance by Y. of an inch. c. Commercial Signboards (Sign 3.0A): Two commercial signboards consisting of four 8' x 5'-4 1/2" billboards (167 square feet each) would also be located internally, within the parking lot, east of the store entrance. RMC 4-4-100.E.5.e.ii limits the size of additional freestanding signs to 100 square feet. The proposed commercial signboards exceed the maximum size allowance by approximately 6 7 square feet. d. Parking Memorizer Signs (Signs 6.0 A-X): Twenty four (24) parking memorizer signs consisting of 1.6' x 1.6' (2.25 square feet each) each would be located at the end of parking rows throughout the parking lot area in front of the store. RMC 4-4-100.B.6.r limits parking and traffic control signs to two square feet or less on private property. The proposed parking memorizer signs exceed the maximum size allowance by 0.25 square feet. e. Traffic Direction Signs (Signs 8.4 A-E): Ten traffic direction signs consisting of either an 18" x 78" single panel sign (approximately 10 square feet), 35" x 78" double panel sign (approximately 20 square feet), or 51" x 78" (approximately 26 square feet) triple panel sign would be located throughout the parking lot and rear store loading area. RMC 4-4-100.B.6.r limits parking and traffic control signs to two square feet or less on private property. The proposed traffic direction signs exceed the maximum size allowance by approximately 8, 18, and 24 square feet. 2. The applicant included in its request the need to vary from the number of freestanding signs allowed on site. RMC 4-4-100.E.5.e.ii limits additional freestanding signs to no more than two on-premise signs per street frontage. The subject site has three street frontages. The proposal includes a total of seven freestanding signs (three welcome signs -Sign 1.0A and four signboards -Signs 2.0A and 3.0A). Six of the seven freestanding signs can fall within the additional freestanding sign allowance for Big Box Retail Uses (RMC4-4- 100.E.5.e.ii). Given IKEA has not utilized it's large freestanding (40-foot tall) sign, the seventh freestanding sign can utilize this allowance. Therefore, a variance is not required for the number of freestanding signs on site. 3. The applicant's submittal material complies with the requirements necessary to process a variance request. The applicant's site plan (Exhibit 2), sign specifications (Exhibit 3), and proposed sign photos simulations (Exhibit 4) are attached. 4. The project site is composed of two parcels totaling 28.99 acres in area and is zoned Medium Industrial (IM). Admin Variance Report City of Renton Department of Community, /KEA SITE S/GNAGE & FLAG VARIANCE nomic Development Administrative Report & Decision LUA16-D00389, VAR Report of: June 30, 2016 Page 4 of 7 5. The applicant received Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three modifications (parking, street, and refuse/recycle) for the construction of a new 451,000 square foot IKEA retail facility (LUA14-000951) on the subject site. 6. Land uses on surrounding properties include a variety of medium industrial, manufacturing, retail, and commercial office/warehouse uses. 7. The Planning Division of the City of Renton accepted the above master application for review on May 24, 2016 and determined complete on June 13, 2016. The project complies with the 120-day review period. 8. A public comment period commenced on June 13, 2016 and ended on June 27, 2016. No public or agency comments have been received. 9. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 10. Variance Analysis: The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250: Compliance Variance Criteria and Analysis ,/ Admin Variance Report .. a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that without granting the variance, practical difficulties exist and that the strict interpretation of the sign regulations would deprive them of privileges enjoyed by other property owners in the vicinity. Specifically, strict application of the sign code would create an unnecessary hardship on /KEA 's ability to effectively identify the parking lot entrances for the regional retail center on a uniquely large site with multiple street frontages. The applicant argues the flag circle signs have been designed to be consistent with the longtime use of flags on the site as an essential and practical means for directing a large, regional customer base to the parking lot entrances from the nearby arterial streets and highway (SR 167}. The sign variance would allow the applicant to maintain a we/came sign (Sign 1.0A} height greater than the allowed eight-foot height, by only U of an inch. The applicant contends that the retrofit of the welcome signs includes an overall one foot reduction to the height of the four existing freestanding monument signs currently on site. The applicant notes that the two-foot sign base is open space beneath the signs in order to allow better visibility as outlined in Crime Prevention through Environmental Design (CPTED} guidelines. Additionally, the base of the we/came signs would be planted with Otto Luyken Laurels and maintained at a height of 4 feet; thereby reducing the impact of the height of the sign. The proposed commercial signboards (Sign 3.0A} are strategically placed within the parking lot ta provide directional and instructional information regarding /KEA 's unique retail sales configuration. The applicant contends reducing the size of the signboards, by a third, would present an unnecessary hardship on /KEA 's ability to efficiently and safely manage a large volume of customers. The traffic direction signs would also be located internally within the site, and would be a City of Renton Department of Community~ /KEA SITE S/GNAGE & FLAG VARIANCE 10mic Development Administrative Report & Decision WA16-000389, VAR Report of: June 30, 2016 Admin Variance Report Page 5 of 7 uniform design in order to be easily recognizable across numerous drive aisle ond parking areas. The applicant contends the memorizers require very minor additional sign area /0.25 square feet) in order to be visually recognizable across a very forge parking area within multiple zones. The applicant also contends the traffic direction signs require additional sign area /18-24 square feet) in order to effectively assist internal vehicle circulation within the site, identify reserved parking spaces, and orientate customers toward off-site transportation routes when leaving the site. Staff has reviewed the proposed variance request and concurs sign regulations would deprive the applicant of privileges enjoyed by nearby properties and would create an practical difficulty ond unnecessary hardship an /KEA 's ability to effectively identify the parking lot entrances for a single use regional retail center on a uniquely large site with multiple street frontages. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that granting the variance would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. The applicant maintains use of uniform, easily identifiable wayfinding signage is an essential means of communication far a uniquely forge regional retail center property with access to three street frontages. Stoff has reviewed the applicant's justifications and concurs with their analysis and finds granting of the variance would not be detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated based on the scale and location of the proposed signs. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that the approval of the variance would not be considered a special privilege, given the proposed signs are appropriately scaled to the uniquely large size of the property, and the single use store as a regional retail center. In contrast, the surrounding land uses include a mix of small-to-medium commercial retail and office, light industrial, and bulk furniture retail uses which enjoy a greater concentration of signs ond do not require the some way-finding strategies as the /KEA retail center. In this regard, based on the City Code development standards for the IM Zone, the /KEA property could conceivably be subdivided into 30+ properties that could enjoy the privilege of many more signs than proposed with this application. Staff has reviewed the applicant's justifications ond concurs that the granting of the variance would not constitute a grant of special privilege inconsistent with other properties in the vicinity and the same zoning designation. The granting of this variance would reflect the unique size, layout, access and circulation requirements of the /KEA property, ond are necessary in order to effectively manage the vehicle parking, ond vehicular and pedestrian circulation associated with a large regional customer base. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends the flag circles and on-site signage accomplishes the desired purpose of RMC 4-4-100/A}, which requires that "Signs should complement and characterize the environment which they serve to give their respective areas o unique ond City of Renton Department of Community /KEA SITE S/GNAGE & FLAG VARIANCE Report of: June 30, 2016 nomic Development pleasing quality." Administrative Report & Decision LUA16-000389, VAR Page 6 of 7 Staff reviewed the variance request and concludes that the proposed flag circles and an-site signage would be the minimum required variance ta maintain the visibility suitable to the regional big box retail facility. I H. CONCLUSIONS: 1. The subject site is composed of two parcels totaling 28.99 acres in area and is zoned Medium Industrial {IM). 2. The sign regulations limit the height, size, and number of signs. The applicant is requesting approval to allow for the installation of on-site flags and signage, necessitating a five-part variance from RMC 4-4-100 (see FOF 1). 3. The requested variance(s) meet the four (4) criteria to be considered in making a decision on a variance requests as specified in RMC 4-9-250B.5. The analysis of the proposal according to variance criteria is found in the body of the Staff Report, see FOF 10. i I. DECISION: The IKEA Site Signage & Flag Administrative Variance, File No. LUA16-000389, is hereby approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: '0.~W'4 i1lk« i' Jennifer Henning, AICP, Planning Director Department of Community & Economic Development TRANSMITTED this 30th day of June, 2016 to the Contact/Applicant/Owner: Owner: !KEA Property Inc. 420 Alan Wood Rd Conshohocken, PA, 19428 Applicant/Contact: Jay Grubb Barghausen Consulting Engineers 18215 72°d Ave S Kent, WA 98032 TRANSMITTED this 30th day of June, 2016 to the Party(ies) of Record: No Parties of Record TRANSMITTED this 30th day of June, 2016 ta the following: Chip Vincent, CED Administrator Craig Burnell, Building Official Brianne Bannwarth, Development Services Manager Vanessa Dolbee, Current Planning Manager Fire Marshal Renton Reporter Admin Variance Report Date City of Renton Department of Community & /KEA SITE S/GNAGE & FLAG VARIANCE Report of: June 30, 2016 omic Development H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION Administrative Report & Decision LUA16-000389, VAR Page 7 of 7 The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 14, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-2506.17. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Variance Report J.i!ltm"YMl'iOUBlt'\'3lll -...:::::i@ LDH-<Xll(KCJ~i: SNl}f131U EOC9£·'>W/9flll''IMUOO·OW'lj~!IU:1 MEFHE'Q'I ' ij !: ;----'----L--~ ,, ..• ~ ~ I -r:~-----,t~l>------------~ - j ' . ~~ ' ' I AA H H H ' ~ •• I [@ il I~/ I i- H •· •• ii : H H :rc®i! ~ •• i rv I ! I I I I I I I I ll I I I : I I I : I I I I I = = ,-. = = • •••• -•- -• LI • I Joi I/ i :1 ~ ,1 Ii I/ I '/ • = = = = ... = = = 1-. ••• • • • • • -" : =/1 / I I ! 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" MO<l<"OOOly'F,ao,1'tY<O"'";!l""p,wdM 0 >.>SOQIIAAEFEOT B s.. COM"4 tao for """' ,nd nu-noo• ,o •• O&@O Ii o•M<lr,g aroH ShDu O be rDtor,,d 4.1 dc,;,ru Cl>.,,p&rt<l lo por<I,; row, .1.D, thf1111,aw,ifortOo lnloM10:lon"' bo ,,,.o l't>m "'""' ,ldool11>111>ar<ir,~ row SIGNBOARD OUTDOOR WITH MOUNTING PLATE (ILLUMINATED)~ Dl!TAIL ~ OUTDOR PARKING MEMORIZER Dl!'l"AIL 6.0 EXHIBIT 3 !!I ll ~1 II 3! ., ~! Ii T i 11 !,@)' n ~'I I~ =I1 s, IKEA-PHOTOGRAPHS OF PROPERTY 601 SW Street & 80 SW 43rd Street Renton, WA Flag Circles and Welcome Sign -SW 4pt Street Entrance EXHIBIT 4 FULL DOCUMENT AVAILABLE UPON REQUEST 1 Jay Grubb, Barghausen Consulting Dwight Slaton, IKEA 300' Surrounding Properties (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) Applicant Owner See Attached ,,,,\\\\\\\1111, -::-'"' ~€.RS ,,,, .§" q0~~~~1, 11'l = ~ .,,11---....,.,, ,1<_ ,,, I certify that I know or have satisfactory evidence that Sabrina Mirante ; _,ff#'..,.,,.~ \ ~ -;_: .... ..J ;:ei, 0 , 1 'f'" "'- signed this instrument and acknowledged it to be his/her/their free and voluntary ac~@tt tl6e7an! ~~,~ mentioned in the instrument. ~ -:S: \o., p,J'•"l-o,j J5' "0 ·'/ '\ i ......... ~~ .$! = I Iii. . ..,,... .._\°' -·· --;;, t., !\\)).,\\'-'-'>; ~... :::::- ,VL!) "/,, 8 ,,1 o'f: .• ·" ry Public in and for the State of Washingtt:>h';' IKEA Site Sign age & Flag Variance LUAlG-000389, VAR template -affidavit of service by mailing 3623049101 3623049112 3623049001 SKACEL PROPERTIES LLC ADVENTURE 2000 LLC AMB PROPERTY CORP PO BOX 88110 1000 SW 43RD ST 60 STATE ST STE 1200 SEATTLE, WA 98138 RENTON, WA 98057 BOSTON, MA 2109 3623049001 3623049001 3623049001 CurrentTenant Current Tenant Current Tenant 616 SW 41st St 700 SW 41st St 1012 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3623049001 3623049001 3623049001 Current Tenant Current Tenant Current Tenant 820 SW 41st St 1010 SW 41st St 800 SW 41st St Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 3623049001 3623049001 3623049001 Current Tenant Current Tenant Current Tenant 616 SW 41st St 700 SW 41st St 1012 SW 41st St Renton, WA 98057 Renton, WA 980S7 Renton, WA 98057 3623049001 3123059121 3123059129 Current Tenant KNUDSON INVESTMENTS LLC Business Owner 820 SW 41st St PO BOX 60196 2999 CIRCLE 75 PARKWAY Renton, WA 98057 RENTON,WA 98058 ATLANTA, GA 30339 3623049001 3623049001 3623049005 Current Tenant Current Tenant HILL FAMILY II LLC 1010 SW 41st St 800 SW 41st St PO BOX 700 Renton, WA 98057 Renton, WA 98057 MERCER ISLAND, WA 98040 3123059013 3123059013 BNSF RAILWAY CO BNSF RAILWAY CO PO BOX 961089 18221 EAST VALLEY HWY FT WORTH, TX 76161 Kent, WA 98032 Dwight Slaton IKEA NORTH AMERICA SERVICES 420 ALAN WOOD RD Conshohocken, PA 19428 Jay Grubb Barghausen Consulting Engineers 18215 72nd Ave S Kent, WA 98032 R'.entOilE> NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 13, 2016 PROJECT NAME/NUMBER: IKEA Site Signage & Flag Variance/ LUAlG-000389, VAR PROJECT DESCRIPTION: IKEA is requesting a variance, from RMC 4-4-100, Sign Regulations, in order to construct: three flag circles consisting of eight corporate branded flags; three welcome signs; two essential signboards; two commercial signboards; 24 parking memorizer signs consisting; and ten traffic direction signs. The 29 acre subject property is located on the north side of SW 43rd St between Lind Ave SW and s zoned Medium Industrial {IM). A new 444,351 SF retail facility is currently under construction to replace the existing facility to be demolished (LUA14-000951). The signs are meant to provide visibility from the principal arterial street for the big box retail use. PROJECT LOCATION: 601 SW 41" St & 800 SW 43"' St PERMITS/REVIEW REQUESTED: Variance APPLICANT/PROJECT CONTACT PERSON: Jay Grubb, Barghausen Consulting Engineers/ 18215 72nd Ave S/ Kent, WA 98032/ 425-251-6222/ Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on June 27, 2016. lf you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE Of APPLICATION: MAY 24, 2016 NOTICE Of COMPLETE APPLICATION: JUNE 13, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: IKEA Site Signage & Flag Variance/ LUA16-000389, VAR NAME:----------------------------------- MAILING ADDRESS: ________________ CITY/STATE/ZIP:---------- TELEPHONE NO.: --------------- R YOF ~ entono NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED} -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 13, 2016 PROJECT NAME/NUMBER: IKEA Site Signage & Flag Variance/ LUA!G-000389, VAR PROJECT DESCRIPTION: IKEA is requesting a variance, from RMC 4-4-100, Sign Regulations, in order to construct: three flag circles consisting of eight corporate branded flags; three welcome signs; two essential signboards; two commercial signboards; 24 parking memorizer signs consisting; and ten traffic direction signs. The 29 acre subject property is located on the north side of SW 43rd St between Lind Ave SW ands zoned Medium Industrial (IM). A new 444,351 SF retail facility is currently under construction to replace the existing facility to be demolished (LUA14·0009Sl). The signs are meant to provide visibility from the principal arterial street for the big box retail use. PROJECT LOCATION: 601 SW 41" St & 800 SW 43" St PERMITS/REVIEW REQUESTED: Variance APPLICANT/PROJECT CONTACT PERSON: Jay Grubb, Barghausen Consulting Engineers/ 18215 72nd Ave S/ Kent, WA 98032/ 42S-251-6222/ Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on June 27, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425} 430·7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: MAY 24, 2016 NOTICE OF COMPLETE APPLICATION: JUNE 13, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: IKEA Site Signage & Flag Variance/ LUA16·000389, VAR NAME:------------------------------------~ MAILING ADDRESS: _________________ CITY/STATE/ZIP: __________ _ TELEPHONE NO.: --------------- May 6, 2016 Jay Grubb Barghausen Consulting Engineers 18215 72nd Ave S Kent, WA 98032 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application IKEA Site Signage and Flag Variance, LUAlG-000389, VAR Dear Mr. Grubb: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Rocale Timmons Senior Planner cc: !KEA North America/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov RentOil NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 29, 2016 PROJECT NAME/NUMBER: IKEA Site Signage & Flag Variance/ LUA16-000389, VAR PROJECT DESCRIPTION: IKEA is requesting a variance, from RMC 4-4-100, Sign Regulations, in order to construct: three flag circles consisting of eight corporate branded flags; three welcome signs; two essential signboards; two commercial signboards; 24 parking memorizer signs consisting; and ten traffic direction signs. The 29 acre subject property is located on the north side of SW 43rd St between Lind Ave SW ands zoned Medium Industrial {IM). A new 444,351 SF retail facility is currently under construction to replace the existing facility to be demolished (LUA14-000951). The signs are meant to provide visibility from the principal arterial street for the big box retail use. PROJECT LOCATION: 601 SW 41" St & 800 SW 43'' St PERMITS/REVIEW REQUESTED: Variance APPLICANT/PROJECT CONTACT PERSON: Jay Grubb, Barghausen Consulting Engineers/ 18215 72"' Ave 5/ Kent, WA 98032/ 425-251-6222/ Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on June 27, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: MAY 24, 2016 NOTICE OF COMPLETE APPLICATION: JUNE 29, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: IKEA Site Signage & Flag Variance/ LUA16-000389, VAR NAME:------------------------------------- MAILING ADDRESS: ________________ CITY/STATE/ZIP:---------- TELEPHONE NO.: --------------- )JECT INFORMATION (COi ,1ued) City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: IKEA PROPERTY INC. IKEA Site Signage and Flag Variance PROJECTIADDRESS(S)/LOCATION AND ZIP CODE ADDRESS: 420 ALAN WOOD RD 601 SW 41'1 Street & 800 SW 43'' Street, Renton, WA CITY: CONSHOHOCKEN, PA ZIP: 19428 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: (61 0) 834-0180 362304-9113 & 312305-9169 APPLICANT (if other than owner) EXISTING LAND USE(S) NAME: REED LYONS, ESQ. I JAYS. GRUBB IKEA showroom, retail area, restaurant, public self-serve warehouse space and associated non-public warehouse soace. COMPANY (if applicable): IKEA PROPERTY INC./ BARGHAUSEN CONSULTING PROPOSED LAND USE(S): Same ENGINEERS, INC. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 420 ALAN WOOD RD. I 18215 72nd AVE. S. Employment Valley Area (EVA) CITY: CONSHOHOCKEN.PAI ZIP: 19428 KENT, WA I 98032 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) Not Aaalicable EXISTING ZONING: TELEPHONE NUMBER: (610) 834-0180 ext. 5058 I (425) 251-6222 Industrial Medium (IM) CONTACT PERSON PROPOSED ZONING (if applicable): Not Annlicable NAME: REED LYONS, ESQ. I JAYS. GRUBB SITE AREA (in square feet): 1,262,804 square feet SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): IKEA PROPERTY, INC. I BARG HAUSEN CONSUL TING ENGINEERS, INC. DEDICATED: 12,353 sq. ft. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 420 ALAN WOOD RD. I 18215 72nd AVE. S. 120,000 sq. ft. (existing) CITY: CONSHOHOCKEN.PAI ZIP: 19428 KENT, WA / 98032 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) Not Aoolicable TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) Not Applicable :>JECT INFORMA TION {co1 .1ued) (610) 834-0180 ext. 5058 / (425) 251-6222 reed.lvons""IKEA.com I ;nrubb""barnhausen.com NUMBER OF NEW DWELLING UNITS (if applicable): Not Applicable NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: Not Applicable $75M -$100M SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS (if applicable): ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE Not Annlicable SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): D AQUIFIER PROTECTION AREA ONE Not A""licable SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 399,351 sn. ft. /444,351 sa. ft. with future exnansions' D FLOOD HAZARD AREA 418,000 sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL D BUILDINGS TO REMAIN (if applicable): GEOLOGIC HAZARD sq. fl. Not Annlicable D HABITAT CONSERVATION sq. fl. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): D SHORELINE STREAMS & LAKES sq. fl. 387,697 sa. ft. 1430,000 sn. ft. with exoansionsl NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE D WETLANDS sq. fl. NEW PROJECT (if applicable): 375 /annrox .. , LEGAL DESCRIPTION OF PROPERTY I Attach leaal descriation on seaarate sheet with the followina information included I PARTIALLY SITUATED IN THE NW QUARTER OF SECTION 31, TOWNSHIP 23 N, RANGE 5 East, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON; PARTIALLY SITUATED IN THE NW QUARTER OF SECTION 36, TOWNSHIP 25 N, RANGE 4 East, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Douglas Greenholz and Angele Robinson-Gaylord, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct o the best of my knowledge and belief. 11 /I} //1 '), e of Ownejresentative COMMONWEALTH OF PENNSYLVANNIA) ) ss COUNTY OF MONTGOMERY ) Date I certify that I know or have satisfactory evidence that Douglas Greenholz and Angele Robinson-Gaylord signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Date COMMONWEALTH OF PENNSYLVANIA I NOTARIAL SEAL ! Maya Madison, Notary Public I Plymouth Twp., Montgomery County I My Commission Expires Aug. 6, 2019 MEMBER. PENNSYLVANIA ASSOCIAT! N O OTARIES Dated nd for the Commonwealth of Pennsylvania Notary (Print) m~ Cl Jj\ /1 di S[Yl )JECT INFORMATION (co1 1ued) My appointment expires: -flu 014,:;:,t /£ 1 JO[ C( IKEA PROPERTY, INC. UNANIMOUS WRITTEN CONSENT IN CONJUNCTION WITH A MEETING OF THE BOARD The undersigned, being the all the Directors of IKEA Property, Inc., a Delaware corporation (the ''Corporation"). in conjunction with a meeting of the Board of Directors. hereby consent to and adopt the following resolutions with the full force and effect: RESOLVED, that, effective as of February 24, 2016, the following persons are hereby elected to the offices set forth opposite their names, to hold such offices for a term of at least one year and until their successors are elected and qualified: NAME Antonius Reijmers Doug Greenholz Allesandra Taffe Nick Cooper Angele Robinson-Gaylord Rob Olson Shilpa Gulati John Robinson Judy Bevevino OFFICE Chairman of the Board President Vice President Vice President Vice President Vice President Vice President Treasurer Secretary RESOLVED, that all purchases, contracts, acts, proceedings, elections and appointments by the officers of the Corporation in their capacities as such officers and which have not heretofore been specifically ratified in the minute book of the Corporation. be and they hereby are ratified, approved and confirmed; and RESOLVED, that this Unanimous Written Consent may be signed in one or more counterparts, each of which shall constitute an original and all of which shall constitute one and the same instrument. RESOLVED, that this Unanimous Written Consent shall be filed with the Secretary of the Corporation pursuant to the Delaware General Corporation Law. Date: February 24, 2016 i I Ant~tus Rei'Fr: _ Bi~? ... lrl«Jtv ___ _ Lars Petersson • ,· .' ,c; ; t' -'-, -~~·"'-~~ Doug:Greenholz ,,1::.C..: c~----- Rob Olson PLANNING DIVISION WAI\ .... ~ OF SUBMITTAL REQU ... EMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 . Screening Detail 4 Shoreline Tracking Worksheet 4 . Site Plan 2 AND 4 · Stream or Lake Study, Standard 4 I· tZ/,,-:77 . Stream. or Lake Study, Supplemental 4 I Stream or Lake Mitigation Plan 4 I .. . Street Profiles 2 Tille Report or Plat Certificate • ·.· Topography Map, Traffic Study 2 . Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 ~ ,?( ,rr- Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 ~ ·,-,~ Wetlands Mitigation Plan, Preliminary 4 v Wetlands Report/Delineation 4 .,.. Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2 ANo 3 lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 ANo, Map of View Area 2 AND 3 Photosimulations, AND, This requirement may be waived by: .. . · . .. .•. . . . . 1. Property Services 2. Public Works Plan Review PROJECT NAME / f::£/f ----'-~---------- DATE: 7 l ':iV1 3. Building 4. Planning --~~7+-"--+-, -~------- H: \CE D\Data\F orm.s. T ernplales\Self-He)p Handouts\Planni ng\wa, veroisub mitt alreti;s PLANNING DIVISION WAI\ _,l OF SUBMITTAL REQU."EMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBM!TIAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 Colored Maps for Display 4 . Construction Mitigation Description ,ANo 4 Deed of Right-of-Way Dedication· .. . Density Worksheet 4 rp,r· Drainage Control Pian 2 . . Drainage Report 2 Elevations, Architectural 3AND4 . · . . ·-. . . -·· '. ._· .· . Environmental Checklist 4 Existing Covenants (Recorded Copy) 4 . . · .. . ... Existing Easements (Recorded Copy) 4 Flood Hazard Oat.a 4 · .. ·. ' . Floor Plans·3 AND< ·. . Geotechnical Report2ANo 3 ~ . · Grading Plan, Conceptual 2 Grading Plan, Detailed 2 . Habitat Data Report 4 pzr- Improvement Deferral 2 Irrigation Plan 4 . .• King County Assessor's Map Indicating Site 4 . Landscape Plan, Conceptual, Landscape Plan. Detailed 4 Legal Description 4 Map of Existing Site Conditions 4 . Master Application Form 4 Monument C.ards (one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 . This requirement may be waived bf 1. Property Services 2. Public Works Plan Review PROJECT NAME: _ __:_l...:..f-!-t:_·_.::._:_A__;_ _____ _ 3. Building 4. Planning DATE 7 /1S / 1::-j ----'-l-'-"'--1,---'---'------- H. \C ED\Da1a \Forms-Templates \Self-Help l-landouts\P I ann ing\waiverors ubrmttctlreqs 06109 , Project Location Variance Narrative On-Site Flags and Signage IKEA REDEVELOPMENT 601 S.W. 43rd Street, Renton WA 98057 IKEA Retail Center Parcel Nos. 362304-9113 and 312305-9169 May 2016 The existing project site is 28.99 acres of Medium Industrial (Ml) zoned property located on the north side of S.W. 43rd Street between Lind Avenue S.W. and Oakesdale Avenue S.W. The properties to the north and west are zoned Ml, the properties to the east are zoned Commercial Office (CO), and the properties to the south are zoned Industrial Park (Ml) under the City of Kent jurisdiction. Land uses on surrounding properties include a variety of medium industrial, manufacturing, retail, and commercial office/warehouse uses. Project Description The project is the complete redevelopment of the IKEA property pursuant to the approved Site Development Plan, SEPA, and Modifications (LUA-14-000951). The redevelopment includes the complete demolition (phased) of the existing structures and associated site improvements and the full redevelopment of the property with a new IKEA store containing 399,351 square feet of gross retail floor area (444,351 square feet of gross floor area after proposed expansion), and 1,666 surface parking stalls (1,579 stalls after future expansion). The building will house a showroom, retail area, restaurant, public self-serve warehouse space, and associated nonpublic warehouse space. New construction will include, in addition to the new IKEA store, the surrounding parking, drive aisles, landscaping, and driveways along the S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. frontages. New pedestrian walkways will be constructed from S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W., and the site will be landscaped with both decorative plantings and street trees in order to meet City landscaping requirements. A wet pond for water quality treatment and rain gardens for stormwater flow control will also be constructed along the north and east frontages of the site. Variance Request This application requests a Variance to the Renton Municipal Code (RMC) Sign Regulations, Section 4-4- 100, to allow for the installation of the following on-site flags and signage as described in the IKEA- Renton, WA-Comm Sign Exhibit R5, dated May 6, 2016, prepared by 1.D. Associates: a. Flag Circles: Three (3) flag circles consisting of eight (8) corporate branded flags (24 flags total) are to be located at each of the new driveways along the S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. frontages. The IKEA site currently includes one group of nine (9) flags and one group of seven (7) flags located at the main entrance along S.W. 41 st Street and one circle of six (6) flags at the southeast corner of the site (22 flags total). The existing flag groups will be relocated and two (2) additional flags added in order to create three (3) equal flag rings that are consistent with IKEA's current branding and wayfinding strategy for the site. The flag poles will measure 40 feet in height and each flag circle will measure 24 feet across. 16836.029.doc1 ~rn:is.01 a.sos City of Renton Variance Narrative -2 - IKEA Redevelopment 601 S.W. 43rd Street b. Welcome Signs (Sign 1.0A\: Three (3) 6'-5 1 /4" x 8'-0 3/4" welcome signs are to be located at each of the new driveways along the S.W. 41st Street, S.W. 43rd Street, and Lind Avenue S.W. frontages. The IKEA site currently includes one (1) welcome sign located at the main entrance along S.W. 41st Street, and one (1) welcome sign located at the Lind Avenue S.W. entrance. The two (2) existing signs will be replaced, and one (1) additional sign will be installed in order to provide directional signage to the three main entrances to the site, which is consistent with IKEA's current branding and wayfinding strategy for the site. The base of the welcome signs will be planted with Otto Luyken Laurels and will be maintained at a height of 4 feet. c. Essential Signboards (Sign 2.0A): Two (2) essential signboards consisting of two (2) 5'-8 1/2" x 5'-4 1/2" billboards (eight (8) billboards total) are to be located within the parking lot east of the store entrance. The signboards will be installed to provide instructional information to customers on how to shop within the store, which is consistent with IKEA's nationwide instructional and wayfinding strategy. d. Commercial Signboards (Sign 3.0A\: Two (2) commercial signboards consisting of four (4) 8' x 5'-4 1 /2" billboards (12 billboards total) are to be located within the parking lot east of the store entrance. The signboards will be installed to provide a description of services offered within the store in order to direct customers to the appropriate department, which is consistent with IKEA's nationwide branding and wayfinding strategy. e. Parking Memorizer Signs (Signs 6.0 A-X\: 24 parking memorizer signs consisting of one (1) 1.6' x 1.6' (2.25 square feet) are to be located at the end of parking rows throughout the parking lot area in front of the store. The parking memorizers will be installed to provide clear, identifiable signs to assist customers in identifying the numerous parking areas across the site, which is consistent with IKEA's national wayfinding strategy. f. Traffic Direction Signs (Signs 8.4 A-E\: Ten (10) traffic direction signs consisting of either an 18" x 78" single panel sign, 35" x 78" double panel sign, or 51" x 78" triple panel sign are to be located throughout the parking lot and rear store loading area. The IKEA site currently uses signs to direct traffic and customers towards the loading areas, store entrance, and reserved parking. The new traffic directional signs will provide a uniform signage design for reserved parking spaces, private property notification, and directional instructions for on-site circulation and orientation to off-site transportation routes. The traffic direction signs are consistent with IKEA's nationwide on-and off-site wayfinding signage strategy. Variance Findings The following findings demonstrate that the project meets the necessary criteria for approving an Administrative Variance request to allow IKEA's flags and on-site signs described above. a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Response: The strict application of the RMC Sign Regulations for flags and on-site signage creates an unnecessary hardship for the project due to the unique size and layout of the IKEA property and the use of the site as a regional retail center. The flag circles and welcome signs -2 -16836.029.doc City of Renton Variance Narrative -3 - IKEA Redevelopment 601 S.W. 43rd Street serve as wayfinding markers to identify three (3) site entrances located along separate street frontages. The flag circles and welcome signs are consistent with the longtime use of flags and signs on the site as an essential means for regionally identifiable branding for the store. The RMC Sign Regulations allow only one (1) corporate branded flag for the site and one (1) sign per street frontage, which would impact IKEA's ability to provide affective wayfinding to the site for a uniquely large regional retail center. The commercial and essential signboards are used to communicate information to customers regarding IKEA's unique services and operation. The signboards are strategically placed within the parking lot in order to provide required directional and instructional information to customers as they enter the store. The RMC Sign Code does not include an ordinance definition or requirement for internal commercial signage, which would impact IKEA's communication strategy for providing necessary instructions to customers. Traffic direction signs are used to assist vehicle circulation within the site, identify family parking spaces, and orientate customers towards transportation routes when leaving the site. Parking memorizers assist customers with recognizing the numerous parking areas across the site. The signs are a uniform design and include the use of multiple panels in order to communicate necessary directional information to customers across a uniquely large site. The memorizers are also a uniform design, and are sized in order to be visually recognizable across a large parking area. The RMC Sign Regulations limit parking and traffic control signs to 2 square feet or less, which impacts IKEA's ability to provide safe, recognizable directional information to customers within a uniquely large site with access to three (3) street frontages. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Response: The new flag circles and welcome signs are generally consistent with the current use of flags and signage to provide regionally identifiable corporate branding and wayfinding to the IKEA property. The traffic directional signs and parking memorizers are also consistent with the current use of signage to orientate customers, identify reserved parking and parking areas, and safely direct vehicle circulation within the site. Additionally, the commercial and essential signboards provide necessary instruction on IKEA's unique services and operations to customers as they approach the store entrance. These elements of IKEA's sign and branding strategy would not be materially detrimental to the public welfare or surrounding properties. The use of uniform, identifiable branding, and wayfinding signage is an essential means of communication for a uniquely large retail center property with access to three (3) street frontages. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Response: The approval of the flag circles and on-site signage would not constitute a grant of special privilege due to the unique size and layout of the IKEA property and the use of the site as a regional retail center. The surrounding land uses include a mix of small-to-medium commercial retail and office, light industrial, and bulk furniture retail uses which enjoy a greater concentration of signs than the IKEA site and which do not require the same wayfinding and branding strategies as the IKEA retail center. . 3 -16836.029.doc City of Renton Variance Narrative . 4. IKEA Redevelopment 601 S.W. 43rd Street d. That the approval is a minimum variance that will accomplish the desired purpose. Response: The approval of the flag circles and on-site signage accomplishes the desired purpose of RMC 4-4-1 OO(A), which requires that "Signs should complement and characterize the environment which they serve to give their respective areas a unique and pleasing quality." The flag circles and on-site signage are integral to IKEA's worldwide branding and serve as a wayfinding and communication strategy for a regional retail center that is unique in both the size and layout of the property. -4 -16836.029.doc 16836 i. i ' t ; ' ~. - ., __ --;> ~ "' Ill -n---~-----1 ... (/) z l'>.2"5 72NDA\IEIVE SOUTH KENT. WA9S0~2 14~)25'.·5222 14i:5)25'·8hl2 '""'"''""""'"e;..,,.o,,Ar<SING >U"','t'S'-''"'"'""""''"''"-"'""Cb IKEA PROPERTY 420 ALAN WOOD ROAD CONSHOHOCKEN. PA 19428 PHONE 610.834.0180 Tille NEIGHBORHOOD DETAIL MAP IKEA RENTON REDEVELOPMENT 601 SW41ST RENTON. 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'":a .~ --< > C '"r-~ ,,~ r r 0 0 C IKEA-PHOTOGRAPHS OF PROPERTY 601 SW Street & 80 SW 43rd Street Renton, WA Flag Circles and Welcome Sign -SW 41 st Street Entrance ...._ 1 IKEA-PHOTOGRAPHS OF PROPERTY Flag Circles -Northwest side of the SW 4pt Street Entrance Flag Circles and Welcome Sign -Northeast side of the SW 41 st Street Entrance 2 IKEA-PHOTOGRAPHS OF PROPERTY Entrance Sign -SW Lind Ave. entrance 3 IKEA-PHOTOGRAPHS OF PROPERTY Flag Circles and Welcome Sign -SE Corner of SW 43st St . and SW Lind Ave. 4 IKEA-PHOTOGRAPHS OF PROPERTY Welcome Sign -SW 43st St . site entrance 5 16836 =====-·-,;.. __ ._ __ . z 18215 72ND AVENUE SOUTH KE!', T. WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEfRING, I.AND PLANNING SUR'~EYING, ENVIRONMENT Al SERVICES ' I For: \ ' ,, "Ii ~: Ci) \_ •I 00 \,-,, ~ -:): ·, 00 ' +t ~ m -!-4 _e,2I..L_oo;:_ \ t1\ ', .,_ !KEA PROPERTY 420 ALAN WOOD ROAD CONSHOHOCKEN, PA 19428 PHONE 610.834.0180 - -- ~ ~~ ir " . g ,1 1 i I ' ! I j I ,. ' i I I, 00 r ~ i I ' .,.. ]' ... I -ff-~·--· en -!'I ;:u m -if i, I' ! ~----~-.-·~· Title· NEIGHBORHOOD DETAIL MAP !KEA RENTON REDEVELOPMENT 601 SW 41ST. RENTON, WA 16836 EX-1 ~ ~ ll ~ G> \-\A<, ... ~~ -,S'\<' Ill .. 'Z 0 0 0 -i..,.(.-~~ ! <~,.\'~ tN"'"'~~~'o· ' C z \ C, ~ l, " \ z l, ~ h \ & ' g C, ' o, 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 --,. L~ .. - CIVIL ENG NEERl'<G. LAND ~LA\tllr-.G. SURVEYING HMRO.\MENT,\L SE'i.VICES t s; <h·>'J'" '''"".I ~ 'z e i , ~ ~ l, l \ ' "l ~ ~ - ' For: C/) --t m z -· __ ...__,__,., ___ .. -~ - IKEA PROPERTY 420 ALAN WOOD ROAD CONSHOHOCKEN, PA 19428 PHONE 610.834.0180 t 1\_ ~ £ 0 C rn C ~ ; Z 0 0 - < :;; l 't>_._ b >, '%J Title: ~ :i~~ g ---------. NEIGHBORHOOD DETAIL MAP IKEA RENTON REDEVELOPMENT 601 SW41ST. 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I ... .. 1771 lNDUSTRJAL ROAD· DOTHAN, ALABAMA· 36303 ~.mu PH (S.SB) 303·5534 · FAX (334) 636-1401 dassoc-,,Q,· ftf."\, u, .. ,..,,.,. www.i 1 =Inc.com _\::!:/'·''"""'"''· .,:. = I = ~ " Co -<N > m ""' 3: ::i:, ,· m:,:.o -t ,.... ' m,.... ::i:, r 6 ...... co I = ~ r 0 • -0 ~ .. en I en ~ ,. ~ RECEIPT EG00054264 BILLING CONTACT Jay Grubb Barghausen Consulting Engineers 18215 72nd Ave S Kent, WA 98032 REFERENCE NUMBER FEE NAME LUA16-000389 PLAN -Variance Technology Fee Printed On: May 26, 2016 Prepared Bv: Rocale Timmons ------.-.Renton E> 1055 S Grady Way, Renton, WA 98057 ··· · Transaction Date: May 24, 2016 TRANSACTION TYPE Fee Payment Fee Payment PAYMENT METHOD Check #88512 Check #68512 SUB TOTAL TOTAL AMOUNT PAID $1,200.00 $36.00 $1,236.00 $1,236.00 Page 1 of 1