HomeMy WebLinkAboutD_Admin_Report_SouthportSigns_181004.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Report_SouthportSigns_181004
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 4, 2018
Project File Number: PR14-000082
Project Name: Southport Wayfinding Signs
Land Use File Number: LUA18-000563, VAR
Project Manager: Clark H. Close, Senior Planner
Owner: Scott Rosenstock, SECO Development, Inc., 1133 Lake Washington Blvd N, Renton,
WA 98056
Applicant: Jeff Carl, Northwest Sign & Design, 17201 Beaton Rd SE, Monroe, WA 98272
Contact: See Applicant
Project Location: 1133 Lake Washington Blvd N, Renton, WA 98056
Project Summary: The applicant, Northwest Sign & Design, is requesting an administrative sign variance
for Southport Wayfinding Signs. The project is located at 1133 Lake Washington Blvd
N and includes one (1) internally lit primary entry monument sign, three (3) internally
lit kiosks, five (5) directional signs, and six (6) parking directional signs throughout the
Southport campus (Parcel nos. 082305-9216, -9055, -9075, and -9076). The new
monument sign would replace the existing monument sign nearby. The variance
would allow for increased sign heights and square footage for many of the proposed
sign faces to improve user experience and their ability to locate and access the variety
of uses available at Southport on Lake Washington. The monument sign would be
located on a slope approximately 55 feet from Johns Creek. The other fourteen (14)
signs would be located on flat ground throughout the development. The project site
is located in the Urban Center (UC) zone. Two (2) 12-foot tall copper beech trees
would be removed to install the new monument sign.
Site Area: 17.1 acres
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 2 of 13
D_Admin_Report_SouthportSigns_181004
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Overall Site Plan
Exhibit 3: Monument Sign Site Plan Detail
Exhibit 4: Monument Sign Elevations and Details (ST1)
Exhibit 5: Kiosk Site Plan Details
Exhibit 6: Pedestrian Kiosk Elevations and Details (ST3)
Exhibit 7: Vehicle Directional Sign (ST4)
Exhibit 8: Parking Directional Sign (ST5)
Exhibit 9: Renton Downtown Core Wayfinding Signage Design Package
Exhibit 10: Variance Request Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Scott Rosenstock, SECO Development, Inc., 1133 Lake
Washington Blvd N, Renton, WA 98056
2. Zoning Classification: Urban Center (UC)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Hotel, offices, eating and drinking establishments,
apartments, and surface and structured parking.
5. Critical Areas: Johns Creek, regulated slopes (>15% & ≤40%), high
seismic hazard areas, and shorelines.
6. Neighborhood Characteristics:
a. North: Gene Coulon Memorial Beach Park and Lake Washington. Residential Low Density (RLD)
land use designation and Residential-1 (R-1) zoning.
b. East: BNSF Railway and Puget Sound Energy (PSE). Commercial & Mixed Use (CMU) land use
designation and Urban Center (UC) zoning.
c. South: Puget Sound Energy (PSE) and Boeing Company, Renton Plant. Commercial & Mixed Use
(CMU) land use designation and Urban Center (UC) zoning.
d. West: Boeing Company, Renton Plant and Lake Washington. Commercial & Mixed Use (CMU)
land use designation and Urban Center (UC) zoning.
7. Site Area: 17.1 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 3 of 13
D_Admin_Report_SouthportSigns_181004
Planned Action EIS N/A 4804 10/25/1999
Incorporation Annexation N/A 0 09/06/1901
Master Site Plan & Shoreline
Substantial Development Permit
LUA99-189 N/A 04/07/2000
Minor Modification for the
Southport Master Site Plan
LUA99-189 N/A 02/04/2008
Administrative Site Plan Review
(Bristol Apartments)
LUA01-144 N/A 02/22/2002
Administrative Site Plan Review
(Southport Office Bldgs)
LUA00-156 N/A 02/05/2001
Southport Hotel/Modification to
Master Site Plan
LUA14-000645 N/A 09/23/2014
Southport Office Development
Minor Modification
LUA00-156 N/A 08/06/2015
Southport Office Helipad LUA18-000115 N/A 05/24/2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
c. Surface/Storm Water: There is a private storm drainage conveyance system and water quality
treatment on site.
2. Streets: The Southport Office Complex is served by a private internal road network within the Southport
development, Lake Washington Blvd N, I-405, along with several other local roads. The proposal is not
expected to generate any new traffic.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. 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 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
a. Section 4-4-100: Sign Regulations
4. Chapter 11 Definitions
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 4 of 13
D_Admin_Report_SouthportSigns_181004
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
10, 2018 and determined the application complete on August 24, 2018. The project complies with the
120-day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the
administrative variance request (Exhibits 2-8).
3. The project’s primary site address is 1133 Lake Washington Blvd N, Renton, WA 98056. The Southport
wayfinding signs would be located throughout the Southport campus on parcel numbers 082305-9216, -
9055, -9075, and -9076 (Exhibit 2).
4. The project site is currently developed with a 12-story hotel (Hyatt Regency), three (3) office towers
(Southport Office Complex) with a podium/parking complex, apartment buildings (Bristol Apartments I
& II), shops, and restaurants.
5. Access to the site is provided at the intersection of Lake Washington Blvd N and Houser Way N.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Urban Center (UC) zoning classification and the Urban Design District ‘C’.
8. The placement of the new primary entry monument sign would require removal of two (2) copper beech
landscape trees.
9. The large site is mapped with a Johns Creek (a Type F stream), regulated slopes, high seismic hazard areas
and shorelines.
10. The applicant is proposing to begin construction after the completion of land use permits.
11. The following variances to sign regulations have been requested by the applicant:
RMC Code Citation Required Standard Requested Variance
RMC 4-4-100.G.6
Maximum Height of
Freestanding Signs
The maximum height of
freestanding signs within
Urban Design Area for a
freestanding ground-related
monument signs, with the
exception of primary entry
signs, shall be limited to five
feet (5') above finished grade,
including the support
structure.
The applicant is proposing one (1) 215 square
foot one-sided ground monument signs (not
including the cast in-place wood form
concrete base support structure) that
measures seventeen feet and five inches
(17’-5”) above the top of sidewalk, twelve
feet and four inches (12’-4”) wide and
eighteen inches (18”) deep (ST1). The code is
not clear as to the exception height of the
primary entry sign. Staff determined that the
closest code reference would be a directional
or wayfinding sign on a commercial campus
on land equal to or greater than two hundred
thousand (200,000) square feet of contiguous
land area. In this case, a directional or
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 5 of 13
D_Admin_Report_SouthportSigns_181004
wayfinding sign on a commercial campus
would allow a six-foot (6’) sign above the
established grade. The proposed height of
the monument sign would exceed the
maximum monument sign height by roughly
fifteen feet (15’) or the maximum directional
or wayfinding sign height by approximately
fourteen feet (14’).
RMC 4-4-100.E.5.a.i
Freestanding,
Ground, Roof and
Projecting Signs in
Commercial Zones
Each individual business
establishment may have only
one sign for each street
frontage of any one of the
following types: Freestanding,
roof, ground, projecting or
combination. Each sign shall
not exceed an area greater
than one and one-half (1-1/2)
square feet for each lineal
foot of property frontage
which the business occupies
up to a maximum of 300
square feet; or if such sign is
multi-faced, the maximum
allowance shall not be more
than three hundred (300)
square feet. However, a
maximum of one-half (1/2) of
the allowed square footage is
allowed on each face.
Businesses with less than
twenty five (25) lineal front
feet may have a sign of a
maximum of twenty (20)
square feet per face.
The 17.1 acre site that makes up the
Southport properties are separated from
having any actual public street frontage as a
result of the BNSF Railway parcel that runs
along the east side of the easternmost parcel.
The development has nearly 1,500 lineal feet
of private access roads, but no public street
frontage. Due to the lack of public street
frontage, Southport would be limited to one
freestanding, roof, ground, projecting or
combination sign with a maximum of twenty
(20) square feet per face. As indicated above,
the applicant is proposing a single 215 square
foot one-sided ground monument signs. With
the support stucture, the one-sided sign
would not be more than three hundred (300)
square feet (approximately 250 square feet).
RMC 4-4-100.E.5.k.ii
Allowed Area,
Height, and
Number for Large
Institution
Directional and
Wayfinding Signs in
Commercial Zones
Directional signs shall not
exceed nine (9) square feet in
surface area and shall not
exceed five feet (5') in height.
One wayfinding sign with a
maximum surface area of
thirty-two (32) square feet
may be used for every fifty
thousand (50,000) square feet
of contiguous land area.
Wayfinding signs shall not
exceed a height of six feet (6')
above the established grade.
The applicant is proposing three (3)
pedestrian kiosks (ST3). The overall height of
the kiosk would measure ten feet (10’) tall by
three feet (3’) to six feet (6’) wide. The
surface area of the sign for all four (4) sides
would be roughly thirty-six (36) square feet
each, plus the three and one-half (3.5) square
foot top cap, plus a three-inch (3”) side
flares. The actual directional portion of the
sign would be approximately eight (8) square
feet in surface area on two (2) of the four (4)
sides. The proposed height of the kiosks
would exceed the maximum directional sign
height by five feet (5’) and the overall surface
area for directional signage by approximately
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 6 of 13
D_Admin_Report_SouthportSigns_181004
151 square feet per sign. The proposed
height of the kiosks would exceed the
maximum wayfinding sign height by four feet
(4’) and the overall surface area for
wayfinding signage by approximately 128
square feet per sign.
RMC 4-4-100.E.5.k.ii
Allowed Area,
Height, and
Number for Large
Institution
Directional and
Wayfinding Signs in
Commercial Zones
Directional signs shall not
exceed nine (9) square feet in
surface area and shall not
exceed five feet (5') in height.
The applicant is proposing five (5) vehicle
directional signs (ST4). The overall height of
the freestanding vehicular directional on-site
sign measures nine feet and nine inches (9’-
9”) above finished grade. The width of the
longest panel or blade measures four feet
and eight inches (4’-8”). Together the four (4)
panels have a combined surface area of
approximately twelve (12) square feet. Thus,
each of the proposed vehicle directional signs
would exceed the maximum height by four
feet and nine inches (4’-9”) and the
maximum surface area by three feet (3’).
RMC 4-4-100.E.5.k.ii
Allowed Area,
Height, and
Number for Large
Institution
Directional and
Wayfinding Signs in
Commercial Zones
Directional signs shall not
exceed nine (9) square feet in
surface area and shall not
exceed five feet (5') in height.
One wayfinding sign with a
maximum surface area of
thirty-two (32) square feet
may be used for every fifty
thousand (50,000) square feet
of contiguous land area.
Wayfinding signs shall not
exceed a height of six feet (6')
above the established grade.
The applicant is proposing six (6) parking
directional signs (ST5). The overall
freestanding sign measures four feet and
four inches (4’-4”) high and up to a maximum
of four feet (4’) wide. The parking directional
signs would comply with the maximum nine
(9) square feet of surface area and five feet
(5’) in height. The overall site area is
approximately 744,948 square feet which
equates to 14.9 wayfinding signs. Altogether
the wayfinding sign package is proposing
fifteen (15) total signs at Southport (including
the primary entry sign).
12. No public or agency comments were received.
13. 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 have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
14. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 7 of 13
D_Admin_Report_SouthportSigns_181004
Staff Comment: Within Johns Creek critical area buffer the applicant is proposing to
replace the existing primary entry monument sign located in the Type F, 115-foot
stream buffer with a new primary entry monument sign and add one (1) new parking
directional signs (ST5), near the back of sidewalk on The Bristol II Apartment’s property
at Southport. Per RMC 4-3-050.C.3, Exemptions – Critical Areas and Buffers, replacing
existing structures in existence and that do not meet the setback or buffer requirements
of this Section must comply with the criteria in RMC 4-10-090 and may continue
provided, that no such legal nonconforming activity or structure shall be expanded,
changed, enlarged or altered in any way that infringes further on the critical area that
increases the extent of its nonconformity with this Section without a permit issued
pursuant to the provisions of RMC 4-3-050.
Based on a review of the proposed site plan (Exhibit 3), the location of the new primary
entry monument sign appears to be located further away from Johns Creek than the
existing monument sign, therefore it is assumed that the new sign would bring the site
closer to conformance with the required buffer then the current sign. However, there
was not enough details provided with the application for staff to verify that the sign
would not enlarge, alter, or infringe further on the critical area then the existing sign.
Therefore, staff recommends as a condition of approval that details identifying
compliance with RMC 4-10-090 be provided with the sign permit.
The new parking sign (ST5) would be installed within the existing improved area (2016
Johns Creek Bridge Project) and function as a form of traffic control under the roads
exempt activities, per RMC 4-3-050.C.3.e.iii, Traffic Control.
Typical construction activities/disturbances to remove and replace the monument sign
and the installation of one new parking directional sign in the critical area buffer would
be temporary in nature. Impacts must be minimized and, where applicable, disturbed
areas must be immediately restored. Additionally, the activities must be conducted
using best management practices as specified by industry standards or applicable
Federal agencies or scientific principles and revegetation with native vegetation is
required where buffer disturbance has occurred in accordance with an exemption
during construction or other activities. The applicant did not provide a critical area or
stream study to determine if the proposed disturbances or impacts created by the new
sign package would follow best management practices or if impacts to disturbed areas
would be minimized or immediately restored with regard to on-site critical areas.
Therefore, staff recommends, as a condition of approval and as a result of the proposal,
the applicant shall provide a critical area or stream study prepared by a qualified
biologist that evaluates the on-site critical areas impacts with the sign permit
application.
15. Variance Analysis: The applicant is requesting an administrative variance from the following subsections
of the Renton Municipal Code: 1) RMC 4-4-100.G.6, which limits the height of a freestanding ground-
related monument signs, with the exception of primary entry signs, to five feet (5') above finished grade,
including support structure; 2) RMC 4-4-100.E.5.a.i where each individual business establishment may
have only one sign for each street frontage of any one of the following types: freestanding, roof, ground,
projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2)
square feet for each lineal foot of property frontage that the business occupies up to a maximum of three
hundred (300) square feet. Businesses with less than twenty-five (25) lineal front feet may have a sign of
a maximum of twenty (20) square feet per face; and 3) RMC 4-4-100.E.5.k.ii, which limits directional signs
to not exceed nine (9) square feet in surface area and shall not exceed five feet (5') in height. Wayfinding
signs shall not exceed a height of six feet (6') above the established grade. The sign variance seeks to
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 8 of 13
D_Admin_Report_SouthportSigns_181004
replace one (1) primary entry monument sign, add three (3) pedestrian kiosks, install five (5) vehicle
directional signs, and place six (6) parking directional signs at the Southport campus. The sign proposal
exceeds the allowed number of freestanding or ground signs and the allowed height and surface area of
the primary entry sign, kiosks, and vehicular directional signs in the commercial zone and the Urban
Design Area. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5.
Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
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 result
in a sign package that would look out of place in comparison to the scope of the
Southport project (Exhibit 10). The applicant maintains practical difficulties exist by
reason of the redevelopment projects throughout the site. Namely, 383 unit
apartments, a 347-room twelve-story hotel, three (3) nine-story office towers with
over 700,000 square feet of Class A office space, plus shops and restaurants. The sign
variance would allow the applicant to scale the sign package in accordance with the
2.4 million square feet of mixed-use development and the sheer number of tenant
names.
The applicant states that another major reason for the increased size of the primary
entry monument sign is two-fold. First, the 250-foot distance from the main
intersection (Lake Washington Blvd N and Houser Way N) and second, the railway
crossing obscuring the view of the sign from the intersection.
The sign variance would allow the applicant to exceed sign height requirements
allowed up to five-foot (5’) or six-foot (6’) heights while still maintaining a height
observable from Lake Washington Blvd N, visible above the average height of a
parked car (approximately five feet and four inches [5’-4”]), noticeable above the
BNSF railway, and viewable above the sidewalk at the northwest corner of Gene
Coulon Memorial Beach Park entrance. The applicant contends that the signs are
proportionate to the size and scale of the Southport development despite not having
public street frontage.
The applicant is proposing the following signs:
a) One (1) 215 square foot one-sided ground monument signs measuring seventeen
feet and five inches (17’-5”) above the top of sidewalk, twelve feet and four inches
(12’-4”) wide and eighteen inches (18”) deep (ST1). The internally illuminated sign is
supported by using 8-foot (8’) deep wood posts and a cast-in-place wood form
concrete base set below the sidewalk grade. As part of the design of the monument
sign, the sign would include an eighteen-inch (18”) wide trim using sculptural metal
work (art panels) around the top and sides of the sign, a bronze sign face at the center
of the sign, the Hyatt Regency logo, Southport’s logo, the site’s address, and fourteen
(14) thin gauge stainless steel tenant panels at the center of the sign. The proposed
monument sign would replace the nearby existing monument sign with the new larger
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 9 of 13
D_Admin_Report_SouthportSigns_181004
monument sign at the same intersection. See Exhibit 4 for more detailed information
about the monument sign.
b) Three (3) pedestrian kiosks (ST3). The overall height of the kiosk would measure ten
feet (10’) tall by six feet (6’) wide. The dimensions of the rectangular column, that
make up the base of the sign, measures three feet (3’) wide by nine feet (9’) tall. Each
kiosk would have a top cap that echoes the shape of the cap on the Hyatt Regency
waterfront hotel. Below the top cap is a top band in textured bronze finish that
conceals recessed illumination that washes the top cap with even LED strip lighting all
around the top cap. Using alternating patterns, the four (4) sides consist of either a
three-inch (3”) stainless steel frame that flare out from the kiosk column that holds
the map panel, directional listing of retail, and the Southport logo, or an art panel
similar to the panel on the trim of the monument sign. See Exhibit 6 for more detailed
information on the kiosk. The kiosks would be located throughout the development.
The placements would be as follows: one (1) at the hotel, one (1) at the office complex
and one (1) between the Bristol Apartments (Exhibit 5).
c) Five (5) vehicle directional signs (ST4). The tallest painted aluminum panel of the
freestanding sign, above finished grade, stands eight feet and seven inches (8’-7”).
Above the panels, on the top of the four-inch (4”) diameter bonze painted post, sits
the Southport logo. The overall height of the vehicle directional sign measures nine
feet and nine inches (9’-9”) above finished grade. Each sign would have four (4)
individual panels with the longest panel measuring four feet and eight inched (4’-8”)
long. The blue panels are cut in the shape of a right-angled trapezoid to maintain the
Southport brand nautical theme. The panels provide directions to the Hyatt Regency
hotel, valet parking, retail and guest parking, and Bristol apartment buildings. See
Exhibit 7 for more detailed information about the vehicle directional sign.
d) Six (6) parking directional signs (ST5). The overall freestanding sign measures four
feet and four inches (4’-4”) high and up to a maximum of four feet (4’) wide. The
directional sign includes a six-inch (6”) blue panel on either side of the post. One side
of the panel contains a directional arrow and on the opposite side of the post is three-
inch (3”) text that reads “Guest.” Also, on the same side with the text, the design
includes a parking symbol. The letter “P” would also be placed above the post to
further the purpose of parking directional sign design throughout the Southport
Campus. See Exhibit 8 for more detailed information about the vehicle directional
wayfinding sign.
Staff has reviewed the proposed variance request and concurs that the requirement to
reduce the height of the proposed monument sign to six feet (6’) or less and the square
footage of the sign to a maximum sign face of twenty (20) square feet (as result of less
than twenty-five (25) lineal front feet of street frontage), may cause unnecessary
hardship. Likewise, the requirement to reduce the height of the kiosks to six feet (6’) or
less and the maximum surface area of the sign face to thirty-two (32), may cause
unnecessary hardship. Finally, the requirement to limit the vehicle directional signs to
not exceed nine (9) square feet in surface area and five feet (5’) in height could also
cause unnecessary hardship. Currently there is not enough campus signage at
Southport to adequately provide both pedestrian and vehicular travel directions to
businesses, tenants, guests, or visitors. Staff has reviewed the applicant’s justification
and concurs that there are special circumstances for allowing the applicant to increase
the height and size of the monument sign, the height and size of the kiosks, and the
height and square footage of the vehicular directional sign, and the number of
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 10 of 13
D_Admin_Report_SouthportSigns_181004
directional and wayfinding signs above what is allowed under the sign code. A larger
ground monument sign, kiosk and vehicular directional signage would improve user
experience and ability to locate and access the variety of uses available at Southport on
Lake Washington. The additional markers at the top of the parking and directional signs
would set up visual expectations reassuring drivers that they are in the right location
while preparing them to make a smooth transition into the many campus parking areas.
Staff concurs that larger signs would match the overall character and scope of the
development. In addition, the signs were specifically designed to provide cohesion with
the Renton Downtown Core Wayfinding Signage Design Package (Exhibit 9). The
proposed vehicle and parking directional sign designs match the style and scale of the
advance directional, vehicular directional and pedestrian directional signs of the City’s
wayfinding signage design completed by MIG on January 1, 2018.
Staff also concurs that other commercial property owners in the vicinity have
monument signs above the current five-foot (5’) height limitation and that the strict
interpretation of the sign regulations would deprive the applicant of privileges enjoyed
by nearby properties. In addition, the larger signs would make it easier for drivers to see
the entrance to Southport from Lake Washington Blvd N.
Compliant if
condition of
approval is
met
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 by granting the variance it 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 based on
the following factors: first, the height and size of the new monument sign matches
with the proportions of the surrounding landscape and scale of the Puget Sound
Energy (PSE) electrical tower; second, where the monument sign is placed it would not
affect the views of surrounding homes and businesses; third, the overall readability of
the signs is increased and confusion/slowing down at the intersection to read the sign
can be reduced; and finally, the monument sign would be an upgrade to the existing
monument sign. The applicant maintains that the aesthetic design of the monument
(and kiosk) sign would be beneficial because the sign incorporates the sculptural metal
work by noted artist Harold Balasz, whose work is prominently featured throughout
the property.
Staff has reviewed the applicant’s justifications and concurs with the analysis and
finds that the wayfinding sign package would improve traffic and pedestrian flow at
the intersection and throughout the development and would be an improvement over
the existing monument sign that can be difficult to read from the road. The granting
of the variance for the monument sign, the kiosks, or the vehicular directional signs
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, provided the monument and kiosks
are not located over utility lines or within utility easements. Therefore, staff
recommends, as a condition of approval, that the applicant be required to show that
the monument sign and kiosks (especially the foundation, if applicable) are not
located over utility lines or within utility easements. The required clearances shall be
provided if utilities are present in the vicinity of these signs.
Staff concurs with the applicant that the proposed campus monument sign and
directional wayfinding signs would provide a consistent message and each sign would
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 11 of 13
D_Admin_Report_SouthportSigns_181004
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation and complies with the goals and policies established with this designation, see FOF 6.
2. The subject site is located at Southport, 1133 Lake Washington Blvd N, within the Urban Center (UC)
zoning classification and the Urban Design District ‘C’, see FOF 3 and FOF 7.
3. The proposed variance complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 14.
4. The requested variance meets the four (4) criteria to be considered in making a decision on a variance
request as specified in RMC 4-9-250.B.5. The analysis of the proposal according to variance criteria is
found in the body of the Staff Report, see FOF 15.
5. The proposed signs would not obstruct the vision or pathway of vehicular or pedestrian traffic.
be visually similar to one another, comparable to other structures and signage on-site,
and analogous to the City’s recently approved wayfinding signage design for the
Renton Downtown Core.
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 due to the challenges of existing site conditions and the
desire to improve safety and wayfinding. The applicant maintains that the Southport
project is a unique property in the area and that the size and function of the
development warrants granting the approval, and in no way should constitute a grant
of special privilege, particularly in comparison to the surrounding properties.
Staff has reviewed the applicant’s justifications and concurs that the granting of the
variance would not constitute a grant of special privilege inconsistent with other
properties in the vicinity (namely The Landing) and with the same zoning designation.
The granting of this variance through the replacement of the old monument signs with
new monument signs at the campus entrance or the other previously mentioned
directional signage would match the scope and scale of this development.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the monument sign has been designed to
inform visitors and direct traffic in the most effective way possible. The same can be
said about the balance of the other proposed wayfinding signs. The applicant maintains
that the designers have scrupulously worked to create a sign that is functional, efficient
and attractive and that the approval of the variance is the minimum necessary to
accomplish the desired purpose of improved visibility.
Staff reviewed the variance request and concludes that the proposed location and sizes
of the wayfinding sign package would help to clarify access points to the campus and
available parking areas and would be the minimum required variance to be visible to
the residents, employees, and guests to Southport’s campus.
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 12 of 13
D_Admin_Report_SouthportSigns_181004
J. DECISION:
The Southport Wayfinding Signs, File No. LUA18-000563, VAR, as depicted in Exhibits 2-8, is approved and is
subject to the following conditions:
1. The applicant shall provide details identifying compliance with Renton Municipal Code (RMC) 4-10-090,
Critical Areas Regulations – Nonconforming Activities and Structures with the sign permit application.
2. As a result of the proposal, the applicant shall provide a critical area or stream study prepared by a
qualified biologist that evaluates the on-site critical areas impacts with the sign permit application.
3. The applicant shall be required to show that the monument sign and kiosks (especially the foundation,
if applicable) are not located over utility lines or within utility easements. The required clearances shall
be provided if utilities are present in the vicinity of these signs.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 4th day of October, 2018 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Scott Rosenstock, SECO Development, Inc.,
1133 Lake Washington Blvd N,
Renton, WA 98056
Jeff Carl, Northwest Sign & Design,
17201 Beaton Rd SE,
Monroe, WA 98272
TRANSMITTED this 4th day of October, 2018 to the Parties of Record:
None
TRANSMITTED this 4th day of October, 2018 to the following:
Chip Vincent, CED Administrator
Craig Burnell, Building Official
Brianne Bannwarth, Development Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
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 October 18, 2018. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
10/4/2018 | 9:58 AM PDT
City of Renton Department of Community & Economic Development
Southport Wayfinding Signs
Administrative Report & Decision
LUA18-000563, VAR
Report of October 4, 2018 Page 13 of 13
D_Admin_Report_SouthportSigns_181004
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, 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.
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.
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Southport Wayfinding Signs
Project Number:
LUA18-000563, VAR
Date of Report
October 4, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Jeff Carl, Northwest Sign &
Design, 17201 Beaton Rd SE,
Monroe, WA 98272
Project Location
1133 Lake Washington
Blvd N, Renton, WA 98056
The following exhibits are included with the report:
Exhibit 1: Administrative Decision
Exhibit 2: Overall Site Plan
Exhibit 3: Monument Sign Site Plan Detail
Exhibit 4: Monument Sign Elevations and Details (ST1)
Exhibit 5: Kiosk Site Plan Details
Exhibit 6: Pedestrian Kiosk Elevations and Details (ST3)
Exhibit 7: Vehicle Directional Sign (ST4)
Exhibit 8: Parking Directional Sign (ST5)
Exhibit 9: Renton Downtown Core Wayfinding Signage Design Package
Exhibit 10: Variance Request Justification
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
DETAIL A
DETAIL B
DETAIL C
DETAIL C
Southport Wayfinding - On Site Locations
DN
GENERATOR
COMPACTOR
COMPACTOR
31.32
LAKEWASHINGTONBLVDN32.56
32.20
33.33
18.65
89.08
0.00
B W 30.3130.39
30.28
30.26
B LRD29.27
Coul
o
n B
e
a
c
h P
a
r
k
D
r
Lake Washington Blvd NScale 1” = 100’
ST5
ST1
ST5
ST4
ST4
ST4
ST4
ST5
ST5
ST3
ST3
ST4
ST5
ST5
ST3
EXHIBIT 2
RECEIVED
Clark Close 08/10/2018
PLANNING DIVISION
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
Client:
Installation Address:
Site Plan detail
Footing design 7/6/2018
7/6/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
SECO Development Bark Shop
Existing Sign to be removed
Proposed Sign Placement
Center Sign to
this section of
concrete
4'
4'
Site Plan Detail D - Monument
Scale 1/16” = 1’
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
EXHIBIT 3
Remove Existing Sign
New Monument
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
Client:
Installation Address:
Monument Sign
Elevations and Details
NTS
Footing design 7/6/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
EXHIBIT 4
12'-4"
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
215 SF overall size
Back Front
Top
Side
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
Client:
Installation Address:
Monument Sign
Elevations and Details
Scale 1/4” = 1’
Footing design 7/6/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
Power Supplies
UL Label
Shop label
Switch
Back panels
are removable
for service
1'-6"12'-4"17'-5"3/4” white push through
lettering to match 3Form sample
Art Panels - 1/8” Aluminum
with 7328 white translucent
acrylic to match 3Form sample
3/4” white push through
lettering to match 3Form sample
Stainless menu with routed
out and backed panels
backed with white 7328
panels to match 3Form sample
3/4” white push through
lettering to match 3Form sample
8'-0"3'-0"
8”Diameter
HSS x 3/8” wall
3000 PSI round
concrete caison
angle brackets
as needed
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
DETAIL A DETAIL B DETAIL C
48"
Sign Cap
Kiosk
Kiosk
Placement &
Orientation TBD
60"48"Kiosk
Kiosk Site Plan Details
1” = 25’
EXHIBIT 5
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
Client:
Installation Address:
Elevations and Details
Scale 3/4” = 1’
Footing design 7/6/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
Quantity 3 ) ST3 pedestrian Kiosks
ST3 pedestrian Kiosks
10’- 0”
Directional Listing of Retail
Map panels occur on two opp sides
S/S frame surrounds artwork,
Frame holds map panel securely and
has concealed lock for access needed
Map panel is back lit evenly w LED and
diffusion panel as recommended by
fabricator
Top band in textured bronze finish conceals
recessed illumination that washes the top cap w even
lighting all around
Concealed LED strip lighting
Top cap echos shape of cap on hotel, fabricated
with perforated S/S. 1/8” round hole, 40% open 18ga
Top cap is 2 layer system so water does not leak, but
collects internally.
Fabricator to provide collector at base of roof on inside
and funnel through kiosk down spout that will exit at base
of kiosk on down slope to prevent pooling
2’- 4”1’- 6”
1’- 0”
EQ
6”
3”
3”
EQ
1’- 6”4” 4”
Map Elevation - Pedestrian Kiosk
Scale: 3/4” = 1’ - 0”2
Sculptural metal work in metal finish: Bronze
from the art of Harold Balasz. Soft white resin
back panel, internal illumination so art panels
are visible at night
Art panels occur on two opp sides
1” tube steel frame around art
see detail
A
Kiosks to be installed with J
bolts onto existing concrete
sidewalk, core drill and fill.
4) 3/8"-16 x 2-1/4" Thread Length x 5"
Overall Length Zinc Finish Steel J-Bolt
1'-0"4"EXHIBIT 6
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
Client:
Installation Address:
ST 4 Vehicle Directional
Sizing and colors
3/4” = 1’
Footing design 7/6/2018
8/3/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
Hyatt Regency
Valet
Retail & Guest
Bristol Bldgs. E-G7"4'-8"8'-7"1"6'-0"Revised Sizing
EXHIBIT 7
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
1720 Beaton Rd. SE
Monroe, WA 98272
www.NWSigns.com
(425) 844-6415
Contractors Lic#NWWHOS*929M9
Client:
Installation Address:
Elevations and Details
Scale 1/2” = 1’
Footing design 7/6/2018
Revisions:
Order Contact:
Customer Approval:
Landlord Contact:
Landlord Approval:
Salesperson:
Designer:
Project manager:
Estimate/ Job #:SO 5028
Seco Developement
Coulon Beach Park Dr & Southport
Scott Rosenstock
Brian
Brian
Dale / Joe
SOUTHPORT WAYFINDING
Qty 6) ST 5, Parking Directional-On Site
ST 5 Parking
Directional-On Site
2
Poles to either be cored drilled through
existing concrete and installed with J bolts
and covers or direct embedded into
planter areas
4’- 4”
4’- 0” MAX
6”3” txt Guest
Painted aluminum panels
with applied reflective vinyl
Letters, icons, and arrows
mount to steel backer plate
with clear coat applied as required
for no oxidation and UV protection
PMS 7455
PMS 5395
Surface applied
reflective white vinyl
Bronze sleeve with
fasteners, light texture
similar to entry monument
TBD during finish samples
10"
4) 3/8"-16 x 2-1/4" Thread Length x 5"
Overall Length Zinc Finish Steel J-Bolt
EXHIBIT 8
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
Renton Downtown Core | Wayfinding Signage Design: 50% Bid Package | January 31, 2018 2
Renton Wayfinding System
P
Piazza
Public Library
IKEA Arts Center
1 RENTON WAYFINDING SYSTEM
SCALE: 3/8"=1'-0"ELEVATION 0 6'' 1' 2'
VD - VEHICULAR DIRECTIONAL PDK - PEDESTRIAN DIRECTORY / KIOSK INT - INTERPRETIVE PANELPD - PEDESTRIAN DIRECTIONALGW - DOWNTOWN GATEWAY MONUMENTAD - ADVANCE DIRECTIONAL
Piazza
Information
Public Library
PavilionDowntown
Renton
DowntownRenton
Cedar River Trail
Regional Trail
17.43 miles
12.55 miles paved
The Cedar River Trail follows the Cedar River from Lake
Washington in Renton upriver to the community of Landsburg
at Seattle’s Cedar River Watershed. At 17 miles in length the
CRT is a paved, off-road trail for the rst 12 miles, and features
a soft surface for the last 5. The trail follows a historic railroad
route along the river and State Route 169, and passes through
or near Renton, Maplewood, Cedar Mountain, Maple Valley,
and Rock Creek.
4.80 miles soft-surface
0.08 miles on-streetDOWNTOWN Cedar River The Cedar River Trail follows the Cedar River from Lake Washington in Renton upriver to
the community of Landsburg at Seattle’s Cedar
River Watershed.
EXHIBIT 9
Renton Downtown Core
Wayfinding Signage Design
50% Bid Package
January 31, 2018
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
17201 Beaton Rd SE - Monroe, WA 98272 - Phone: (425) 844-6415
Variance Request Justification
Southport
1133 Lake Washington Blvd. N
Renton, WA
1. 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, and location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive sub ject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification;
Following the current code would result in a sign that would look out of place in comparison to
the scope of the Southport project. Southport is one of Renton’s premier redevelopment
projects comprised of the 383 unit Bristol apartment complex, the 347 room Hyatt Regency
Lake Washington, three nine-story office buildings with over 700,000 square feet of Class A
office space, plus shops and restaurants. The scale of the sign is reflective of the 2.4 million
square feet of mixed use development. The sheer quantity of tenant names requires more
visible area on the sign. And because the sign is approximately 250’ from the main intersection,
the required text size for readability is increased significantly.
The increased sign size will also address the issue of the railway crossing obscuring the view
from the intersection.
2. 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;
The proposed monument sign matches with the scale of the surrounding landscape and PSE
electrical tower. And because of where the sign is placed, it will not affect the views of
surrounding homes and businesses. And because the overall readability of the signs is
increased, confusion and slowing down at the intersection can be reduced.
The new sign will actually be an upgrade to the existing signage. The proposed sign
incorporates sculptural metal work by noted artist Harold Balasz, whose work is prominently
featured throughout the property.
3. The 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 pr operty is situated;
EXHIBIT 10
RECEIVED
Clark Close 08/10/2018
PLANNING DIVISION
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3
17201 Beaton Rd SE - Monroe, WA 98272 - Phone: (425) 844-6415
The Southport project is a unique property in the area. The size and function of the
development warrants granting the approval, and in no way should constitute a grant of special
privilege, particularly in comparison to the surrounding properties.
4. The approval is the minimum variance that will accomplish the desired purpose.
This monument sign has been designed to inform visitors and direct traffic in the most effective
way possible. The designers have painstakingly worked to create a sign that is functional,
efficient and attractive.
DocuSign Envelope ID: AF17EE80-137A-4181-8B5C-1BC8DE6030F3