HomeMy WebLinkAboutD_Admin_Report_SonicSign_181004.pdfDEPARTMENT OF COMMUNITY
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D_Admin_Report_SonicSign_181004
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 4, 2018
Project File Number: PR16-000257
Project Name: Sonic Drive-In & Renton Shops Monument Sign
Land Use File Number: LUA18-000577, VAR
Project Manager: Clark H. Close, Senior Planner
Owner: Peter Bonnell, Bonnell Family LLC, 10047 Main St, Suite 509, Bellevue, WA 98004
Applicant: See Owner
Contact: Dirk McCulloch, Magellan Architects, 8383 158th Ave NE, Suite 280, Redmond, WA
98052
Project Location: 749 Rainier Ave S, Renton, WA 98057
Project Summary: The applicant, Magellan Architects, is requesting an administrative sign variance for
Sonic Drive-In Restaurant and Renton Shops Monument Sign to install one (1)
combined, freestanding monument sign at 749 Rainier Ave S near the base of the
Walmart pole sign (APN 1923059104). The proposed monument sign would deviated
from Renton Municipal Code (RMC) 4-4-100.C.10 to allow an off-premises sign, RMC
4-4-100.G.6 to exceed the maximum height of the freestanding ground-related
monument sign allowed in the Urban Design Area by up to 6 feet (6’), and RMC 4-4-
100.E.5.d.i to exceed the maximum allowed sign face area of 150 square feet per sign
face in the Walmart Shopping Center. The new sign would serve both Sonic Drive-In
Restaurant and the off-site retail strip building, referred to as the "Shops at 757
Rainier Avenue South." In addition to Sonic's sign, the monument sign would display
up to seven (7) tenant businesses located in the landlocked Renton Shops building at
757 Rainier Ave S. The parcel is zoned Commercial Arterial (CA) zone. No trees are
proposed to be removed.
Site Area: 2.62 acres (site 0.73 acres)
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 2 of 9
D_Admin_Report_SonicSign_181004
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan and Conceptual Landscape Plan
Exhibit 4: Sonic Drive-In Restaurant Approved Landscape Plan
Exhibit 5: Sign Elevation Views
Exhibit 6: Monument Sign Concept Elevation
Exhibit 7: Variance Request Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Peter Bonnell, Bonnell Family LLC, 10047 Main St, Suite
509, Bellevue, WA 98004
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Fast food restaurant (Sonic Drive-In Restaurant), drive-
through service (Dutch Brothers Coffee), and eating
and drinking establishment (Jimmy Mac’s Roadhouse).
5. Critical Areas: High seismic hazard areas and wellhead protection
area zone 2.
6. Neighborhood Characteristics:
a. North: Dutch Bros Coffee and Popeyes Restaurant. Commercial & Mixed Use (CMU) land use
designation and Commercial Arterial (CA) zoning.
b. East: Pho & Thai Restaurant. Commercial & Mixed Use (CMU) land use designation and
Commercial Arterial (CA) zoning.
c. South: Walmart & Mobil Gas Station and Mini Mart. Commercial & Mixed Use (CMU) land use
designation and Commercial Arterial (CA) zoning.
d. West: Walmart Shopping Center. Commercial & Mixed Use (CMU) land use designation and
Commercial Arterial (CA) zoning.
7. Site Area: 2.62 acres (Sonic Drive-In Restaurant site 0.73 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
Annexation (S 180th) A-002-59 1745 04/19/1959
Boundary Line Adjustment LUA15-000237 N/A 08/05/2015
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 3 of 9
D_Admin_Report_SonicSign_181004
Site Plan Review (Sonic
Drive-In Restaurant)
LUA16-000229 N/A 08/05/2016
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. There is an existing 8-inch sewer main in
Hardie Ave SW, which terminates approximately 450 feet north of the subject property line.
c. Surface/Storm Water: There are stormwater mains located in the existing parking lot connected to
a private stormwater system which drains to the existing stormwater facilities for the Walmart
located adjacent to the site.
2. Streets: The proposed sign location faces Rainier Ave S and Hardie Ave SW.
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
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
20, 2018 and determined the application complete on September 4, 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 – 7).
3. The project’s address is 749 Rainier Ave S, Renton, WA 98057 (APN 192305-9104). The sign would also
serve the landlocked off-site retail strip building, referred to as the "Shops at 757 Rainier Avenue South"
(APN 192305-9029). The combined monument sign would be located near the base of the Walmart pole
sign at the southeast corner of the Sonic Drive-In Restaurant property (Exhibit 2).
4. The subject project site is currently developed with a Sonic Drive-In Restaurant, Dutch Bros Coffee, Jimmy
Mac’s Roadhouse, surface parking, and perimeter and internal landscaping. The offsite-retail strip
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 4 of 9
D_Admin_Report_SonicSign_181004
building is currently occupied by Dollar Tree, Smoke & Vapor, Metro PCS, Clipping Hair Salon, Sally
Beauty, Pho 88 Café, and Sky Chiropractic & Massage.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and the Urban Design District
‘D’.
7. Access to the site would be provided internally from the Walmart Shopping Center via Rainier Ave S, SW
7th St, SW Grady Way, or Lind Ave SW.
8. The placement of the monument sign would not require tree removal (Exhibits 3 and 4).
9. The site is mapped in the Wellhead Protection Area Zone 2 and with high seismic hazard areas.
10. The applicant is proposing to begin construction following land use and building permits.
11. No public or agency comments were received.
12. 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.
13. 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
Wellhead Protection Areas:
Staff Comment: The monument sign would be located in the Downtown Wellhead
Protection Area Ten Year Capture Zone 2. The monument sign elevations include a
concrete stem wall and footing (Exhibit 5). The site’s proposed use is not indicative of a
type that would potentially harm the City’s groundwater; additionally, site excavations
are relatively shallow and likely would not encounter groundwater. However, any
offsite fill materials shall be from a verifiable source in order to ensure it is clear of
contaminants. The City’s grading and excavation regulations require imported fill in
excess of 100 cubic yards within a protection area zone to have a source statement
certified by a qualified professional or confirm the fill was obtained from an approved
source.
14. Variance Analysis: The applicant is requesting an administrative variance from RMC 4-4-100.C.10 to allow
an off-premises sign, RMC 4-4-100.G.6 to increase the maximum height of the freestanding ground-
related monument sign allowed in the Urban Design Area by up to 6 feet (6’), and from RMC 4-4-
100.E.5.d.i to exceed the shopping center maximum allowed sign face area of 150 square feet per sign
face. 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
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 5 of 9
D_Admin_Report_SonicSign_181004
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The applicant is proposing a monument sign to serve both Sonic
Drive-In Restaurant and the off-site retail strip building located at 757 Rainier Ave S
(Exhibit 2). The proposed monument sign would deviate from RMC 4-4-100.G.6 by
exceeding the maximum height of the freestanding ground-related monument sign
allowed in the Urban Design Area by up to 6 feet (6’) and would deviate from RMC
4-4-100.E.5.d.i by exceeding the maximum allowed sign face area of 150 square feet
per sign face (Exhibits 5 and 6). The basic construction and design of the monument
sign consists of a concrete base, aluminum body with multiple tenant panels, a
directional arrow on the top left side, and the sonic pylon logo sign on the top right
side.
The basic configuration of the nearly 21-foot wide by eleven-foot (11’) high
monument sign, from the ground up, would be as follows: a concrete stem wall and
footing with a nine-inch (9”) cast in place concrete base (above grade) and a sack
finish that also includes a one and one-half inch (1-1/2”) chamfer; a three-inch (3”)
reveal painted red; an aluminum sign body painted dark bronze; six (6) separate
tenant panels painted aluminum with one-half inch (1/2”) acrylic push through copy
and white LED internal illumination; a Dollar Tree tenant panel that wraps around one
side painted vivid green with one-half inch (1/2”) acrylic push through copy and white
LED internal illumination; a fabricated aluminum cap painted medium bronze; and a
three-inch (3”) reveal painted red. Above the base on the left, would be a brushed
aluminum/clear anodized “arrow” with black vinyl graphics that reads, “THE SHOPS
AT,” a formed aluminum overlay panel painted dark bronze with laser cut-out “757”
numerals with white LED “HALO” illumination, routed quarter inch (1/4”) acrylic push
through copy “RAINIER AVENUE SOUTH” with white LED internal illumination. The left
side of the sign measures eight feet and three and five-eighth inches (8’-3 5/8”) above
grade. Above the cap, on the right side of the sign, is a one and one half inch (1-1/2”)
reveal painted red, an aluminum accent block painted medium bronze, another
reveal, a welcome to sonic sign with fabricated aluminum construction painted
medium bronze, another reveal, and a 32 square foot double-sided Delta ‘30’ (4’-0” by
8’-0”) custom shaped pylon logo sign with panned and embossed polycarbonate faces
and LED internal illumination. Altogether, the Sonic corporate sign facing Rainier Ave
S (front face) would have a surface area of approximately 164 square feet (Exhibit 5).
The applicant contends that 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 (Exhibit 7). The applicant states that the Renton
Shops building (located at 757 Rainier Ave S) is landlocked with no frontage on any
adjacent rights-of-way and no opportunities for signage or visibility from any right-of-
way (Exhibit 2). Consequently, this building and the associated tenants lack basic
visibility and business identity from a public street. The applicant contends that the
provisions of the code that prohibit “off-premises signs,” under RMC 4-4-100.C.10, put
an unfair burden on this landlocked parcel and, as a result, the tenants do not
appreciate the same business identification and visibility opportunities as other
enterprises and buildings in this area with similar zoning. The applicant’s request
included a few examples of other businesses and their associated signs in the project
vicinity to illustrate that this variance request does not constitute a grant of special
privilege. The applicant maintains that the proposed sign configuration is well within
bounds relative to other existing signs and that the design of the sign exceeds other
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 6 of 9
D_Admin_Report_SonicSign_181004
nearby examples in quality of detailing and construction. The provided examples of
other signs in the area that employ off-premises signage included: Sound Collision
Center – 750 Rainier Ave South, Renton; Evergreen Building – 15 S Grady Way,
Renton; Renton Village – S Grady Way and Shattuck Ave S, Renton; and Curran Plaza –
Hardie Ave SW and SW 7th St, Renton.
The applicant concludes that the sign design, massing and configuration presented
with this sign variance exceed in design quality, materials, detailing and construction
of other existing signs in this zone and retail area. The applicant contends that the
sign variance design affords these businesses, at a minimum, the same opportunity
for business identity and visibility along the associated rights-of-way that other
similar businesses and retail centers in the area enjoy.
Staff has reviewed the proposed variance request and concurs that the requirement to
limit the monument sign to an onsite location only for the landlocked businesses, reduce
the height of the monument signs to less than five feet (5’), and limit the square feet of
the front elevation to less than 150 square feet may cause the unnecessary hardship.
Currently, the businesses at 757 Rainier Ave S do not have street frontage signage
despite being part of the Walmart Shopping Center. Staff has reviewed the applicant’s
justification and concurs that there are special circumstances for allowing the applicant
to co-locate signage with Sonic Drive-In Restaurant and increase the height and size to
accommodate multiple businesses into one new ground-related monument sign. Each
of the eight (8) businesses would benefit by co-locating at one central location near the
new 2018 Renton Sonic Drive-In Restaurant. Co-locating would also reduce the number
of signs within the shopping center. Visually, the design of the sign indicates to the
driver that “the shops” are located to left via the incorporation of a directional arrow
pointing to the left and Sonic Drive-In Restaurant is on the right by placing the Sonic
pylon logo on the right. Staff concurs that a larger co-located monument sign would
match the overall character of other nearby signs and that the strict interpretation of
the sign regulations would deprive the applicant of privileges enjoyed by nearby
properties.
Staff has reviewed the proposed variance request and concurs that a shorter sign
ground-related monument sign or a sign without visibility from a public street may
cause the applicant unnecessary hardship. Staff has reviewed the proposed variance
request and concurs that there are special circumstances for co-locating signage within
the Walmart Shopping Center between several tenants that would be beneficial to the
property and businesses.
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 proposed monument sign has been sited to maintain
safe traffic sight distances and prescriptive setbacks and would not otherwise obstruct
other businesses, properties, access or improvements; second, the provisions of the
proposed monument sign would not diminish the subject property or other
improvements therein; and third, the sign would improve way-finding and assist
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 7 of 9
D_Admin_Report_SonicSign_181004
motorists in quickly and safely establishing that they are in the right place to find a
specific business or, in general, the Renton Shops building.
Staff has reviewed the applicant’s justifications and concurs with the analysis and
finds that the combined tenant monument sign would improve traffic and pedestrian
flow at the entrance and would not diminish the subject property or other
improvements therein. The granting of the variance for the monument sign 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 monument sign.
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 allow
the tenants the same privilege and opportunities as other similarly zoned properties and
businesses in the area that benefit from having frontage on a right-of-way. In support
of the Renton Shops businesses, the applicant has provided examples of several other
nearby businesses (Sound Collision Center, Evergreen Building, Renton Village, and
Curran Plaza) who employ off-premises signage.
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 and with the same zoning designation. The granting of this
variance would enhance tenant visibility while at the same time creating cohesion of
design by allowing only one (1) monument sign for eight (8) different businesses. Also,
the combined sign provides a certain level of cohesiveness with the new Sonic Drive-In
Restaurant’s building in terms of overall design and scale.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the proposed Sonic Drive-In Restaurant
portion of the monument sign has been designed to meet the intent of a Primary Entry
Sign (RMC 4-11-190 Definitions S) with respect to sign area, massing, and scale. The
body of the Sonic portion of the sign is an iconic style and design established by, and
associated with, the Sonic brand and cannot be altered. The applicant also contends
that the “Shops” portion of the sign provides the number of tenant identification panels
necessary for each of the tenant spaces. In that this sign provides identification for a
building and businesses (the Renton Shops building) that are not immediately visible
from the right-of-way, a stylized directional arrow and address identifying the Renton
Shops building have been incorporated into the design to assist motorists and patrons
in safely locating the building and its associated businesses. The applicant maintains
that these signage elements and goals have been thoughtfully incorporated into a
single monument structure to minimize sign footprint and site disturbance while
providing a visually cohesive design and presentation. Tenants, building owners and the
design team have worked closely with City staff to arrive at a sign configuration, size
and style that meets the goals of all stake-holders in order to present a design that can
be supported and approved by the City.
Staff reviewed the variance request and concludes that the proposed location and size
of the monument sign would be the minimum required variance that would accomplish
the desired purpose of the sign in terms of number, size, and location. The variance
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 8 of 9
D_Admin_Report_SonicSign_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 5.
2. The subject site is located at Sonic Drive-In Restaurant, 749 Rainier Ave S, within the Commercial Arterial
(CA) zoning classification and the Urban Design District ‘D’, see FOF 3 and FOF 6.
3. The proposed variance complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 13.
4. The sign regulations limit off-premises signs, the maximum height of a freestanding ground-related
monument sign to five feet (5’) above finished grade and the surface area of each sign face to 150 square
feet in a shopping center. The applicant is requesting approval to co-locate signage near the Sonic Drive-
In Restaurant, exceed the allowed monument sign face area by up to fourteen (14) square feet and
exceed the allowed monument sign height in the Urban Design Area by up to six feet (6’).
5. 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 14.
6. The proposed signs would not obstruct the vision or pathway of vehicular or pedestrian traffic.
J. DECISION:
The Administrative Variance for Sonic Drive-In & Renton Shops Monument Sign, File No. LUA18-000577, VAR,
as depicted in Exhibit 5, is hereby approved.
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:
Peter Bonnell
Bonnell Family Trust
10047 Main St, Suite 509
Bellevue, WA 98004
Dirk McCulloch
Magellan Architects
8383 158th Ave NE, Suite 280
Redmond, WA 98052
would improve business visibility to the visitors, customers, delivery, and emergency
personnel. Also, within the Urban Design Area, entry signs are limited to the name of
the larger development.
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
10/4/2018 | 9:59 AM PDT
City of Renton Department of Community & Economic Development
Sonic Drive-In & Renton Shops Monument Sign
Administrative Report & Decision
LUA18-000577, VAR
Report of October 4, 2018 Page 9 of 9
D_Admin_Report_SonicSign_181004
TRANSMITTED this 4th day of October, 2018 to the Parties of Record:
Richard Ramsey
Sonic Drive-In
(Olympic Cascade Drive-Ins LLC)
19689 7th Ave, Suite 183 PMB 326
Poulsbo, WA 98370
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
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: 3E63BC3B-5102-442E-A138-671A3EC491DF
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Sonic Drive-In & Renton Shops Monument Sign
Project Number:
LUA18-000577, VAR
Date of Report
October 4, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Dirk McCulloch, Magellan
Architects, 8383 158th
Ave NE, Suite 280,
Redmond, WA 98052
Project Location
749 Rainier Ave S,
Renton, WA 98057
The following exhibits are included with the report:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan and Conceptual Landscape Plan
Exhibit 4: Sonic Drive-In Restaurant Approved Landscape Plan
Exhibit 5: Sign Elevation Views
Exhibit 6: Monument Sign Concept Elevation
Exhibit 7: Variance Request Justification
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
8383 158th Avenue Northeast, Suite 280Redmond, Washington 98052Tel (425) 885-4300 Fax (425) 885-4303www.magellanarchitects.comageManllA R C H I T E C T SJOB NUMBER: ESONIC DRIVE-IN AND THE SHOPS AT 757 RAINIER AVE SOUTHMONUMENT SIGN741 RAINIER AVENUE SOUTH AND 757 RAINIER AVENUE SOUTHRENTON, WASHINGTON 9805716-094SITE
PLAN
10-AUG-2018
NEIGHBORHOOD DETAIL MAP
SCALE: 1" = 200'
N
SONIC DRIVE-IN
BUILDING & SITE
PROPOSED
MONUMENT SIGN
LOCATION
THE "SHOPS AT 757
RAINIER AVE SOUTH"
BUILDING
757 RAINIER
AVE S
EXHIBIT 2
RECEIVED
Clark Close 08/17/2018
PLANNING DIVISION
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
ENLARGED MONUMENT SIGN SITE PLAN & CONCEPTUAL LANDSCAPE PLAN
SCALE: 1" = 10'-0"N
1
PG 3
RAINIER AVENUE SOUTH8383 158th Avenue Northeast, Suite 280Redmond, Washington 98052Tel (425) 885-4300 Fax (425) 885-4303www.magellanarchitects.comageManllA R C H I T E C T SJOB NUMBER:PAGE:
2 of 4
17-AUG-2018SONIC DRIVE-IN AND RENTON SHOPSMONUMENT SIGN749 RAINIER AVENUE SOUTHRENTON, WASHINGTON 9805716-094PLANTING SCHEDULE
EXHIBIT 3
RECEIVED
Clark Close 08/20/2018
PLANNING DIVISION
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
PR-16000257CURRENT PLANNINGcclose 07/26/2017EXHIBIT 4RECEIVEDClark Close 08/17/2018PLANNING DIVISIONDocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
PR-16000257CURRENT PLANNINGcclose 07/26/2017DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
A LEFT SIDE B FRONT - FACING RAINIER AVENUE SOUTH C RIGHT SIDE
ELEVATION VIEWS
SCALE: 1/4" = 1'-0"
1
1A
PG 4
1C
PG 4 8383 158th Avenue Northeast, Suite 280Redmond, Washington 98052Tel (425) 885-4300 Fax (425) 885-4303www.magellanarchitects.comageManllA R C H I T E C T SJOB NUMBER:PAGE:
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14-AUG-2018SONIC DRIVE-IN AND RENTON SHOPSMONUMENT SIGN749 RAINIER AVENUE SOUTHRENTON, WASHINGTON 9805716-094,7.33
7.5
EXHIBIT 5
RECEIVED
Clark Close 08/17/2018
PLANNING DIVISION
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
MONUMENT SIGN CONCEPT ELEVATION
SCALE: 1/2" = 1'-0"
1 8383 158th Avenue Northeast, Suite 280Redmond, Washington 98052Tel (425) 885-4300 Fax (425) 885-4303www.magellanarchitects.comageManllA R C H I T E C T SJOB NUMBER:PAGE:
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14-AUG-2018SONIC DRIVE-IN AND RENTON SHOPSMONUMENT SIGN749 RAINIER AVENUE SOUTHRENTON, WASHINGTON 9805716-094EXHIBIT 6
RECEIVED
Clark Close 08/17/2018
PLANNING DIVISION
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Variance Application
VARIANCE REQUEST JUSTIFICATIONS
Pursuant to Renton Municipal Code section 4-9-250.5 Decision Criteria we present the
following justifications and supporting materials for this variance request:
[Criteria] 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/Justification]: The Renton Shops building (located at 757 Rainier
Avenue South) is landlocked (refer to Neighborhood Detail Map included as Exhibit
B) with no frontage on any adjacent rights-of-way and no opportunities for signage
or visibility from any right of way. Consequently, this building and the associated
tenants suffer from a lack of visibility and business identity.
The provisions of the code that prohibit “Off-Premises Signs” (ref. RMC 4-4-100-C-
10) put an unfair burden on this parcel and these tenants in that they do not
appreciate the same business identification and visibility opportunities as other
enterprises and buildings in this area and zoning.
[Criteria] 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/Justification]: Allowing the proposed monument sign does not
adversely impact the public welfare. The proposed monument sign has been sited
to maintain safe traffic sight distances and prescriptive setbacks and will not
obstruct other businesses, properties, access or improvements. Provision of this
sign will not diminish the subject property or other improvements therein. To the
contrary, this sign will improve way-finding and assist motorists in quickly and
safely establishing that they are in the right place to find a specific business or, in
general, the Renton Shops building.
RECEIVED
Clark Close 08/17/2018
PLANNING DIVISION
EXHIBIT 7
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Variance Application
End of Variance Request Justifications
[Criteria] 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/Justification]: Approval of this Variance Request and the proposed sign
affords these properties and enterprises the same signage opportunities as other
similarly zoned properties and businesses in the area that benefit from having
frontage on a right-of-way.
Please refer to Exhibit A for examples of other signs in the area that employ off-
premises signage, as is sought here, and showcase the type of business
identification and wayfinding indicators that is requested here in support of the
Renton Shops businesses.
[Criteria] d. That the approval is a minimum variance that will accomplish the desired
purpose.
[Response/Justification]: The Sonic Drive-In portion of the proposed sign has been
designed to meet the intent of a Primary Entry Sign (ref. RMC 4-11-190-S Definitions)
with respect to sign area, massing and scale. The body of the Sonic Drive-In portion
of the sign is an iconic style and design established by, and associated with, that
brand and cannot be altered. The “Shops” portion of the sign provides the number
of tenant identification panels necessary for each of the tenant spaces. In that this
sign provides identification for a building and businesses (the Renton Shops
building) that are not immediately visible from the right-of-way a stylized directional
arrow and address identifying the Renton Shops building have been incorporated
into the design to assist motorists and patrons in safely locating the building and its
associated businesses.
These signage elements and goals have been thoughtfully incorporated into a single
monument structure to minimize sign footprint and site disturbance while providing
a visually cohesive design and presentation.
Tenants, building owners and the design team have w orked closely with City staff to
arrive at a sign configuration, size and style that meets the goals of all stake-holders
in order to present a design that can be supported and approved by the City.
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
EXHIBIT A
Context Imagery for Other Signage in the Project Vicinity
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Exhibit A
The following are examples of other businesses and their associated signs in the project vicinity
to illustrate that this Variance Request does not constitute a grant of special privilege. It
illustrates that the proposed sign configuration is well within bounds relative to other existing
signs and that the sign design generally, and in many cases substantially, exceeds other nearby
instances in the quality of detailing and construction.
1. Sound Collision Center – 750 Rainier Avenue South, Renton
This enterprise, associated with South Ford and situated across Rainier Avenue South
from the project location, appreciates two large billboard type signs. The first is an off-
premises sign (located on a parcel separate from the addressed parcel on which the
business is located) at a driveway access point along South Grady Way (Photos 1A &
1C). The second is a similarly large and plain sign along the Rainier Avenue South
frontage (Photo 1B). These signs are exceedingly plain in design and construction –
essentially painted plywood billboards with vinyl lettering supported by unadorned timber
posts sunk into the surrounding asphalt. Based on the example photos (Photo 1C) we
would estimate this sign face to be roughly 8 feet tall by 16 feet wide (approx. 128 square
feet per sign face) with the overall height of the sign roughly 15 feet at its highest.
Photo 1A – South Grady Way
Photo 1B – Rainier Avenue South
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Exhibit A
Photo 1C – South Grady Way
2. Evergreen Building – 15 South Grady Way, Renton
The the signage for this office building is currently a screened vinyl banner of plain black
lettering on a white background draped over a simple pole-sign type structure (Photo
2A). Even without the vinyl banner overlay this pole sign (situated on the southwest
corner of the intersection of Lake Avenue South and South Grady Way) consists of
unadorned steel posts supporting a simple square sign face. We estimate this sign to be
approaching, if not exceeding, 20 feet in height.
Photo 2A – South Grady Way and Lake Avenue South
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Exhibit A
3. Renton Village – South Grady Way and Shattuck Avenue South, Renton
This retail center boasts a very large pole sign structure featuring a large retail center
identification sign (“Renton Village”) and large tenant panels for Rite Aid and Uwajimaya.
In this example, even a smaller tenant (“Watch Repair” in Photo 3A) is afforded a
relatively large sign panel on the structure. We would estimate that even the smallest
tenant panel in this example to be roughly 10 feet wide by 3 feet tall (30 square feet per
sign face).
Photo 3A – South Grady Way and Shattuck Avenue South
4. Curran Plaza – Hardie Avenue SW and SW 7th Street
This retail center provides a substantial identifying element for the overall retail center
(“Curran Plaza”) as well as numerous (10 panels in addition to the “King Buffet Chinese
Restaurant” panel immediately below the retail center name), smaller tenant identification
panels in a relatively unimaginative configuration (Photo 4A).
Photo 4A – Hardie Avenue Southwest and Southwest 7th Street
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF
Sonic Drive-in - Renton Shops Monument Sign August 14, 2018
Hardie Avenue and Rainier Avenue South Exhibit A
Conclusion:
The sign design, massing and configuration presented with this Variance Request exceeds in
design quality, materials, detailing and construction of other existing signs in this zone and retail
area. The proposed design affords these businesses, at a minimum, the same opportunity for
business identity and visibility along the associated rights-of-way that other similar businesses
and retail centers in the area enjoy.
End of Exhibit A
DocuSign Envelope ID: 3E63BC3B-5102-442E-A138-671A3EC491DF