HomeMy WebLinkAboutD_Admin_Report_NewHorizonsSign_190125.pdfDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin Report_New Horizons Sign_190125
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 25, 2019
Project File Number: PR18-000032
Project Name: New Horizon School Pole Sign
Land Use File Number: LUA18-000702, VAR
Project Manager: Alex Morganroth, Associate Planner
Owner: New Horizon School, 1111 SE Carr Rd, Renton, WA 98055
Applicant: Marla Veliz, 1111 SE Carr Rd, Renton, WA 98055
Contact: Tami Gillman, 1111 SE Carr Rd, Renton, WA 98055
Project Location: 1111 SE Carr Rd, Renton, WA 98055
Project Summary: The applicant, New Horizon School, is requesting approval of an Administrative
Variance from the provisions of the Renton Municipal Code (RMC) regulating size,
height, and content for a freestanding pole sign with electronic message board sign
within the Residential-4 (R-4) zone. The subject property is located at 1111 SE Carr
Road (APN 3223059081). The purpose of the variance is to allow for the applicant to
replace an existing, nonconforming pole sign, with manual message board, with a
new sign with electronic message board. The proposed freestanding sign will have a
height of approximately 13 feet and 8 inches (13' 8"), a maximum face size of 46
square feet, and will be double-sided. Per RMC 4-4-100E.4.a, existing legally
established nonconforming businesses within residential zones may have identifying
signs of not over 32 square feet in area on one face. The code further states that signs
may be illuminated but not animated, shall be for location identification only, and
shall display no copy, symbol or device other than that in keeping with the
development. In addition, freestanding signs shall not have a height greater than six
feet (6') above any established grade. The applicant is requesting a variance to allow
the proposed sign to be animated (electronic message board), to exceed the
maximum height by up to 7 feet and 8 inches (7' 8"), and to exceed the maximum
face size by up to 14 square feet. The new sign will utilize the existing pole and will
remain in the same location as the existing sign (5.7 feet from the front property line),
which is located approximately 70 feet away from the closest street lane. No trees
are proposed to be removed.
Site Area: 164,349 sq. ft. (3.77 acres)
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 2 of 8
D_Admin Report_New Horizons Sign_190125
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Sign Elevation Views
C. GENERAL INFORMATION:
1. Owner(s) of Record: New Horizon School, 1111 SE Carr Rd, Renton, WA
98055
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: School – Grade 4 to Grade 12
5. Critical Areas: Moderate landslide hazard areas, high landslide hazard
areas, sensitive slopes, and protected slopes
6. Neighborhood Characteristics:
a. North: Vacant land. Residential Low Density (LD) land use designation and Residential - 1 du/ac
(R-1) zoning.
b. East: Vacant land. Residential Low Density (LD) land use designation and Residential - 4 du/ac
(R-4) zoning.
c. South: Vacant land. Residential Low Density (LD) land use designation and Residential - 1 du/ac
(R-1) zoning.
d. West: Single-family home. Residential Low Density (LD) land use designation and Residential –
4 du/ac (R-1) zoning.
7. Site Area: 164,349 sq. ft. (3.77 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
Site Plan Review (2 Portable Classrooms) LUA99-115 N/A 08/20/2001
Springbrook Reservoir Annexation A-86-005 4142 04/25/1988
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the Soos Creek Water and Sewer.
b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer.
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 3 of 8
D_Admin Report_New Horizons Sign_190125
c. Surface/Storm Water: There is a private stormwater conveyance system located on the site which
drains into a ditch within the SE Carr Rd ROW.
2. Streets: The proposed sign location faces SE Carr Rd in both directions.
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 9 Permits – Specific
a. Section 4-9-250 Variances, Waivers, Modifications, and Alternates
5. 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
December 20, 2018 and determined the application complete on December 27, 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 – 4).
3. The project’s address is 1111 SE Carr Rd, Renton, WA 98055 (APN 3223059081). The sign would serve the
existing school on the site and would be located on the existing pole approximately 5.7 feet from the
ROW (Exhibit 3).
4. The subject project site is currently developed with the New Horizon School.
5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 du/ac (R-4) zoning classification.
7. Access to the site is provided via a driveway off of SE Carr Rd.
8. The placement of the freestanding pole sign would not require tree removal.
9. The site is mapped with moderate landslide areas, high landslide areas, sensitive slopes, and protected
slopes.
10. The applicant is proposing to begin construction following land use and signs permits.
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 4 of 8
D_Admin Report_New Horizons Sign_190125
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 proposed location of the sign is located outside of all critical areas and
critical area buffers present on the site. Therefore, the proposal is consistent with the Critical Areas
Regulations.
14. Variance Analysis: The applicant is requesting an administrative variance from RMC 4-4-100.E.4.a to
allow for the proposed sign to be animated (electronic message board), to exceed the maximum height
by up to seven feet and eight inches (7' 8"), and to exceed the maximum face size by up to fourteen (14)
square feet. 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 is proposing to replace the existing freestanding pole sign
for the New Horizon School with a new pole sign which incorporates an electronic
message board. The new sign would be installed on top of the existing steel pole located
approximately five feet, seven inches (5’ 7”) from the north property line (Exhibit 3).
The proposed freestanding sign would deviate from RMC 4-4-100E.4.a by exceeding the
maximum height of freestanding signs allowed in all districts by seven feet, eight inches
(7’ 8”), exceeding the maximum face size by approximately 14 square feet, and by
incorporating an electronic message board. The basic construction and design of the
freestanding sign consists of a 46 square foot doubled-sided cabinet that incorporates
a Daktronics electronic message board (approximately 30 square feet) and back-lit
cabinet with school name (approximately 16 square feet) to be installed on top of the
existing steel pole.
The applicant contends that practical difficulties exist and that the strict interpretation
of the sign regulations would deprive them of privileges enjoyed by other schools or
similar uses in the community. RMC 4-4-100E.4.d allows public facilities (including
public schools) the ability to have one freestanding electronic message board up to 125
square feet in size. The applicant states that the provision in the code only allowing
electronic messaging signs for public schools deprives them, a private school, with the
opportunity to provide convenient, highly visible information on school events to
students, parents, and other residents using SE Carr Rd. In addition, they suggest that
their proposed electronic messaging sign, approximately 30 square feet in size, is
significantly smaller than the area allowed for public schools and would have a much
smaller impact.
The applicant contends that relief from the maximum height requirement of six (6) feet
and maximum sign areas of 32 square feet is necessary due to the distance between
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 5 of 8
D_Admin Report_New Horizons Sign_190125
the travel lanes and sign. With a distance from the roadway of approximately 70 feet,
the applicant states that a smaller freestanding sign with the allowable height of six (6)
feet above grade would not provide adequate visibility from any right-of-way and
would essentially render the sign unreadable for vehicles driving past the site.
Consequently, if the code is strictly applied, the school would the lack basic visibility and
identity from a public street afforded to public schools in the community. The applicant
contends that the provisions of the code that limit the signs height to six (6) feet above
grade and 32 square feet in area under RMC 4-4-100E.4, put an unfair burden on the
school and as a result, the school does not get to take advantage of the same
messaging opportunities as other schools with similar zoning. The applicant maintains
that the proposed sign configuration is identical in size to the existing sign, which has
been in place for over 40 years, and that the design of the new sign exceeds the existing
sign in quality of detailing and construction.
Staff has reviewed the proposed variance request and concurs that the requirement to
limit the sign to six (6) feet above grade and the square footage of the sign to 32 square
feet, as well as the inability to install an electronic messaging board, may cause
unnecessary hardship for the applicant. Staff has reviewed the applicant’s justification
and concurs that there are special circumstances with the school property that
necessitate a variance from the sign regulations. The school would greatly benefit by
installing a new sign identical in size the existing sign but which incorporates an
electronic message board, allowing staff to communicate more quickly and efficiently
with students, parents, and members of the public. Visually, the design of the sign would
allow drivers to more easily identify the school and learn about events or news related
to the school.
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 the granting of a 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 based on the
following factors: first, the proposed freestanding sign would be sited in the exact same
location as the existing freestanding sign, which has been in place for over 40 years with
no complaints by neighbors according to the applicant; second, the distance of the sign
from the roadway makes the sign appear smaller than it actually is from the roadway;
and third, the distance of the sign from the nearest residential property (approximately
750 feet) would prevent light created by the electronic messaging board from
negatively impacting those residents. The site is also heavily screened along the
perimeter with mature trees which would screen the sign from all neighboring
properties.
Staff has reviewed the applicant’s justifications and concurs with the analysis and finds
that the proposed freestanding sign would not diminish the subject property or other
improvements therein. In addition, the granting of the variance for the freestanding
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 freestanding sign as well as the existing site
characteristics. While staff concurs that neighboring property owners would likely not
be negatively impacted by the sign, there is some concern with regard to the potential
for the brightly lit electronic messaging board to district or temporarily blind drivers on
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 6 of 8
D_Admin Report_New Horizons Sign_190125
SE Carr Rd at night. Therefore, staff recommends as a condition of approval that the
light levels of the sign be dimmed at night to a level that will not be distracting to
drivers. This level should be adjusted seasonally to ensure that the sign is dimmed earlier
in the winter months to account for the earlier sunset.
Compliant if
condition of
approval is
met
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 school the same privilege and opportunities available to other schools in the area
that benefit from having highly visible electronic messaging boards that are extremely
useful for communicating important information to students, parents, and other
residents of the community. In addition, the signs distance from the roadway
necessitates the need for a larger, taller sign than what is allowed by code in order to
provide similar level of visibility as signs at other schools.
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 schools
within residential zoning designations. The granting of this variance would enhance the
schools visibility while ensuring the private school is afforded the same signage
opportunities as a public school that essentially provides the same function. However,
in order to bring the appearance of the sign more in line with electronic pole signs in
other locations in the city, staff recommends as a condition of approval that the
applicant plant a combination of shrubs and ground cover at the base of the pole sign
in order to provide screening where the pole meets grade. A final landscape plan should
be submitted with the sign permit application and approved by the Current Planning
Project Manager.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the proposed free standing 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 proposed sign is the same size and height
as the existing sign on the property, but includes an electronic messaging board that
will allow the school to communicate more efficiently with students, parents, and
community members. The applicant also contends that the electronic portion of the new
sign is smaller than what is allowed at public schools and will accomplish its desired
purpose of providing efficient messaging capabilities while having a smaller visual
impact than other similar signs in the city. They also contend that the size of the sign,
approximately 46 square feet, is the minimum necessary to ensure adequate visibility
from the roadway that is over 75 feet away from the sign’s location.
Staff reviewed the variance request and concludes that the proposed size, height, and
design of the freestanding sign would be the minimum required variance from code to
accomplish the desired purpose of the sign. The variance would improve visibility to the
visitors and enable the school to more efficiently get out messages about events or
other school-related news.
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 7 of 8
D_Admin Report_New Horizons Sign_190125
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (RLD) 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 New Horizon School, 1111 SE Carr Rd, within the Residential 4 du/ac (CA)
zoning classification, see FOF 3 and FOF 6.
3. The proposed variance complies with the Critical Areas Regulations provided the applicant complies with
City Code and, see FOF 13.
4. The sign regulations limit on-premises signs for existing, non-conforming uses in all zones to a maximum
height of six feet (6’) above finished grade and the surface area of each sign face to 32 square feet. In
addition, the sign regulations only allow electronic message board signs for public facilities/schools in
any zone. The applicant is requesting approval to install signage at the New Horizon School that would
exceed the allowed freestanding sign face area by up to fourteen (14) square feet and exceed the allowed
freestanding sign height in residential zones by up to eight feet (8’). In addition, the applicant is
requesting approval to incorporate a thirty (30’) square foot electronic message board into the
freestanding sign.
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 New Horizon School Pole Sign, File No. LUA18-000702, VAR, as depicted in
Exhibit 4, is hereby approved, subject to the following conditions:
1. The applicant shall dim the light levels of the electronic message board at night in order to avoid visual
impacts to neighbors or drivers. The timing for the dimming of the sign shall be adjusted seasonally to
ensure that the sign is dimmed earlier in the winter months to account for the earlier sunset.
2. The applicant shall plant a combination of shrubs and ground cover at the base of the pole sign in order
to provide screening for the steel pole. A final landscape plan shall be submitted with the sign permit
application and approved by the Current Planning Project Manager prior to issuance of the permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 25th day of January, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
New Horizon School
1111 SE Carr Rd
Renton, WA 98055
Marla Veliz
1111 SE Carr Rd
Renton, WA 98055
Tami Gillman
1111 SE Carr Rd
Renton, WA 98055
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
1/25/2019 | 3:31 PM PST
City of Renton Department of Community & Economic Development
New Horizon School Pole Sign
Administrative Report & Decision
LUA18-000702, VAR
Report of January 25, 2019 Page 8 of 8
D_Admin Report_New Horizons Sign_190125
TRANSMITTED this 25th day of January, 2019 to the Parties of Record: None
TRANSMITTED this 25th day of January, 2019 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 February 8, 2019. 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: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
New Horizon School Pole Sign
Project Number:
LUA18-000702
Date of Report
June 25th, 2019
Staff Contact
Planner
Alex Morganroth
Project Contact/Applicant
Tami Gilman
New Horizon School
1111 SE Carr Rd
Renton, WA 98055
Project Location
1111 SE Carr Rd
Renton, WA 98055
The following exhibits are included with the ERC Report:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Sign Elevation Views
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
2,400
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City of Renton Map
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Exhibit 2
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
NEW HORIZON SCHOOL1111 SOUTH CARR ROADRENTON, WA 98055ZONE: R4PARCEL# 3223059081
Exhibit 3
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218
DocuSign Envelope ID: 126C5C76-9B7F-4D56-9A1E-F97A9474D218