HomeMy WebLinkAboutD_Admin_Report_ArcoSign_200701_v2_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin Report_Arco Sign Variance_200701_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 2, 2020
Project File Number: PR20-000155
Project Name: Arco Sign Variance Project
Land Use File Number: LUA20-000125, VAR
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant/Contact: Imad Abu-Alya, Barakah LLC, 1616 NE 30th St, Renton, WA 98056
Project Location: 1616 NE 30th St, Renton, WA 98056
Project Summary: The applicant, Imad Abu-Alya, is requesting approval of an Administrative
Variance from the provisions of the Renton Municipal Code (RMC) regulating
size, height, and content in order to install an LED sign (electronic message
board) on an existing pole sign at the Arco gas station located at 1616 NE 30th St
(Parcel #334103464). The site is located in the Neighborhood Commercial (CN)
zone and Urban Design District D Overlay. The site is designated Residential High
Density (RHD) in the Comprehensive Plan Land Use Map. The applicant is seeking
relief from the sign code (RMC 4-4-100) in order to install an electronic message
board sign (RMC 4-4-100.E.4.D), which is only allowed at public facilities, and to
continue using the existing pole sign, which is not permitted in the Urban Design
District D (RMC 4-4-100.G.5). The existing pole sign is approximately 31 feet tall
and is located on the SW corner of the site. The proposed electronic message
board signage would be used to display gas prices. No trees or vegetation is
proposed for removal and no new impervious would be added as a part of the
project. The applicant submitted a project narrative, site plan, sign rendering,
and variance justification with the application.
Site Area: 24,532 sq. ft. (0.56 acres)
NE 30th St
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 2 of 12
D_Admin Report_Arco Sign Variance_200701_v1
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan/Renderings
C. GENERAL INFORMATION:
1. Owner(s) of Record: Imad Abu-Alya, Barakah LLC, 1616 NE 30th St, Renton,
WA 98056
2. Zoning Classification: Commercial Neighborhood (CN)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Gas Station
5. Critical Areas: Moderate landslide hazard areas, Wellhead Protection
Area Zone 2
6. Neighborhood Characteristics:
a. North: Vacant land. Residential High Density (HD) land use designation and Neighborhood
Commercial (CN) zoning.
b. East: Vacant land. Residential Low Density (LD) land use designation and Residential
Conservation (RC) zoning.
c. South: Kennydale Elementary School. Residential Medium Density (MD) land use designation
and Residential - 8 du/ac (R-8) zoning.
d. West: Vacant land, I-405, and Cell Tower. Residential High Density (HD) land use designation
and Neighborhood Commercial (CN) zoning.
7. Site Area: 24,532 sq. ft. (0.56 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
Ferguson Annexation A-66-006 2292 11/30/1966
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
c. Surface/Storm Water: There is a public stormwater conveyance system located on the site which
drains into a ditch north of the NE 30th St ROW.
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 3 of 12
D_Admin Report_Arco Sign Variance_200701_v1
2. Streets: The proposed sign location faces NE 30th St 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 June 3,
2020 and determined the application complete on the same day. 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 (Exhibit 2).
3. The project’s address is 1616 NE 30th St (Parcel #334103464). The sign would serve the existing gas
station on the site and would be located on the existing pole with a height of approximately 31 feet and
located approximately 12 feet from the ROW (Exhibit 2).
4. The subject project site is currently developed with an Arco vehicle fueling station.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Neighborhood Commercial (CN) zoning classification.
7. Access to the site is provided via two driveways off of NE 30th St.
8. The installation of the new elelctronic message board sign would not require tree or vegetation removal.
9. The site is mapped with a moderate landslide areas and is located in the Wellhead Protection Area Zone
2.
10. The applicant is proposing to begin construction following land use and signs permits.
11. The following variances to RMC 4-4-100 have been requested by the applicant:
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 4 of 12
D_Admin Report_Arco Sign Variance_200701_v1
RMC Code Citation Required Standard Requested Variance
RMC 4-4-100.E.4.D
Signs Permitted in
all Residential,
Commercial, and
Industrial Zones
Electronic Message Board
signs only allowed at public
facilities
Applicant requesting a variance install an
electronic message board sign at an existing
commercial use (Vehicle fueling station)
RMC 4-4-100.G.5
Signs Within Urban
Design Areas –
Special
Requirements
(Additional
Prohibited Signs)
Pole signs are prohibited in all
Urban Design Districts
Structural or electronic alteration of a non-
conforming sign (i.e. pole sign) triggers
conformance with the sign code per RMC 4-
4-100.D.7. Applicant is requesting a variance
to allow the continued use of a pole sign
after electronic alterations are made.
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 proposed project is located within a moderate landslide hazard areas
and Wellhead Protection Area Zone 2. The proposal is consistent with the Critical Areas Regulations.
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may
include buffers and/or setbacks from buffers. A standard 15-foot building
setback is required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: No buffers or structure setbacks are required for Moderate
Landslide Hazards. A geotechnical report may be required by the Building Official
for any development in a Moderate Landslide Hazard.
Wellhead Protection Areas: A fill material source statement is required for
projects located in Zone 2 of the Aquifer Protection Area if more than one
hundred (100) cubic yards of imported fill will be used; the documentation shall
be certified by a professional engineer or geologist licensed in the State of
Washington.
Staff Comment: Based on the applicant’s proposal which involves the installation
of a sign on top of an existing pole, no fill would be brought onto the site.
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 5 of 12
D_Admin Report_Arco Sign Variance_200701_v1
15. Variance Analysis (Electronic Message Board): The applicant is requesting an Administrative Variance
from RMC 4-4-100.E.4.d to allow for the installation of an animated (electronic message board) sign. This
portion of the proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5.
Therefore, staff recommends approval of the electronic message board portion 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 manual message sign
currently used to display gasoline prices with a new electronic message board
system. The new sign would be installed on the existing steel pole supports in place
of the manual message board currently installed. The existing steel pole sign is
located approximately twelve feet from the ROW (Exhibit 2). The basic construction
and design of the pole sign consists of two 31 foot tall steel poles that incorporates
a single-sided electronic message board (approximately 62 square feet) and
rotating back-lit cabinet with the Arco brand name (approximately 72 square feet)
to remain installed on top of the existing steel poles.
The applicant contends that practical difficulties exist and that the strict
interpretation of the sign regulations would deprive them of privileges enjoyed by
other vehicle fueling stations in the community. The applicant provides examples
of multiple other gas stations in the City of Renton that incorporate electronic
message board signs to digitally display gas prices. The other gas stations are able
to take advantage of the modern digital technology that relieves employees from
having to manually change gas prices in inclement weather or multiple times per
day. The applicant states that continuing to use the manual message board is an
unnecessary hardship due to the potential safety issues and inability for employees
to easily and safely keep up with extremely dynamic gas pricing.
Staff has reviewed the proposed variance request and concurs that the prohibition
on the use of an electronic messaging board may cause unnecessary hardship for
the applicant. Staff has reviewed the applicant’s justification and concurs that the
benefits of utilizing an electronic messaging board to display gas prices in a similar
fashion to other vehicle fueling stations in the areas necessitates a variance from
the sign regulations. The fueling station and employees would greatly benefit by
installing a new digital sign by relieving staff of the need to manually change the
gas price signage multiple times per day.
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 electronic message board sign would
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 6 of 12
D_Admin Report_Arco Sign Variance_200701_v1
not change the physical characteristics of the existing freestanding sign, which has
been in place for many years and second, the distance of the sign from the nearest
residential property (approximately 400 feet) would prevent light created by the
electronic messaging board from negatively impacting those residents. In addition,
the sign would face towards the commercial properties across the street and the
site is moderately screened along the perimeter with mature trees which would
reduce the amount of light reaching neighboring properties.
Staff has reviewed the applicant’s justifications and concurs that the proposed
electronic message board signage 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 located. Staff agrees with the applicant that impacts of the
electronic signage on adjacent properties would be limited based on the scale and
location of the proposed freestanding sign as well as the existing site
characteristics. While staff concurs that impacts on neighboring property owners
would likely be limited, some concerns exists with regards to the potential for the
brightly lit electronic messaging board to affect existing residential development or
drivers in the area. 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 and will reduce the amount overall light reaching neighboring properties.
This level should be adjusted seasonally to ensure that the sign is dimmed earlier
in the winter months to account for the earlier sunset.
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 fuel station the same privilege and opportunities available to other fuel stations in
the area that benefit from having highly visible electronic messaging boards that are
useful for displaying gas prices which can frequently change multiple times per day.
Staff has reviewed the applicant’s justifications and concurs that the granting of the
portion of the variance which requests relief from the electronic message board
prohibition (except for public facilities) would not constitute a grant of special privilege.
A number of other fueling stations in the City of Renton utilize electronic message
boards to display gas prices. The subject stations can be found in both the CN and CA
commercial zoning districts. The granting of this portion of the variance would enhance
the fueling stations sign, make it safer for employees to respond to fast-changing gas
prices, and ensure that the business is afforded the same electronic messaging signage
opportunities as other fueling stations in commercial zones.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the proposed 62 square foot electronic
message board sign is the minimum variance needed to display prices for the variety of
gasoline types available at the station. The applicant is only proposing a one-sided
electronic message board due to the existing siting of the sign and contends that the
granting of the variance will accomplish the desired purpose of providing efficient
messaging capabilities while allowing employees to safely and easily respond to
changes in gas prices. They also contend that the size of the sign, approximately 62
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 7 of 12
D_Admin Report_Arco Sign Variance_200701_v1
16. Variance Analysis (Pole Sign): The applicant is requesting an Administrative Variance from RMC 4-4-
100.G.5 to allow the business to continue to use of an existing pole sign in the Urban Design District D.
Pole signs are prohibited in the Urban Design Distict Areas. While the existing 31 foot tall pole sign is
legally non-conforming, electronic or strcutural alterations to a non-conforming sign are only permitted
if the sign is brought into compliance with the the sign regualtions in RMC 4-4-100, as described in RMC
4-4-100.D.7. The proposal is not compliant with the following variance criteria, pursuant to RMC 4-9-
250.B.5. Therefore, staff recommends denial of the 31 foot tall pole sign portion of the requested
variance.
square feet, is the minimum necessary to ensure adequate visibility from the roadway
and to display the various prices for different types of gas.
Staff reviewed the variance request and concludes that the proposed 62 square foot
electronic message board signage would be the minimum required variance from code
to accomplish the desired purpose of the sign. The variance would improve visibility to
drivers and enable the gas station to more efficiently post and change product prices.
Compliance Variance Criteria and Analysis
Compliance
Not Demonstrated
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 continue to use the existing pole
sign on the site. The existing steel pole sign is located approximately twelve feet
from the ROW (Exhibit 2). Pole signs are prohibited in the Urban Design District
Areas per RMC 4-4-100.D.5. According to RMC 4-4-100.D.7, sign improvements
that require structural or electronic changes are required to conform to the
current sign code regulations. Therefore the proposed improvement of the pole
sign would deviate from RMC 4-4-100.D.5 by allowing for the continued use of
the 31 foot pole sign after electronic changes are made through the
incorporation of an electronic message board (see analysis and recommendation
above in FOF 15). The basic construction and design of the proposed alterations
consist of two existing 31 foot tall steel poles that incorporate a single-sided
electronic message board (approximately 62 square feet) and rotating back-lit
cabinet with the Arco brand name (approximately 72 square feet).
The applicant contends that relief from the requirement to bring the existing pole
sign into compliance with code would deprive them of privileges enjoyed by other
vehicle fueling stations in the community. With a distance from I-405 of
approximately 180 feet, the applicant states that a smaller freestanding sign
with the maximum allowable height of five (5) feet above grade would not
provide adequate visibility and would effectively render the sign unreadable for
vehicles driving past on the highway. The applicant contends that the provisions
of the code that prohibit pole signs and limit the freestanding sign’s height to five
feet above grade put an unfair burden on the fueling station and as a result, the
business does not get to take advantage of the same sign heights as other fuel
stations in the area.
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 8 of 12
D_Admin Report_Arco Sign Variance_200701_v1
Staff has reviewed the proposed variance request and does not concur that the
applicant suffers from unnecessary hardship or is deprived of the same rights or
privileges enjoyed by other property owners in the vicinity or under the identical zoning
district. Pole signs are prohibited in all Urban Design District Areas. Therefore no other
commercial businesses in the CN zone (Urban Design District D overlay is applicable to
all CN zoned parcels) are permitted to utilize this type of the sign and the applicant is
not deprive of rights or privileges enjoyed by other businesses in the same zone. In
addition, the applicant does not suffer from an unnecessary hardship if the pole sign is
required to be removed and brought into compliance with the code. While the new sign
would be smaller in height, an existing WSDOT sign program for I-405 gives businesses
the opportunity to request to have their branding installed on the standard blue WSDOT
business signs along the highway as part of the Motorist Information Sign Program.
The WSDOT-installed highway signage would attract both northbound and southbound
motorists to the store without the need for a prohibited sign (i.e. pole sign). In addition,
the gas station also serves the immediate neighborhood and the use of an ordinary
freestanding sign five (5’) feet in height would continue to serve the purpose of
effectively communicating gas station prices to customers. Lastly, the applicant would
be permitted to utilize the existing legal non-conforming pole if the no electronic or
structural changes were made. The requirement to remove the pole sign and bring the
sign into compliance is a direct result of the applicant’s request for an electronic
message board sign which constitutes an electronic change.
Compliance
Not
Demonstrated
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
fact that the pole sign has been in place for many years and has not been the subject of
any complaints by neighbors. The site is also moderately screened along the perimeter
with mature trees which partially screens the sign from all neighboring properties.
Staff has reviewed the applicant’s justifications and analysis, and concurs that when
considered alone, continued utilization of the pole sign would not be detrimental to the
public welfare or injurious to the property or improvements in the vicinity. However,
when the project is evaluated as whole and includes the impacts of a 62 square foot
electronic messaging sign approximately 20 feet off the ground, the potential for
impacts to neighboring properties rises significantly. The bright light generated by
electronic message board signs has the ability to reach nearby residential properties
and commercial properties in the nearby vicinity. Due to the potential impact identified,
staff does not concur that continued use of the existing pole would not be injurious to
the property or improvements in the vicinity and therefore compliance with the criterion
has not been demonstrated.
Compliance
Not
Demonstrated
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 fuel station the same privilege and opportunity available to other fuel stations in
the area. However, aside from a singular fuel station across the highway, the applicant
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 9 of 12
D_Admin Report_Arco Sign Variance_200701_v1
I. CONCLUSIONS:
1. The proposed variance complies with the Critical Areas Regulations provided the applicant complies with
City Code and, see FOF 14.
2. The applicant is seeking relief from the sign code (RMC 4-4-100) in order to install an electronic message
board sign (RMC 4-4-100.E.4.D), which is only allowed at public facilities, and to continue using the
existing pole sign, which is not permitted in the Urban Design District D (RMC 4-4-100.G.5).
3. The portion of the requested variance relating to the installation of an electronic message board sign
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, see FOF 15.
4. The portion of the requested variance relating to the continued use of the existing pole sign does not
meet three (4) out of four (4) criteria to be considered in making a decision a variance request as specified
in RMC 4-9-250.B.5, see FOF 16..
5. The proposed signs would not obstruct the vision or pathway of vehicular or pedestrian traffic.
J. DECISION:
The Administrative Variance for Arco Sign Variance Project, File No. LUA20-000125, VAR, as depicted in Exhibit
2, is hereby partially approved. Specifically, the applicant is granted relief from the electronic message board
(animated sign) standards in RMC 4-4-100.E4.D, but is not granted relief from the pole sign prohibition within
does not identify any other businesses in the area that have been allowed to utilize a
pole sign.
Staff does not concur that the granting of the variance does not constitute a grant of
special privilege and opportunity availability to other properties in the vicinity and zone
in which the applicant’s property is located. All commercial parcels in the surrounding
area are located in the Urban Design District Area overlay and therefore prohibited from
constructing poles signs. Allowing the applicant to continue to use a nonconforming
sign after making an electrical alteration would undoubtedly result in a grant of special
privilege based on the fact that other businesses in the area would not be permitted to
construct a pole sign under the current sign regulations.
Compliance
Not
Demonstrated
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the use of pole sign approximately 31 feet
in height is the minimum necessary to achieve the goal of the sign remaining visible
from passing traffic on I-405. The applicant contends that a sign with a lower overall
height would not be visible to traffic and that he would therefore lose gas sales.
Staff reviewed the variance request and concluded that the proposed height of the
freestanding sign would be the minimum required variance from code to accomplish
the desired purpose of keeping the existing pole sign, which is to draw traffic from I-
405. However, as noted above, the applicant is encouraged to engage with WSDOT with
respect to adding signage on I-405 as part of the Motorist Information Sign Program
which could accomplish the same goal without needing a variance from City sign
regulations.
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 10 of 12
D_Admin Report_Arco Sign Variance_200701_v1
Urban Design District Areas in RMC 4-4-100.G.5. The partial-approval decision is 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.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Vanessa Dolbee, Acting Planning Director Date
TRANSMITTED this 2nd day of July, 2020 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Imad Abu-Alya, Barakah LLC
1616 NE 30th St
Renton, WA 98056
TRANSMITTED this 2nd day of July, 2020 to the Parties of Record: None
TRANSMITTED this this 2nd day of July, 2020 to the following:
Chip Vincent, CED Administrator
Jennifer Henning, Acting CED Administrator
Craig Burnell, Building Official
Brianne Bannwarth, Development Services 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: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is
working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a
future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
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
DocuSign Envelope ID: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
7/2/2020 | 4:28 PM PDT
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 11 of 12
D_Admin Report_Arco Sign Variance_200701_v1
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: 4ECA1CF7-DD7C-4D15-AFB4-09D6E50C9DEB
City of Renton Department of Community & Economic Development
Arco Sign Variance
Administrative Report & Decision
LUA20-000125, VAR
Report of July 1, 2020 Page 12 of 12
D_Admin Report_Arco Sign Variance_200701_v1
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Arco Sign Variance
Land Use File Number:
LUA20-000125, VAR
Date of Report
July 2, 2020
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Imad Abu-Alya, Barakah LLC,
1616 NE 30th St, Renton, WA
98056
Project Location
1616 NE 30th St
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan/Renderings
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