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Home My WebLink AboutReport 1CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 26, 2010 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office . . I Project Name: Mi Casa Sign Modification j LUA (file) Number: LUA-10-046, MOD I Cross-References: i AKA's: : Project Manager: Jennifer Henning · Acceptance Date: July 6, 2010 ; Applicant: Bruce M. Anderson i Owner: MBA Cascade Plaza LLC I Contact: Same as applicant I PID Number: 2823059010 ! ERC Decision Date: ' ERC Appeal Date: Administrative Approval: July 6, 2010 .• Appeal Period Ends: July 20, 2010 ; Public Hearing Date: i Date Appealed to HEX: j By Whom: Date: \ HEX Decision: ,------------------------------------1 ; Date Appealed to Council: '. By Whom: Council Decision: Date: Mylar Recording Number: . Project Description: Request for modification from RMC 4-3-lOOJ.1.c.iii, minimum standards for, . Districts 'C' and 'D'. ; Location: <------------------------------------1 17110 116'h Avenue SE cl Comments: ' Denis Law Mayor r l-· .___. "--,1~'---_.,_~_, July 6, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Bruce Anderson Anderson & Associates P.O. Box 3821 Bellevue, WA 98009-3821 SUBJECT: MODIFICATION REQUEST FOR Ml CASA SIGNAGE, 17174116TH AVE SE Dear Mr. Anderson, The City of Renton is in receipt of your request of June 4th for a modification from the Urban Design Standards for proposed signage at the Mi Casa Market at the Cascade Village Shopping Center, located at 17174 116" Ave SE. The delay in proces~ing your request was because we were awaiting receipt ofthe $100 application fee. The Mi Casa Market is within the Commercial Arterial (CA) Zone and is subject to the Urban Design Standards for District 'D' (RMC4-3-100:J). The following summarizes your request, project background, analysis, and decision. Summary of Request Bruce Anderson has requested a modification from RMC 4-3-lOOJ.1.c.iii, Minimum Standards for Districts 'C' and 'D'. The modification has been requested in order to be allowed to install an illuminated cabinet sign on the exterior wall above the Mi Casa Market storefront. The subject site is zoned Commercial Arterial (CA). The market is within a building that contains multiple storefronts, each with and existing cabinet sign. Analysis Section 4-4-lOOL allows the Planning Director to grant modifications from the Urban Design Standards and Regulations, subject to the provision of RMC4-9-2SOD (See 2 a -d below), Modification Procedures, and the following requirements: 1.a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E (Site Design & Building Location), F (Parking & Vehicular Access), G (Pedestrian Environment), H (Landscaping/Recreation Areas/Common Open Space), I (Building Architectural Design), J (Signage), and K (Lighting) of the design regulations; The sign does not conflict with subsections E, F, G, H, I, or K. Therefore, the following analysis is with respect to Subsection J, Signage. The proposed sign is 14 feet long and approximately 28 inches tall, and is similar in size and appearance to other signs on businesses within the same building. All but one of the tther signs identifying businesses within the building have a black cabinet, and are of the same size. The building has a uniform exterior color, and the signage complements the existing shopping center. The sign and building generally meet the Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Mr. Bruce Anderson Mi Casa Sign Modification minimum standard for Design District "D". The sign is appropriately sized for the location. However, the sign is not allowed without a modification, as it is a back-lit sign on a plastic sheet. Staff concurs that the applicant has conformed to the existing style of the shopping center and the building which the storefront occupies. Staff recommends to the owner that other signage on the building be upgraded by painting all of the sign cabinets black and to the degree possible, match the size of the proposed cabinet sign. 1.b. The requested modification meets the intent of the applicable design standard; The sign is compatible with the current design and style of this suburban shopping center. The design standard prohibits back-lit signs with letters or graphics on a plastic sheet, unless the letters are individually lit, and then the sign area is limited to 10 square feet. The Mi Casa sign is backlit, and the sign face is flat. However, a different sign would be out of character with the established shopping center. Therefore, staff concedes that in this instance, for this situation, the sign meets the intent of the applicable design standard. 1.c. The modification will not have a detrimental effect on nearby properties and the City as a whole; The proposed sign "can" or "cabinet" backlit signs would not have detrimental effect of nearby properties or the City as a whole. Staff believes that the quality of signage is consistent with the style of the shopping center, and in this instance, is appropriate. 1.d. The deviation manifests high quality design; and The deviation reflects an appropriate level of design, and provides for consistency in the shopping center, and in particular, the building that Mi Casa occupies. 1.e. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. The requested modification will not detract from the pedestrian environment, the adjacent streets and/or pathways. The sign is easily read, and identifies the business establishment. In addition, the criteria specified in RMC4-9-250D, Modification Procedures is being analyzed: 2.a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and, .Mr. Bruce Anderson Mi Casa Sign Modificatio., The requested modification meets the objectives and safety, function, environmental protection and maintainability intended by the Code requirements. 2.b. Will not be injurious to other property(s) in the vicinity; and The requested Mi Casa cabinet sign would not injure other properties in the vicinity. It is consistent with the style and appearance of other signs on the subject building and in the shopping center. 2.c. Conform to the intent and purpose of the Code; and The ·proposed sign does not conform to the design standards of the code. The purpose of the Urban Design Regulations is to maintain and protect property values; enhance the general appearance of the City; encourage creativity in building and site design; and, to achieve predictability, balanced with flexibility. The purpose of the Signage section of the Urban Design Regulations is to provide a means of identifying and advertising businesses; provide directional assistance, encourage signs that are both clear and of appropriate scale for the project; encourage quality sign age that contributes to the character of the Urban Center and the Center Village; and create color and interest. The proposed sign provides some visual interest that allows for creativity balanced with flexibility. The sign is clear and of an appropriate scale for the project, and provides color and interest. 2.d. Can be shown to be justified and required for the use and situation intended; and, The proposed back-lit sign is justified and required for the use and situation intended for shops within this building at the Cascade Village Shopping Center. 2.e. Will not create adverse impacts to other property(ies) in the vicinity. The sign proposal is of an appropriate scale and does not create adverse impact to other properties. Mr. Bruce Anderson Mi Casa Sign Modificatiou Decision The requested revised modification from the Urban Design Regulations, RMC 4-3-lOOJ.1.c.iii, is Approved: This decision to approve the proposed modification is subject to a fourteen {14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, July 20, 2010. If you have questions regarding this correspondence, feel free to contact Jennifer Henning at {425) 430-7286. Sincerely, C. E. Vincent Planning Director cc: Suzanne Dale Estey,·Economic Development Director Jennifer Henning, Planning Manager Gerald Wasser, Associate Planner Dick Gilchrist, Building Inspector Paul Baker, Code Compliance Gloria Paukstis / From: M. BrucerAnderson [bruce@mbanderson.net] Sent: ,:yes'day, June 08, 201 O 3:06 PM To: /gloria@mbanderson.net Cc:/ 'Jennifer Henning' Subject: FW: Modification Request G)6ria: We need to send $100.00 to the City of Renton. Thanks. M. Bruce A. ,From: Jennifer T. Henning [mailto:Jhenning@Rentonwa.gov] / Sent: Tuesday, June 08, 2010 2: 18 PM / To: M.Bruce Anderson Cc: Gerald Wasser; Paul Baker; Marilyn J. Kamcheff Subject: Modification Request Hello Bruce, -....... _ Thank you for submitting the modification request for the Mi Casa sign at the Cascade Village Shoppi Center. I think that I neglected to tell you that there is a fee of $100 to process the modification. drafting the letter and will issue it when we receive a check made out to "City of Renton". Thanks Bruce. Jennifer Henning Planning Manager 25.430.7286 6/24/2010 Page I of I Anderson & Associates June 4, 2010 Mr. Chip Vincent Planning Director City of Renton 1055 South Grady Way Renton WA 98057 City of Renton Planniw; Division JUN l o /i:·1 RE: Proposed Modification of the minimum standards for a sign permit Dear Mr. Vincent: M. Bruce Anderson P.O. Box 3821 Bellevue, WA 98009--3821 (425) 453-1815 Fax: (425) 646-8206 We are requesting a proposed modification of the minimum standards for a sign permit within the Urban Design District for a sign for one of our tenants -Mi Casa Market-at the Cascade Village Shopping center located at 17174-1161h Ave SE, Renton WA 98058 for the following reasons: 1. The project as a whole meets the intent of the minimum standards and guidelines in subsections E1, E2, E3, E4, E5, E6, and E7 of the design regulations; 2. The requested modification meets the intent and guidelines of the applicable design standard; 3. The modification will not have a detrimental effect on nearby properties and the City as a whole; 4. The deviation manifests high quality design; and 5. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways_ 6. The sign is uniform in design and colors and matches all the other pre- existing tenant signs. 7. There are no abutting commercial properties with different existing signs that would create a non uniform appearance. Mr. Chip Vincent June 4, 2010 Page 2 of 2 For these reasons we request a modification to the Urban Design District sign regulations for the Mi Casa Market sign and hope our request is approved. Do not hesitate to call with any questions or comments. Thank you. Sincerely, .. 7 (/1 ~ 1 I / ) I / i i ( _; M. Bruce IAnaerson Anderson & Associates cc: Ms. Jennifer Henning, AICP Planning Manager Ms. Suzanne Dale Estey ......... ...-•••. 14FT.:6~) ,, ----- TRASLUCENTE VINYL ( VER A TRAVES DEL LOGO) "f. S ,eek~., µ,;cl h., L-0 "'ir 28 pulgadas de alto por 14 ft ( pies) de largo el proceso es full color proses ( calidad fot(XJrafica) ~360dls ---TRASLUCENTE (VERA TRAVES DEL LOGO) jO"~ t'1KAY WW/ILlLika)Ldesig.n,£om Anderson & Associates -·"--"--·--· -·----·----------------------------- P.O. .f3px, ~821 Bellevue, WA 98009-3821 ll,ll,,,111,,111,,11111,,ll,,11,,lll,11,ll,,lllll,,ll,1,,ll,llll,,111,,I Mr Chip Vincent Planning Director City of Renton 1055 S Grady Way Renton WA 98057-3232 11,1 .. I .. I, 11,,,, I, I, I .. ,I, ,11,, ,1,1 .. 11.,,1, I, I, I .. I, I .. ,, 111 Ill I Ill • $0.44!!1' ~ US POSTAGE • "' FIRST ,CLASS § FROM 98004 " ~ JUN 04 2010 ,; ~ stamP.!! I •• ~ .com Printed: 07-07-2010 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA 10-046 07/07/2010 12:00 PM Receipt Number: R1003026 Total Payment: 100.00 Payee MBA CASCADE PLAZA LLC Current Payment Made to the Following Items: Trans Account Code Description .Amount 5022 000.345.81.00.0019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Check 001290 100. 00 Account Balances Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 650.237.00.00.0000 000.05.519.90.42.l 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Horne Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use, Hobbyk, Fence Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) DO NOT USE -USE 3954 Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00