HomeMy WebLinkAboutTriton Towers Campus Sign Decision 12-006.pdfWOW
DEPARTMENT OF COMMUNITY City of"
AND ECONOMIC DEVELOPMENT z
t
ADMINISTRATIVE VARIANCE REPORT & DECISION
A. SUMMARYAND PURPOSE OF REQUEST
REPORT DATE: March 8, 2012
Project Name: Triton Towers Campus Signage
Owner: Renton Properties, LLC, C/O HAL Real Estate Investments, Inc., 2025 First
Ave., Ste 700, Seattle, WA 98121.
Applicant/Contact: Stacy Dang, Trade -Marx, 818 S. Dakota Street, Seattle, WA 98108.
File Number: LUA12-006, V-A
Project Manager: Vanessa Dolbee, Senior Planner
Project Summary: The applicant is requesting a variance from RMC 4-4-100C.9 Signs on Public
Right -of -Way, to place a Campus Sign for the Triton Towers development in
the right-of-way along the west side of Talbot Road S, adjacent to 555
South Renton Village Place (parcel #1923059001) The sign is proposed to
be 121 square feet and set back from the back of sidewalk 12 feet. The
subject site is zoned Commercial Office (CO) and is 6.67 acres in size. No
trees are proposed to be removed. The site is located in a seismic hazard
area; no other critical areas are located in the project area.
Project Location: 555 South Renton Village Place
Exist. Bldg. Area SF: 143,068 SF Proposed New Bldg. Area None
(footprint):
Proposed New Bldg. Area (gross):
Site Area: 6.67 acres Total Building Area GSF: 143,068 SF
Project Location Map
Variance REPORT 12-006.doc
City of Renton Department of Community & Economic Development Administrative Variance Report & Decision
TRITON TOWERS CAMPUS SIGNAGE LUA12-006, V-A
Report of March 8, 2012 Page 2 of 6
B. PROJECT DESCRIPTION/BACKGROUND:
The applicant is requesting approval of an Administrative Sign Variance from RMC 4-4-100C.9 in
order to locate a sign within the right-of-way along the frontage of their site. The variance would
allow the applicant to site their 22 -foot long and 4.5 foot tall monument sign on the east side of
the property line within the right-of-way of Talbot Road South (SR 515). The proposed sign would
be located 10 feet east of the property line, into the public right-of-way approximately 12 feet
from the back of the sidewalk and 10 feet from the existing transformers located in the right-of-
way.
Signs on public right-of-way other than real estate kiosk signs, temporary and portable signs, City
sponsored signs, public service signs, and safety information signs are prohibited per RMC 4-4-
100C.9. Therefore, an administrative variance is needed in order to site the monument sign at the
proposed location.
According to the provided submittal materials the proposed sign would be approximately 121
square feet in area, however based on the dimensions of 4.5 feet tall and 22 feet long the sign
would be 99 square feet. Because the application materials are inconsistent, staff will use the
larger sign size (121 SF) throughout the subject report. At the time of permit application such
discrepancies would be required to be fixed. The monument sign is proposed to be internally
illuminated. The site is located at 555 South Renton Village Place, on the west side of Talbot Road.
The subject site is approximately 6.67 acres in area and is located within the Commercial Office
(CO) zoning classification. In addition, the sign is proposed within the right-of-way of a State
Highway (SR 515), near Interstate -405 off -ramp.
C. EXHIBITS:
The following exhibits were entered into the record:
Exhibit 1:
Zone and Neighborhood Map
Exhibit
2:
Site Plan
Exhibit
3:
Site Plan —Surveyors
Exhibit
4:
Site Plan — Detail
Exhibit
5:
Sign Location
Exhibit
6:
Sign Layout
Exhibit
7:
Sign Details
Exhibit
8:
March 1, 2012 e-mail correspondence
Exhibit
9:
WSDOT Comment Letter
Variance REPORT 12-006.doc
City of Renton Department of Community & Economic Development Administrative Variance Report & Decision
TRITON TOWERS CAMPUS SIGNAGE LUA12-006, V-A
Report of March 8, 2012 Page 3 of 6
D. FINDINGS:
Having reviewed the written record in the matter, the City now makes and enters the following:
1. Request: The applicant has requested approval of an Administrative Variance from the
prohibition of signage within the right-of-way (RMC 4-4-100C.9). The request is to site a 121
square foot freestanding ground -related monument sign approximately 12 feet from the back
of the sidewalk on the east side of the subject property's east property line within the right-of-
way of Talbot Road South (SR 515). The proposed project is located at 555 South Renton
Village Place.
2. Administrative Variance: The applicant's submittal materials comply with the requirements
necessary to process the administrative variance. The applicant's site plan and other project
drawings are provided as Exhibits 2-7.
3. Existing Land Use:
a.
4. :The
North
—Commercial Office (CO) Zone —Triton Towers
b.
South
—Commercial Office (CO) Zone
—Triton Towers
c.
East—
Commercial Arterial (CA) Zone —Across
Talbot Road South, Sam's Club
d.
West
—Commercial Arterial (CA) Zone
—Renton Village
site is located within the Commercial Office (CO) zoning classification.
5. Topography: The site is fairly flat.
E. CONSISTENCY WITH VARIANCE CRITERIA:
Section 4-9-2508.5
.a. Lists 4 criteria that the Planning Director is asked to consider, along with all
other relevant information, in making a decision on an Administrative Variance application. These
include the following:
The Planning Director shall have
authority
to grant
an administrative
variance upon making a
determination, in writing, that the
conditions
specified
below have been
found to exist:
a. That the applicant suffers undue 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:
The applicant contends that the variance is necessary due to the presence of parking lot
screening trees located along the edge of the site for the entire length of Talbot Road South.
Placing the sign in the right-of-way would allow for the preservation of all the existing trees at
the subject site and provide direction to help people locate the Triton Towers campus, as there
is no existing signage along Talbot Road South.
Staff concurs that the location of the existing mature landscaping (trees) prohibits visibility
from Talbot Road South (SR 515). Staff agrees that the sign would be more visible if located
closer to the street. The preservation of mature landscaping to screen the existing parking
variance REPORT 12-OD6.doc
City of Renton Department of Community & Economic Development Administrative Variance Report & Decision
TRITON TOWERS CAMPUS SIGNAGE LUA12-006, V-A
Report of March 8, 2012 Page 4 of 6
would be a priority over removal of trees
to place a sign.
However, staff received an e-mail
(Exhibit 8) on March
1, 2012 identifying a
location on site
to place the monument sign in the
event the variance is
denied.
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:
The applicant contends that the placement of the monument sign would not be materially
detrimental to the public welfare nor injurious to the property or improvements in the vicinity
and zone in which the property is situated.
Staff received comments from the Washington State Department of Transportation (WSDOT)
(Exhibit 9). Their comments request that the City of Renton not allow the subject sign or any
sign in State Route 515's right-of-way, per WAC 468-30-100: No permits shall hereafter be
issued for the installation of signs and markings other than traffic control signs and state
historical markers on state highway rights of way. Traffic control signs shall be consistent with
the manual on Uniform Traffic Control Devices for Streets and Highways, as modified and
adopted by the department of transportation. Based on the current WAC code citation and
long standing rule, the placement of signs in a State Route right-of-way would be detrimental
to the public safety and welfare, as State right-of-way is preserved for directional signage.
Adding commercial/office signage to the right-of-way could result in sign clutter distracting
drivers potentially impacting driver safety.
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:
The applicant contends that there is currently no signage on Talbot Toad South for Triton
Towers and that it would not make sense placing the proposed signage anywhere else. The
property owner believes that other properties have signage along Talbot Road South and
therefore would like to enjoy the same opportunities that are enjoyed by other property
owners in the vicinity.
Staff does not concur with the applicant's claim that other propert
y owners have been
permitted to place signs in the right-of-way of Talbot Road South. Use on the City's
permitting data base, which tracts permits back to 1980, there has been no sign variances
issued for any property with frontage along Talbot Road South, in the project vicinity. Staff
reviewed permit applications on properties north to South 7th Street and south for all CA zoned
property just south of 1-405. As such, the issuance of the requested variance would grant
special privilege to the applicant.
d. That the approval as determined by the Planning Director is a minimum variance that will
accomplish the desired purpose:
The applicant contends that the request is for one sign located outside of their propert
y line;
which is the minimum necessary to provide signage along Talbot Road South, without cutting
down existing mature trees.
Staff has
reviewed the variance
request and concludes that the
proposed location of the sign
would be
the minimum request
to provide signage along Talbot
Road South without removal
Variance REPORT 12-006.doc
City of Renton Department of Community & Economic Development Administrative Variance Report & Decision
TRITON TOWERS CAMPUS SIGNAGE LUA12-006, V-A
Report of March 8, 2012 Page 5 of 6
of existing trees. Signage could be provided on private property; however, this would result in
the removal of existing mature trees and limit the signs visibility from the right-of-way. Staff
concurs that the requested variance is the minimum necessary to accomplish the desired
purpose of placing a sign along Talbot Road South, without removing trees.
F. CONCLUSIONS
1. The subject site is located at 555 South Renton Village Place, within the Commercial Office (CO)
zoning classification.
2. The CO Zone allows an on-site freestanding ground -related monument sign. The applicant is
proposing a freestanding ground -related sign which is located off-site, east of the property line,
within the right-of-way of Talbot Road South (SR 515) as depicted on Exhibit 2 and 3.
3. The analysis of the proposal according to variance criteria is found in the body of the Staff Report.
4. The proposed sign location variance meets two of the four criteria to be considered in making a
decision on a variance request as specified in RMC 4-9-250135.a. Special circumstances apply to the
subject site which impose undue limitation on the property and the approval of the variance
request would be the minimum variance necessary to accomplish the desired purpose. However,
two of the four criteria to be considered in making a decision on a variance request have not been
met. Granting of the variance would be materially detrimental to the public welfare and safety
and granting of the variance would constitute a grant of special privilege inconsistent with the
limitation upon other properties in the vicinity and zone. Therefore since not all of the criteria are
met; staff recommends denial of the variance from RMC 4-4-100C.9.
G. DECISION:
The Administrative Variance for the Triton Towers Campus Sign, File No. LUA12-006, is denied.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE: I
C.E. "Chip" Vincent, Planning Director
Planning Division
TRANSMITTED this 8th day of March, 2012 to the Owner/Applicant/Contact:
Renton Properties, LLC Stacy Dang
C/O HAL Real Estate Investments, Inc. Trade -Marx
2025 First Ave., Ste 700 818 S. Dakota St,
Seattle, WA 98121. Seattle, WA 98108
TRANSMITTED this 8th day of March, 2012 to the Party(ies) of Record:
None
TRANSMITTED this 8th day of March, 2012 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
Variance REPORT 12-005.doc
Date I
City of Renton Department of Community & Economic Development Administrative Variance Report & Decision
TRITON TOWERS CAMPUS SIGNAGE LUA12-006, V-A
Report of March 8, 2012 Page 6 of 6
Kayren Kittrick, Development Services
Fire Marshal
Jennifer Henning, Current Planning
Renton Reporter
H. LAND
TION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14 days of
the effective date of decision.
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 March 22, 2012. An appeal of the decision must be filed
within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner
are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the
appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425)
430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057,
RECONSIDERATION: Within 14 days of the effective date of decision, 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.
EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance
one (1) year extension may be requested pursuant to RMC 4-9-2506.17.
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.
Variance REPORT I2-006.doc
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Vanessa ...-
From: Stacey L. Deng [stacey@trade-marx.com]
Sent: Thursday, March 01, 2012 4:25 PM
To: Vanessa Dolbee
Cc: Nic Chavez
Subject: FW: Variance Meeting
Follow Up Flag: Follow up
Flag Status: Flagged
Vanessa,
I know from our phone conversation that there still might be a chance for the variance to get approved. However, if the
variance is denied for that location, is there a way we can relocation the sign (possibly behind the property line)? Please
see below and let me know your thoughts.
Thanks,
Stacey Dang
Project Manager
.4
I TRADE -MARX Sign & Display Corporation
818 South Dakota Street I Seattle, Washington 98108
206-623-7676 Ext: 114
206-992-8066 Mobile
206-623-5007 Fax
www.trade-marx.com
From: Caroline Scull[mailto:caroline@effectivedesign.com]
Sent: Thursday, March Ol, 2012 11:27 AM
To: Nic Chavez
Cc: Stacey L. Dang
Subject: Re: Variance Meeting
YES—that would be great.
See map attached below from Gabe —not
my
favorite location
—are there other options? If there
is another possible
location,
do we have to start this process over?
Please
advise.
Thanks.
Caroline Scull
creative director ( effective design studio
2C 6 32 3.90SQ cJfice 121)£;,GC153399 cel'
2
AWL
Washington State Northwest Region
Department of Transportation 15700 Dayton Avenue North
p � P.O. Box 330310
Paula J. Hammond, P.E. Seattle, WA 98133-9710
Secretary of Transportation - 206-440-4000
TTY: 1-800-833-6388
www.wsdot.wa.gov
February 15, 2012
Ms. VanessaDolbee
Department of Community & Economic Development City of Renton
1055 South Grady Way Planning Division
Renton, WA 98057
FEB 17 2712
RE: Application to Place a Sign in the Right Of Way
Triton Towers Campus Signage / LUA12-006, V-A ���t� D
Dear Ms. Vanessa Dolbee:
The Washington State Department of Transportation would not approve this request and
respectfully asks the City of Renton to deny it.
As per WAC 468-30-100, the City of Renton should not allow any such signs in State Route
515's right of way. WAC 468-30-100 is along standing rule that reserves state highway right of
way for traffic control signs.
Please contact me if you have any questions.
Sincerely,
Peter Alm
Property Management and Relocation Supervisor
Washington State Department of Transportation
Phone: 206.440.4179
Fax: 206.440.4810
ahn ) u,wsdot.wa.Rov