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6. The program must contain a schedule for the removal of all non conforming signs on the <br /> premise within three years from the date of Master Sign Program approval. <br /> The only non conforming signs on the premises are the two grand monument signs and the <br /> "What the Pho" flush mounted wall sign facing Minkler Blvd. The grand monuments signs will <br /> become conforming if the master sign program is approved. The "What the Pho" sign will need <br /> to be removed within three years from the approval of this master sign program. <br /> Conclusions <br /> 1. The site is eligible for the Master Sign Program because it is over 15 acres in area and <br /> has building space in excess of 200,000 square feet. <br /> 2. With over 3600 feet of frontage on four public streets, the site is eligible for nine <br /> monument signs. <br /> 3. The premise is located in the Tukwila Urban Center and thus is eligible to have two <br /> monument signs converted into two grand monument signs. <br /> 4. The design of the two grand monument signs complies with applicable code standards. <br /> 5. The site contains one tenant space that meets the definition of "Landmark business" <br /> under TMC 19.08.160. <br /> 6. All monument signs, with the exception of monument sign #5 comply with the standard <br /> code provisions or meet the modifications permitted under the Master Sign Program. <br /> 7. Monument Sign #5 encroaches into the setback area and cannot be approved unless <br /> and until a setback variance is granted by the Hearing Examiner. <br /> 8. Monument signs 6 and 7 may impact the sight distance triangles in their respective <br /> locations. <br /> 9. It appears that all flush mounted wall signs on the property, with the exception of the <br /> "What the Pho" wall sign located on the south elevation along Minkler Blvd, complies <br /> with the City's current sign regulations. <br /> 10. TMC 19.32.070 requires that all non conforming signs be removed or brought into <br /> compliance with three years from the approval of the Master Sign Program. <br /> 11. The location of the projecting signs may not comply with the code requirements that they <br /> be placed over public or private sidewalks. <br /> 12. The proposed Master Sign Program presents a uniform, clear, and comprehensive <br /> approach to signage on the property. The freestanding signs all have a similar design to <br /> one another. This design is consistent with the finishes of the buildings on the site. The <br /> building mounted signage has been integrated into the overall design of the building <br /> architectural. <br /> Recommendation <br /> Staff recommends approval of the Master Sign Program with the following conditions: <br /> 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from <br /> the Hearing Examiner. <br /> 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant <br /> shall demonstrate that the signs are not located in the sight distance triangle or <br /> BM Pawc 13 ol' 14 06 14 1 011 3:19:00 PM <br /> C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET <br /> FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC <br /> 17 <br />