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Home My WebLink AboutPermit L99-0032 - RED ROBIN - SPECIAL PERMISSIONL99 -0032 RED ROBIN -WEST SIGN (SPECIAL PERMISSION SIGN) Z Z, p, ... U 0 c0 CY W =. u. .w 0, gQ; c0 Z� 1- O Z 1- 2j; U ,0 1—i 'W W? :'Z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE DIRECTOR OF THE DEPARTMENT OF COMMUNITY DEVELOPMENT PREPARED MAY 6,1999 FILE NUMBERS L99 -0032 (Special Permission Red Robin Wall Sign) S99 -040 (Permanent Red Robin Wall Sign) APPLICANT REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: A. Site Plan B. Wall Elevations C. Sign Details E :\99 \RDRBNS P I .doc Graphic Display Sign Company. Approve a 50% wall sign area increase based on a doubling of the building setback., per TMC 19.32.140(A) and 19.32.150. Total sign area would be 128 s. f., which is less than the 6% EBF limitation (132 s. f.). 17300 Southcenter Parkway, Tukwila, WA. Tukwila Urban Center (TUC) Tukwila Urban Center (TUC) None required. Vernon Umetsu 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • Z H W • JU: 'U co cnw •w =' U.. •:W 0: 2Q LLQ. ca sv. I- w • _, • z�.. !- o. • .2D ;0 o ,w H V, iii z: Y-)r •:O 17;. Staff Report to the Staff Report to the Director of the Department of Community Development L99 -0032 Page 2 FINDINGS VICINITY /SITE INFORMATION Project Description The applicant requests approval of a special permission wall sign. This would allow increasing the wall sign area by 50 %, based on a doubling of the minimum building setback per TMC 19.32.140(A)2. The sign is mounted on a circular rooftop turret at the southwest building corner (Attachment A). The sign is located exactly 45 degrees to the west and south wall faces, thus facing southwest. Roughly equal Portions of the sign face west and south (Attachments B and C). The proposed sign area is 128 square feet. The exposed building face (EBF) associated with the sign, was calculated based on the west elevation since it provided the greatest area and the sign related equally to both west and south elevations. The west elevation had an EBF of 2,201 square feet. This would allow a basic wall sign area of 86 square feet. A 50% increase would allow a sign area of 129 square feet. No south wall EBF was used. The sign would be internally lit. Background The business currently has four signs, which conflicts with the allowed two signs per business, and may exceed the sign area in some cases. The application states that all existing signage would be removed as part of this proposal. The new special permission sign would be one of two wall signs. Large scale renovations at this site were subject to Board of Architectural Review approval (L97- 0063). Design consistency with the previous approval will be evaluated by in this staff report. A building permit for this sign will be required. The Trammel Crow Company, representing the property owner, has approved this application being submitted. REVIEW CRITERIA FOR SIGN AREA INCREASE The Director of the Department of Community Development is authorized to approve sign area increases of no more than 50 %, for each doubling of the required minimum setback distance for the wall upon which a particular sign is to be placed, as a Type 2 permit (TMC 18.104.010C). In E: \99 \RDRBN S P I. d o c z =F:, • 6 J U U O; cn W W= i- . cn u. w0 ,i12 a � W z I-0: z t- � o: 0 1—, w w' F=— U. u:� ui U =: O Staff Report to the L99 -0032 Staff Report to the Director of the Department of Community Development Page 3 no case may the sign area exceed 6% of the total "exposed building face ". (TMC 19.32.140A.2 and 19.32.150). The proposed sign area increase may be authorized subject to satisfying the required criteria. The criteria to authorize a sign area increase are shown in smaller "bold italics" letters, followed by City staff findings. Applicant submitted materials are presented in Attachments A, B and C. The sign area increase is no more than 50% for each doubling of the required minimum setback distance for the wall upon which a particular sign is to be placed. (TMC 19.32.140A.2) The proposed sign area is 128 square feet. The exposed building face was calculated based on the west elevation since it provided the greatest area and the sign was sited to related equally to either elevation. The west elevation had an EBF of 2,201 square feet. This would allow a basic wall sign area of 86 square feet'. The sign is located in the TUC (Tukwila Urban Center) zone, where a 15 building setback would apply. The sign and the wall it is mounted on are about 70 ft. from the property line. This is four (4) times the minimum required setback. The proposed sign area of 128 sq. ft. would require one 50% increase, to allow a sign area of 129 square feet. This increase would require a one doubling of the minimum setback distance, or 30 feet. In no case shall sign area exceed 6% of the total "exposed building face". (TMC 19.32.140A.2 and 19.32.150) Six percent of the west wall's 2,201 sq. ft. EBF is 132 square feet. This is four square feet less than is being requested. Design consistency with the earlier Board of Architectural Review approval granted to the Red Robin facade and signage redevelopment (file L97- 0063). (TMC 18.60.030C) The proposed signage is mounted on a Board of Architectural Review approved turret which is incorporated into a sloping roof, instead of on an architectural pole about 10 ft. closer to Southcenter Parkway in the same southwest building corner. CONCLUSIONS Based on the above Findings, Staff concludes the following; A. The fifty percent area increase which would require a 30 ft. building setback. This is exceeded by the actual 70 ft. setback. Basic Sign Area Calculation per Table 1, TMC 19.32.140A.2: 65 s.f. + (0.03 X ( EBF of 2,201 s.f. — 1,500 s.f. = 701 s.f.) = 86 s.f. E:\99\RDRBNSPl.doc � z Wiz' 00. W w 0. u. co id I- w, z� I-0. Z 1- 111 2 D. U� o = V. w 0: 1 Z. 11 _. 0 z Staff Report to the L99 -0032 Staff Report to the Director of the Department of Community Development Page 4 B. The requested increase would not result in a sign which exceeds the six percent of EBF limitation on area increases. Staff notes that viewing the sign from its maximum exposure point in the southwest, means that the sign would be viewed against both the west and south wall areas. This juxtaposition may tend to reduce the perceived sign area beyond what would be represented by the six percent calculation. C. The proposed signage is a minor modification of a design approved by the Board of Architectural Review. As such, it may be administratively approved by the Director of the Department of Community Development per TMC 18.60.030C. D. A building permit will be required for actual construction according to the approved design. DECISION Based on the above Findings and Conclusions, the requested sign area increase is herewith approved, subject to receiving a building permit. Steve Lancaster, Director Department of Community Development E:\99\RDRBNSP1.doc `r /0, 155 1 Date � z w _J U O[ CO w =: CO w uj u.¢ D ti- _ z0 w w U CO') 0 0Hi,. 11 W: mu, 0 z co, 1=- F • .. • z.. CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION SIGN APPLICATION FOR STAFF USE ONLY P l a n n e r . V LU5A1 VA. C.SV File Number. l - 00Y 2 Cross- Reference Files: 54 9 -- c4.O Parcel Number. A.62_3(9+ - O 7 Project Name: (-c b ap g AC Application Found to be Complete / Incomplete on: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: / A -roll '2- CAA 5/ GAK 2. CITE THE APPLICABLE CODE SECTION: 3. PROJECT LOCATION: Give street address or, if vacant, indicate lots(s), block, and subdivision; or tax tot number, access street and nearest intersection. /73 00 • 5a -r 6-Nrlrn - afetu! 1/4 11147 q71 r-P 4. CONTACT:* Name:k J0s6 14,412.1/ 'Ylj7 7_ Phone Number. P/6. 9 5T 3 Address: / 9.7 5cl i28D I'1WWO 1/03 ' f bb 7 Signature: J / / i Date: ,? —/6 `/ . * All notices d reports will be sent to the person identified as the contact. 5. PROPERTY OWNER Name: AFFIDAVIT OF OWNERSHIP Address: Phone Number. I/WE, [signatures(s)] swear that I/we are the owner(s) or contract purchaser(s) of the property involved in this �j j application and that the foregoing statements and answers contained in this cdtibrlaas9 true and correct to the best of my /our knowledge and belief. Date: L_ z t-W • o:2 6 J0 O 00 u) w= w• 0 is - _. z� I- o. Z 11J uj O N` in H' w uj H U. u.~ O` z w 0 F- 0 ~` z • • CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION SIGN CHECKLIST The following materials must be submitted with your application. This checklist is to assist you in submitting a complete application. Please do not turn in your application until all items which apply to your proposal are attached to your application. If you have any questions, contact the • Department of Community Development at 431 -3670. RETURN THIS CHECKLIST WITH YOUR APPLICATION 1 FORMS AND FEES EIVApplication Form 0V- Special Permission Fee - $200.00 (J Sign Permit Application D/. Sign Permit Fee - $50.00 PLANS Four (4) copies of the set of drawings are required with the north arrow, title, scale and date identified on each drawing. Additional drawings for the sign permit application may be required, see application for checklist. The following information should be given on the drawings: Vicinity map showing location of the site and and names of adjacent roads (Property lines - Locations of all buildings on site E' Dimensioned elevations of building drawn to scale (for wall signs) Er- Locations of all existing and proposed signs including setbacks from property lines Ej` Elevations and dimensions of proposed sign(s) including advertising copy o Color elevation of proposed sign z QH W J U: UO CO C` CO In J N U_ wO u- j; Ana. w I z� Z 0 LU ww =U 0 • z• Cu =; cr W J Z BUILDING '1' PARTIAL SITE PLAN 1"= 30'- 0" Z W W _1 U 0 N 0 �w J i- N O}} _ j N d 1- O Z tu n o. U O N co I- W W • U WZ U =; OI z ATM Cit C Co 'Mr 1Wi'arrREW.-r,w145,1%k;rn... 11 11 z <,; 5 _7! = . " - - < — < Date: 1 • 18.99 Scale: 1/2' =1' -0' CO CNI 01) cNj '5 cc) cn U) N- ? (.7) L000 ;co; • CO LIJ "CI 0) 0 Z coC° CN1 E CD LO cv X cLL =g CL coo (D PARKWAY SUPIERCINTIER 4-1.0•30,000 scp. (WITH OVER 1 MILE OF MONTAGE ALONG BOUTHCENTER PARKWAY) f3NTERTAINMI?NT RESTAURANTS ACT Itt THEATRE STANFORD'S 12 /C11seN11 1.204 /AA/11l CLAIM JUMPER CUCINA CUCINA RED ROBIN TONY ROMA9 WINNERS AZTECA NEWPORT BAY APPLEBL'E'S MAJOR RETAILERS BABIES 'R' U9 OAST SPORTS OLD NAVY COMP USA 11059 DRUG EMPORIUM PARTY CITY ZANY BRAINY SHOE PAVILION CROWN BOOKS COST PLUS MICHAEL'S KRAUSE'S ETHAN ALLEN THE SON HOMP STORE SPORTS AUTHORITY BORDERS OFFICE MAX LINENS N THINOS PET•MART A GART eoRDERS �w r 1ENNE I STAND! ell ASSOCIATES At nreeir, re r A a- uae,a 1.9 N � L A&IaA N,aa Xn MW Maim VAR 1 mM1m ■3K MeK NORTHWEST life M. MOHAMR STR /1T TUALITAN , OR10014 971113 113 / 171.9211 • • Olal? 1(10 Aka i I ! I i i; 1 , ; 1 , I , ; ; , " ; , , ti 3 .._.... ; 1 : . ' , 1 1 I 1 , I ; , ! I I I I I I I: 1 I 1 i • I 1 ■ I I , I i 2- b TS CD I 1 I •, • I I I 1 I I I i 1 I I i i ! : ! • I . ; i 1 , 12.1 116 1 I.i dit, i i ! 1 I I 1 1 : 1 1= 2_8 File: L 99 -0032 5mm Drawing #1 { DEMISINS LINE EXISTING SCRUSEN 14ALL BEYOND - VAISTINO LADDER TO ROOF PROVIDE BLOCKING AND RE-MCVNT OVER MN FASCIA. INSTALL (4) NEN LteNT FIXTURES AS 8+O144 DT KIM LI6HTIN6, SURPA4E-MOUNTED PtL FORMS' WHINNIES, FM ARCHITECT ATED S64Ase 1.1s.OM WEST ELEVATION ET TENANT DOM SEPARATE PERMIT EXISTING ROLLER GRILLE NO MODIFICATIONS NEON ?CIT ON AS INDICATED BY L6 VASH-TIJPPLE-Der 643N PORCELAIN MALL TILE PER SCUM ELEVATION NORTH ELEVATION SCALE. I/4" NE/I FLUORESCENT FIXTURES TO LIS.NT AMINS NEW SINA&E BY TENANT UNDER SEPARATE PERMIT E(ISTIN& PAT 0 WIND SCREEN IN FORE5RCUND SIGN V9411E NEON AS INDICATED BY -TRJPPLE-Dor LINE NEW PORCELAIN WALL TILE PER SOUTH ELEVATION Tto Pose IGN WHITE NP-ON AS INDICATED .DASH-TRIPPLE-DOT LINE EXISTING SREE*IGUSE NO MODIFICATIONS WEST ELEVATION SOALEi I/4" NEN SINACE BY TENANT . UNDER SEPARATE PERMIT INSTALL NEIN .SLASSMETAL CANOPIES PER 5T-I 1 ST-2 NEW PORCEDBITWAEL-TELE-PER 501E11 ELEVATICN NEN PORCELAIN WALL TILE PER SOUTH ELEVATION RED ROSIN -1 DEMISING LINE EXITIKS MALI- STOREFRONT ExI8TIN6 MALL COLUMN SOUTH ELEVATION SOALE1 1/4" PORCELAIN 7112 by CEIRDISA 1601641/6., 6F-0, IRAS) DEIS! SCOW see.463, DeoListiro PORCELAIN TILE by ceRolsA 16816x3/6*, 6Eo, TACOMA LOTTO LEVISATO #O88, POLISHED INSTALL TILE OVER EXI51I66 BRICK FACADE IN CHECKER PATTERN AS SHONN - GROUT 10 SS LA11CREIE 42 SALTILLO .• LOCATE AS SHOVIN PALM TREES ARD SIDESIALK GRATE PER SITE PLAN CB ANDERSON ARCHITECTS 7107 GREENWOOD AVE. NORTH SEATTLE, WASHINGTON 98103 20O-782-2911 FAX 782-5824 410 REGIST(RED CONSULTANTS: PFWECT: RED ROBIN AT PARKWAY SUPERCENTER Tukwila, Washington SMEEf 11RE: EXTERIOR ELEVATIONS REVISIONS: DRAWN BY: GBA SCALE: AS NOTED DATE: 8 FEB '99 JOB NUMBER: 112.0 SHEET NO: T1-3