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HomeMy WebLinkAboutJ_Glazing Modification Request_170515_v1CMA 1300 Summit Ave. Suit 300 Fort Worth, TX 76102 May 15, 2017 City of Renton Planning Division 10055 South Grady Way Renton, Washington 98057 Project: Taco Bell Drive-Thru Restaurant Site Address: 4225 NE 4th Street Renton, WA 98059 Reference: Justification for <50% transparency on the southern and western elevations of the building. The proposed Taco Bell is requesting a modification of the minimum standards on the southern and western elevations of our drive-thru restaurant. As addressed in RMC 4-9-250D.2 we intend to present the case that the identification of all 4 sides of our drive-thru restaurant as visible to the public facades, as well as the resulting >50% transparency requirement for every facade is impractical for the functionality and overall efficiency of our restaurant. We intend to identify two public facades as those facing the public streets and on these facades, we will meet the minimum glazing requirements. The southern and western elevations where the minimum glazing requirements are not practical, we will show compliance with the requirements listed in RMC 4-3-100F. The proposed request will meet the City’s following criteria in the following ways: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Overall, the proposed Taco Bell is consistent with the Comprehensive Plan Land Use Element vision to provide compact, pedestrian-oriented, mixed-use development to meet the demands of population and employment growth, while reducing the transportation-related and environmental impacts of growth. The proposed building is located as close as possible to the intersection of NE 4th Street and Whitman Court with a public sidewalk connection to NE 4th Street. This configuration encourages pedestrian use and walkability. The proposal is also consistent with the vision for mixed-use development as it is located north of the recently constructed apartment complex, and is situated between an existing Walgreens and a U.S. Post Office. The Community Design Element identifies three overarching goals; To raise the aesthetic quality of the City, To strengthen the economy though high quality development, and To ensure that a high quality of life is maintained as Renton evolves. Taco Bell is recognized internationally as both brand and restaurant, yet for Renton, WA, we have introduced a new architectural design for our building using materials identified in RMC 3-4-100E.5 in the attempt to both reflect Renton’s aesthetic appeal and compliment Renton’s vision of its future. In lieu of >50% transparency at the western elevation, we have proposed a vegetation screen wall that will support evergreen climbing vines. For the southern elevation where >50% transparency is impractical we would propose artwork either sourced locally or provided by a Taco Bell vendor to be reflective of the Pacific Northwest. CMA 1300 Summit Ave. Suit 300 Fort Worth, TX 76102 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Our aim at the western elevation, would be to exchange a vegetation screen wall that will support evergreen climbing vines for the >50% transparency requirement as the inside face of this wall houses the freezer and cooler in the back of house area. On the inside face of the southern elevation one finds back of house shelving and very large kitchen equipment. We would propose local artwork or produced by a Taco Bell vendor to be reflective of the pacific northwest for this southern elevation in lieu of the >50% transparency requirement. We feel that these meet the objectives of appearance intended by the Code requirements as well as being good for the environment. c. Will not be injurious to other properties in the vicinity. Both elevations seeking modification will be visually appealing and meet the requirements of RMC 4-3-100E.5 outside of >50% transparency requirement. d. Conforms to the intent and purpose of the Code. Both elevations seeking modification will be visually appealing and meet the requirements of RMC 4-3-100E.5 outside of >50% transparency requirement. e. Can be shown to be justified and required for the use and situation intended. Requiring all 4 elevations of the Taco Bell drive-thru restaurant to comply with the publicly viewed criteria creates a hardship in the functionality of the restaurant. The Taco Bell drive-thru restaurant efficiently uses every square inch of its floor plan such that it functions productively. RMC 4- 3-100 prohibits the use of opaque glass as the requirement we look to modify relates specifically to transparency. Transparent glass in front of equipment would not be appropriate visually to the exterior. Our aim is to comply with the intent of the Code to create visually appealing exterior elevations to all sides of the restaurant, those in compliance with the >50% transparency requirement and those where the requirement is impractical. f. Will not create adverse impacts to other properties in the vicinity. Both elevations seeking modification will be visually appealing and meet the requirements of RMC 4-3-100E.5 outside of >50% transparency requirement.