HomeMy WebLinkAboutJ_Parking Modification Narrative_170515_v1
15 May 2017
2016088.28
Planning Division
Department of Community and Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
425-430-7200
Re: Proposed Taco Bell – 4225 NE 4th Street
Parking Modification Request
To Whom It May Concern:
GPD Group is requesting a parking modification on behalf of Taco Bell of America, LLC for a new project
located at 4225 NE 4th Street. The zoning code (RMC 4-4-080 “Parking, Loading, and Driveway
Regulations”) requires a minimum and maximum of 1 stall per 75 square feet of dining area. Based on
the proposed building and dining area of 581 SF, (581 / 75 = 7.74) approximately 8 parking stalls are
required as a minimum and maximum. Because the proposal provides 22 stalls, exceeding 25% above the
maximum allowable, a modification is being requested with the following justification.
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.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment.
The site has been designed to meet vehicular safety, function, appearance, and
environmental protection. The proposed number of parking stalls, 22, meets the functional
needs of the client, and does not intend to be excessive in any way. The landscape plan has
been designed to exceed the minimum standards of the code, while shielding the proposed
parking area. Compact stalls have been proposed at the south row of parking in order to
Renton, WA 2 of 2 15 May 2017
limit the amount of impervious area and create space for additional landscaping.
Stormwater quality and quantity control will be provided to ensure environmental
protection and maintainability. The project proposes to connect to the existing stormwater
detention pond and water quality treatment which was designed and installed as part of
the Whitman Court development, which included the Taco Bell site in the design
calculations for the stormwater facilities.
c. Will not be injurious to other properties in the vicinity.
The proposed parking and drive-thru lane are located south of the proposed building,
and a 24’ drive aisle and landscaping separate the parking area from the development
south of the site. The parking area is contained within the site and shielded via landscaping
in all directions. By providing the necessary number of parking stalls for Taco Bell operation,
the additional parking provided will prevent customers from parking at adjacent sites.
d. Conforms to the intent and purpose of the Code.
The additional requested parking stalls exceed the maximum number of parking stalls
allowed by code. An increase of 14 stalls is necessary in order to meet Taco Bell’s needs for a
building of this size.
e. Can be shown to be justified and required for the use and situation intended.
The Taco Bell business model for the proposed building requires the additional parking
stalls for functionality and operational purposes of the restaurant.
f. Will not create adverse impacts to other properties in the vicinity.
The additional parking stalls provided above the number allowed by code will not have
any adverse impacts on adjacent properties. The requested additional parking stalls will be
contained on site and are compact stalls. A 24’ drive aisle and landscaping will separate the
parking area from the existing development south of the site.
Please contact me with any questions regarding this letter or the proposed Taco Bell project at 330-572-
3532.
Respectfully,
Rafia Darwish, EI, LEED AP BD+C
Project Coordinator, GPD Group