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HomeMy WebLinkAboutJ_ConditionalUsePermitJustification_250123_v1 PM DESIGN GROUP, INC. 19401 40th Ave West, Suite 420 Lynnwood, WA 98036 pmdg@pmdginc.com / pmdginc.com / 877.277.9193 January 15, 2025 Jill Ding , Sr. Planner Planning Department City of Renton RE: Conditional Use Permit Justification Redevelopment of Former Bank at North Benson Center 17803 108th Ave SE Renton, WA Dear Jill: In support of our application for a Conditional Use Permit, we’ve created the following narrative of zoning compliance for the referenced project. As the project is a renovation of a former bank building, existing conditions restrict our ability to be fully compliant with zoning. So, in addition to this narrative, we are also submitting a Waiver Request for non-compliant items. Consistency with Plans and Regulations The proposed project is consistent with the general goals of the zoning regulations and ordinances of the City of Renton as outlined below. COMMERCIAL ZONE (CMU, CA, Urban Design District D) Lot Dimensions: Conforms. Lot Coverage: Existing Building. Due to façade changes, approx. 11 SF (0.3%) is being added to the overall 3,200 SF footprint. Site area is 157,868 SF. Lot coverage is 2%. For all buildings on site the coverage is 11%. (Shell is 1,080 SF, Car Wash is 836 SF, SB’s is 2,596 SF, Autoglass is 10,000 SF) Density: Existing Building. No new residential units added. Setbacks: Project conforms to all minimum setbacks. Project exceeds the 20 foot maximum front setback. Building Limitations: Per Urban DG’s. See below. Landscaping: 10’ of on-site landscaping at the street frontage, with exception for any required walkways. Street Trees: Provided. Parking Lots: Provide perimeter landscaping at 15 sf/space. 29 spaces are proposed. 15 sf/space x 33 is 495 sf required. 9,600 sf is provided. Height: Conforms Screening: PM DESIGN GROUP, INC. Page 2 of 5 Roof-top equipment is screened from public view. Refuse area is not located in any required landscape area. Design of the refuse area is consistent with the primary structure. The building’s base is dark gray and the refuse area walls are also darker gray. The refuse area is screened from view by a 6’ solid wall with a 12’ wide gate and a roof. The refuse area for recyclables is a minimum of 5 SF / 1,000 SF and 10 SF / 1,000 SF for waste. 100 SF minimum to be provided. 3,200 SF / 15 SF = 214 SF. 468 sf provided. Parking: Location of parking Conforms. No residential parking provided. Per 4-4-080.B.b.ii, the existing building is not being enlarged more than 1/3, and per 4-4- 080.B.b.iv, the existing building is located in a shopping center, so 4-4-080 standards do not apply. Access: Pedestrian: Per Urban DG’s. See below. Vehicular: Conforms Signs: Signage will be part of a separate permit. Dumpster/Recycling Collection Area: See “Screening” section above. Critical Areas: A steep slope has been identified on the eastern portion of the lot adjacent to the street. Per 4-3-050C.3, section e.iii, work on Utilities, Walkways , ROW Improvements are Exempt Activities and therefore permitted. 4-2-080 Conditions Associated with Zoning Use Tables 19. More than 25% of the building area is dedicated to indoor seating so the vehicular pick-up window is accessory. ~3,100 SF total x 25% = 775. ~900 SF of dining area provided. 80. The vehicular pick-up window is structurally integrated with the main building. 81.a. The proposed restaurant operates primarily as a ‘dine-in’ establishment, with internal counter-service. Pedestrians are encouraged to enter the building to place orders, pick -up orders, and eat at the provided tables. An exterior ‘walk-up’ window is not necessary to allow for pedestrians to interact with staff outside of vehicular travel paths and would create practical difficulties: 1) Basic operations of the restaurant would be disrupted by creating a third point for customer service, 2) The site is topographically “in a hole” without a direct and easy connection to the sidewalk, so a walk-up window would not add to the pedestrian environment of the street, 3) A street-facing walk-up window would place pedestrian access in the drive aisle. Design Regulations: 4-3-100.E.1. Building Location and Orientation: The building is existing and located approximately 10 feet below and 50 feet away from the sidewalk. The main entry to the building is not being relocated. The site is being improved to make a direct connection between the main entry and the private walkw ay to the north that connects to the sidewalk. Currently, there is no pedestrian connection at all. This will create a clear pathway and no longer require pedestrians to walk down a busy drive aisle on the west side of the site to access the parking lot and main entrance. The proposed project is not an office or mixed-use building and has no residential uses. Building Entries: 1.a. The building is existing and the main entry is not being relocated. 1.b. The entry is being enhanced with larger doors and more glazing. 2. The main entry is being enhanced with a canopy. PM DESIGN GROUP, INC. Page 3 of 5 Transition to Surrounding Development: The surrounding uses are a Taco Bell and a Fred Meyer parking lot. The design conforms to guidelines. Service Element Location and Design 2. The enclosure is enclosed on all sides and includes a roof. 3. The walls are made of masonry. The doors are metal. 4. The area is adjacent to a street and so is surrounded on three sides by a min. 3’ wide landscaped area. The area is somewhat irregular, but the average width of planting greatly exceeds 3’. 4-3-100.E.2. Surface Parking: Parking spaces are located between the building and the street. Parking spaces are 10 feet below, and 26’ away from the sidewalk and so can only be partially screened from view. Vehicular Access: Access to the site is from the western private parcel via an easement. 4-3-100.E.3. Pedestrian Circulation: 1.a. A clear pathway is being added between the main entry and the northern walkway to improve circulation. 1.b. The pathway is an all-weather material. 2. The pathway is raised slightly above the adjacent paving. 3. The pathway anticipates very minimal traffic, so a 3’ min width is appropriate. Pedestrian Amenities: Planting elements are located at the building’s entrance. Outdoor seating is being provided. Pedestrian overhead weather protection is being provided at the building's entrance. This is the only location that would feasible provide a public benefit. No protection is being provided on the eastern, street-facing façade as there is no adjacent sidewa lk. 4-3-100.E.4. Recreation Areas and Common Space The project is not mixed-use or residential. The project is less than 30,000 SF No public plaza required. 4-3-100.E.5. Building Character and Massing The eastern, street-facing façade is ~62’ long. A modulation has been provided that is 11’ wide, 24’ high and 24” deep. The northern façade is ~51’ long, does not face a street, and features a horizontal modulation element that is 10’ high, 14’ above grade and is proud of the façade. A large planting bed is located in front of the non-glazed portion of the wall. The south façade is 56’ long and features a material and pattern change that wraps from the west side. The western façade has a 5’ deep modulation at 40’-8” from the corner. In all, the building is relatively small and the provided modulations create visual interest, are appropriate for its scale, and improve the character of the existing retail buildings that surround it. Ground Level Details The building contains canopies and a recessed area on the southeast corner. PM DESIGN GROUP, INC. Page 4 of 5 2.a. The building contains four portions of wall that are 15’ or more in length and over 6’ high. The east, west and north contain a projecting horizontal band at ~14’ above grade. 1. Facades visible to the public shall contain at least 50% transparent windows and doors. East Façade: A design element has been located on this façade that includes contrasting, interesting materials, and a color change. The façade is at ~13% transparency but is much improved over the existing condition. South Façade: This façade is not visible from the street or from the adjacent parcel due to the existing topography and landscaping. This façade also features a design element that includes contrasting, interesting materials, and a color change. West Façade: The wall area in question is 280 SF, 21’ long and 13’ high before being interrupted by a horizontal band. The remainder of the façade has a high glazing percentage and a canopy. North Façade: A planter bed has been added along this façade to mitigate the blank wall condition. The façade is not street-facing but is visible from the sidewalk. The transparency has been increased over the existing condition and is at ~36%. Building Roof Lines The design features an extended parapet/element on the eastern façade. Roof-top equipment has been screened from public view. Building Materials 1 All sides of the building are consistent. 2 All sides of the building have a change in color 3,4 The existing building finish material is being retained. 4-3-100.E.6. Signage is per a separate permit. 4-3-100.E.7. Lighting 1 Lighting is provided at the primary entrance 2 Existing site lighting is being retained Appropriate Location The proposed location is suitable for a restaurant. Effect on Adjacent Properties The proposed use is adjacent to an identical use, a grocery and a drive-way. No adverse effect. Compatibility The proposed use is compatible with the adjacent uses of restaurant and retail Parking Adequate parking is being provided. Traffic The proposed use replaces an existing bank with drive-through service within a large, shopping center. Pedestrian and vehicular safety is being improved per the proposed design. The drive-through window has adequate stacking for at least five vehicles. Noise, Light and Glare Due to grades and adjacent uses, no adverse effects will occur. PM DESIGN GROUP, INC. Page 5 of 5 Landscaping The proposed and existing landscaping exceeds zoning requirements. Respectfully, Bill Barton Pedro McCracken Design Group, Inc.