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Modification Narrative
New Chick-fil-A Restaurant
361 Rainier Ave S
Renton WA 98055
8/22/18
Planning Division
City of Renton
1055 South Grady Way, Renton, WA 98057
Introduction:
Chick-fil-A (CFA) proposes to develop a new commercial restaurant with dual entry Drive-thru and 42 parking stalls. The
project site totals 0.96 acres with 59 existing parking stalls. The applicant proposes to remove the existing casino and
construct a 4,195sf fast food restaurant with two (2) drive-through lanes and 42 off-street parking spaces.
Summary:
A Modification is requested to allow an increase in the allowed parking for the proposed land use. City code requires a
minimum and maximum of 1 parking stall per 75sf of dining area. The project requires 20 parking stalls, based on
1,473sf of dining area. The proposed site plan shows 42 parking stalls which exceeds the maximum number of allowed
spaces. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces
may be granted for nonresidential uses through Site Plan Review if the applicant can justify the Modification to the
satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales
receipts, documentation of customer frequency, and parking standards of nearby cities. In order for the reduction or
increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant.
Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250.D.2.
Renton Municipal Code
RMC 4-4-080 Parking Loading, and Driveway Regulations:
10. Number of Parking Spaces Required. The specified land use shall provide parking spaces as shown in the table in
subsection F10d of this Section, except as provided in this section:
d. Parking Spaces Required Based on Land Use:
Eating and drinking establishment combination
sit-down/drive-through restaurant:
A minimum and maximum of 1 per
75 square feet of dining area
Request for Modification:
Special circumstances require additional parking based on other Chick-fil-A restaurants located nearby. Due to the
unique demand for the proposed business, the code restricts the use of the site to appropriately accommodate
customer capacity in the parking lot, as justified by the Traffic Impact Analysis. The intended use creates a demand for
parking that does not apply to other property or classes in the same vicinity. Strict enforcement of the code limits the
property owner's ability to design and develop the safest, most efficient parking layout. Not providing adequate parking
would negatively impact the adjacent property owners and/or public right-of-way.
Requirements for Modification Request:
Please submit a written statement addressing and justifying how the modification request complies with each of the
following issues to be considered by the Administrator:
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;
2
• The modification is consistent with the City intent and Urban Design Guidelines as is provides a safe
environment, with design oriented architectural features for a pedestrian friendly experience.
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended
by the Code requirements, based upon sound engineering judgment;
• Provisions of an increase in off-street parking will allow for public safety and general wellbeing to the City
of Renton. Adequate parking is necessary to ensure the most efficient function of the site for traffic
circulation. The parking lot will be screened with landscaping and vegetation along the frontage road per
the City guidelines.
c. Will not be injurious to other property(ies) in the vicinity;
• Granting of the variance will not be materially detrimental to the public because the site will adequately
provide parking to customers. Additional parking will limit traffic congestion on-site and off-site creating
a safer environment to the surrounding area(s).
d. Conforms to the intent and purpose of the Code;
• Parking code establishes adequate parking criteria for the proposed use. Allowing sufficient parking for
the customer demand of the proposed use is consistent with the intent of the code.
e. Can be shown to be justified and required for the use and situation intended;
• The Traffic Impact Analysis supports this Modification request.
f. Will not create adverse impacts to other property(ies) in the vicinity.
• An increase in parking will mitigate negative impacts towards the adjacent properties, and public right-of-
way. Adequate parking will prevent customer overflow and parking overflow in the adjacent parking lots.
Carlos Arias
4G Development & Consulting, Inc.
Phone: 951-970-9138
Email: carias@4gdev.com
Address: PO BOX 270571, San Diego, CA 92198