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Project 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) is a family owned company with over 1800 restaurants in 39 states. CFA’s proposes to
construct a new commercial restaurant with dual entry Drive-thru.
Project Proposal: The subject property is the site of the Diamond Lil’s Casino located at 361 Rainer Ave S. The site is
comprised of three (3) lots (APNs 000720-0149, 00720-0215, and 000720-0151) that are located on the northwest corner
of Rainer Ave S and Renton Center Way SW. The project site totals 0.96 acres in area and is located within the Commercial
Mixed Use (CMU) Comprehensive Plan designation and Commercial Arterial (CA) zoning classification. The applicant
proposes to remove the existing casino and construct a 4,195sf fast food restaurant with two (2) drive-through lanes and
42 surface parking spaces. Access is proposed via Renton Center Way SW and an existing easement with the Renton Center
Shopping Center. The City’s mapping system indicates the site is located in a High Seismic Hazard Area.
Current Use: The site contains the vacant Diamond Lil’s building and surface parking.
Zoning: Fast food restaurants are allowed in the CA zoning classification. The drive-through component of the restaurant
is permitted as an accessory use provided it’s located on the same lot with another building/use; or structurally integrated
into another building/use; or located on its own lot with some amount of indoor customer seating to qualify the drive-
through as “accessory” to the eating/drinking establishment. The use is permitted in the CA zone and it appears the drive
through component meets the accessory requirements of the zone.
Development Standards:
The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District
‘D’ overlay area subject to “RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application. A
formal modification for additional parking will be required pursuant to RMC 4-9-250D.
• Estimated construction costs are expected to be $2,000,000.
• Soil Type: Areas of existing fill extending to up to 3 feet below ground surface, underlain by alluvial deposits
composed primarily of silt, sand, and gravel that are very loose in the top 10 feet and become denser with depth.
See proposed grading plan for additional drainage conditions.
• The corner of the property at Rainier Ave S. and 3rd Ave will have an enhanced pedestrian friendly element.
• Work in the ROW includes removal of approximately 5 trees with the upgrade of the sidewalk to conform to code.
• The site will have one access point along Rainier Ave and one access point through the privately shared drive aisle.
• Cut & Fill: Anticipated fill is 909cy based on work area of 41,754sf.
• Tree Removal: 4 deciduous trees are expected to be removed along the southern portion of the property. (3) of
trees are 12”; (1) tree is 20”; and (1) tree is 8”.
Modification Justification: Code allows for a minimum and maximum of one (1) space per 75sf of dining area for Drive
through restaurants with sit down service. This project proposes 42 surface parking spaces. The dining area contains
approximately 1,473sf of dining space and therefore requires 20 parking spaces. The proposal exceeds the maximum
number of allowed spaces. An increase of 25% may be granted through a site plan review, for a total of 22 spaces.
The customer base for Chick-fil-A creates a demand for parking at this site which does not apply to other property or
classes in the same vicinity. Other Chick-fil-A restaurants in the area that are open for business experience a high demand
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for parking as noted in the Traffic Report. To ensure safety in the public right-of-way and site circulation the site requires
42 parking spaces and 15 cars in the Drive-thru lane. The code restricts the use of this site to appropriately accommodate
customer capacity in the parking lot and drive through.
Carlos Arias
4G Development & Consulting, Inc.
Phone: 951-970-9138
Email: carias@4gdev.com
Address: PO BOX 270571, San Diego, CA 92198