HomeMy WebLinkAboutSR_Chickfila_Admin_Report_190208DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Chickfila_Admin_Report_190208.docx
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 8, 2019
Project File Number: PR18-000439
Project Name: Chick-fil-A
Land Use File Number: LUA18-000619, ECF,SA-A,MOD
Project Manager: Matt Herrera, Senior Planner
Owner: Nelson Gould LLC, 10620 NE 174th Pl, Bothell, WA 98011
Applicant: Don Ikeler, Chick-fil-A, Inc, 15635 Alton Pkwy, Suite 350, Irvine, CA 92619
Contact: Carlos Arias, 4G Development & Consulting, Inc, PO Box 270571, San Diego, CA
92198
Project Location: 361 Rainier Ave S, Renton, WA 98055
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental
Threshold Determination (SEPA), and two modifications from the development
regulations to construct an approximate 4,000 square foot fast food restaurant with
two (2) vehicle drive through lanes and 42 onsite and five (5) offsite surface parking
spaces located at 361 Rainier Ave S. Associated site improvements including new
stormwater infrastructure and landscaping are also included with the proposal. The
existing vacant building (formerly Diamond Lil’s Casino) would be removed. The
subject property is comprised of three (3) lots totaling 0.94 acres and is located in
the Commercial Mixed Use Comprehensive Plan land use designation and
Commercial Arterial (CA) zoning classification. Vehicle access to the subject property
would be provided in a relocated driveway on Rainier Ave S and within an existing
easement in the abutting Renton Center Shopping Center. The applicant has
requested a modification to the parking requirements (RMC 4-4-080F.10.d) to exceed
the maximum number of required parking spaces and modification to the refuse and
recycling minimum roof height clearance (RMC 4-4-090C.10). The applicant proposes
to retain one (1) of the subject property’s five (5) existing trees. The City’s mapping
system indicates the site is within a High Seismic Hazard Area and Wellhead
Protection 5-year Capture Zone.
Site Area: 0.94 acres
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 2 of 46
SR_Chickfila_Admin_Report_190208.docx
B. EXHIBITS:
Exhibits 1-19: ERC Report, Threshold Determination, and Exhibits
Exhibit 20: Administrative Report and Decision
Exhibit 21: Floor Plan
Exhibit 22: Property Survey
Exhibit 23: Refuse Plan and Elevations
C. GENERAL INFORMATION:
1. Owner(s) of Record: Nelson Gould LLC, 10620 NE 174th Pl, Bothell, WA
98011
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District ‘D’
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant restaurant and casino (Diamond Lil’s)
5. Critical Areas: High Seismic Hazard Area and Wellhead Protection
Capture Zone 5
6. Neighborhood Characteristics:
a. North: Vehicle Service and CA zone
b. East: Rainier Ave S, Retail Sales, and CA zone
c. South: Vehicle Fueling Station and CA zone
d. West: Retail Sales and CA zone
7. Site Area: 0.94 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Wolfe Annexation N/A 1225 09/18/1945
Fred Meyer Short Plat LUA16-000254 N/A 12/12/2016
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in Rainier Ave S.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 3 of 46
SR_Chickfila_Admin_Report_190208.docx
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer main
on the subject property located along the southwestern property line.
c. Surface/Storm Water: There is an existing 12-inch stormwater main drainage in Rainier Ave S and
onsite conveyance system.
2. Streets: Rainier Ave S is a Principal Arterial Street with an existing right of way (ROW) width of
approximately 125-feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits - Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 12, 2018 and determined the application complete on September 14, 2018. The project was
put on hold October 30, 2018 to request additional information. The applicant submitted a revised Traffic
Impact Analysis on January 9, 2019 and the project was taken off-hold. The project complies with the
120-day review period.
2. The project site is three contiguous parcels (APNs 000720-0215; 000720-0151; and 000720-0149) located
361 Rainier Ave S, Renton, WA 98055. The site is located on the northwest corner of the intersection of
Rainier Ave S and Renton Center Way SW/S 3rd Pl.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 4 of 46
SR_Chickfila_Admin_Report_190208.docx
3. The project site is currently developed with the former Diamond Lil’s Casino. However, the site is vacant
and the existing building will be removed.
4. Access to the site would be provided via a driveway located on Rainier Ave S and existing easements in
the Renton Center Shopping Center.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There are approximately five (5) trees located on site of which the applicant is proposing to retain a total
of one (1) tree.
8. The site is mapped with a High Seismic Hazard Area and Wellhead Protection Capture Zone 5.
9. Minimal excavation is anticipated with approximately 909 cubic yards of fill proposed to be brought into
the site.
10. The applicant is proposing to begin construction in 2019 and end approximately 28-weeks from the
beginning of construction.
11. Staff received one (1) public comment letter from the land owner directly north of the site currently
leasing the site to Firestone (Exhibit 18). To address public comments the following report contains
analysis related to potential queuing impacts onto Rainier Ave S.
12. No other public or agency comments were received.
13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on February 4, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Chick-fil-A proposal (Exhibit 1). The DNS-M included six (6) mitigation
measures. A 14-day appeal period will commence on February 8, 2019 and will end on February 22,
2019.
14. Based on analysis of probable impacts from the proposal, the Environmental Review Committee issued
the following mitigation measures with the Determination of Non-Significance – Mitigated:
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Terracon Consultants, dated June 21, 2018, and any updated report(s) associated with the
building and construction permits to ensure compliance with the intent of the initial report.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall
submit a sealed letter stating that he/she has reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
d. The applicant shall provide a professional archeologist on-site to monitor all ground disturbing
activities and provide the opportunity for Concerned Tribes to have a tribal monitor on-site.
Ground disturbing activities include but are not limited to geotechnical testing, concrete
removal, utility removal and replacement, and building excavation. The archeologist shall
prepare a monitoring report to be submitted to the Current Planning Project Manager and DAHP
prior to Temporary Certificate of Occupancy.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 5 of 46
SR_Chickfila_Admin_Report_190208.docx
e. The applicant shall comply with the Revised Traffic and Parking Management Plan component of
the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated February
1, 2019, and any updated report(s) associated with the plan’s monitoring element to ensure the
restaurant’s vehicle queuing does not adversely impact Rainier Ave S.
f. The initial weekly coordination meeting with the applicant and Renton Police Department shall
occur prior to issuance of Temporary Certificate of Occupancy.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-AA: Maintain the City’s cultural history by documenting, recognizing, and
protecting its historic, archeological, and traditional cultural sites.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-45: Identify and catalog historic, cultural, and archaeological resources on an
on-going basis and as part of project specific review.
Policy L-46: Preserve and incorporate historic and archaeological sites into
development projects.
Policy L-47: Accommodate change within the Renton community in a way that
maintains Renton’s livability and natural beauty.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-49: Maintain existing, and encourage the creation of additional, places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 6 of 46
SR_Chickfila_Admin_Report_190208.docx
Policy L-56: Compliment the built environment with landscaping using native,
naturalized, and ornamental planting that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Use: The applicant proposes a fast food restaurant with an accessory drive-through
service window.
Staff Comment: Fast food restaurants are permitted in the CA zone. Drive through
services are permitted as an accessory provided it is located on the same lot with
another building/use; or it is structurally integrated into another building/use; or it is
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 drive-through service
is located on its own lot with seating inside the restaurant to accommodate
approximately 100 people (Exhibit 21).
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable. No residential units are proposed.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The subject property consists of three contiguous lots ranging in size
from 9,171 square feet to 17,675 square feet.
Compliant if
conditions of
approval are
met
See also FOF
22
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: The subject property is a corner lot with a front yard located on Renton
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 7 of 46
SR_Chickfila_Admin_Report_190208.docx
Center Way SW and secondary front yard along Rainier Ave S. Side and rear property
lines do not abut residential zoned lots therefore no minimum side or rear yard setbacks
are required along the northern property line abutting Firestone and western property
line abutting the Renton Center Shopping Center.
With the exception of a three (3) square foot corner of the building protruding
approximately 1.5-feet into the 15-foot setback, the proposed building is setback
between 16 and 18.5 feet from Rainier Ave S. With conditions of approval implemented
for entry and plaza enhancements (FOF 22), staff finds the setback reduction would not
have adverse impacts on the site plan’s aesthetics and would generally remain
consistent with the development pattern along the Rainier Ave S corridor and therefore
staff recommends approval of the setback reduction as permitted by RMC 4-2-120A.
The proposed building is setback between approximately 26 and 50 feet from Renton
Center Way SW thereby exceeding the maximum setback of 20-feet along a front yard.
However footnote #15 (RMC 4-2-120C) associated with maximum front yard setbacks
allows modification with site plan review if the following is met:
Orients development to the pedestrian through such measures as providing
pedestrian walkways beyond those required by the Renton Municipal Code
(RMC), encouraging pedestrian amenities and supporting alternatives to single
occupant vehicle (SOV) transportation; and
Creates a low-scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken
parking along the street front; and
Promotes safety and visibility through such measures as discouraging the
creation of hidden spaces, minimizing conflict between pedestrian and traffic,
and ensuring adequate setbacks to accommodate required parking and/or
access that could not be provided otherwise.
The applicant has proposed a pedestrian plaza and outdoor seating to be located
between the building and the street. No vehicle oriented space would be located within
this area thereby eliminating potential conflicts with pedestrians. With conditions of
approval implemented for entry and plaza enhancements (FOF 22), staff finds the
maximum setback modification would not have adverse impacts on the site plan’s
aesthetics and the plaza would provide a benefit to pedestrians in the area and
therefore staff recommends approval of the maximum setback modification along
Renton Center Way SW.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the building is
mixed use.
Staff Comment: The proposed building coverage for the site is approximately 10-
percent. The highest point of the building is atop a parapet wall section approximately
21-feet and 8-inches above the finished floor. As proposed, the project complies with
these CA zone building standards.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 8 of 46
SR_Chickfila_Admin_Report_190208.docx
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Landscaping shall be at least ten feet (10') in width as measured from the street right-
of-way. Standards for planting shall be as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12').
Staff Comment: The site’s public street frontage, Rainier Ave S, was recently improved
with a City capital improvement project that included a new planter strip and street
trees. The applicant proposes to relocate the existing driveway along Rainier Ave S to
the north end of the property. Therefore staff recommends as a condition of approval,
the applicant submit a final detailed landscape plan with the civil construction permit
that provides a landscape planter strip consistent with the site’s existing frontage within
the driveway that will be removed. The revised plan shall be reviewed and approved by
the Current Planning Project Manager prior to civil construction permit issuance.
A street frontage landscape buffer approximately 17 feet wide is provided along the
Rainier Ave S as shown on the submitted preliminary landscape plan (Exhibit 4). The
southern street frontage is private and will contain pedestrian plaza features as
conditioned per FOF 22. The street frontage landscaping is also perimeter parking lot
landscaping as it abuts the surface parking area and vehicle drive-through queue lane.
The proposed street frontage/perimeter parking lot landscaping consists of Pacific
Sunset Maples and Shademaster Locust trees spaces between approximately 15 to 30
feet on center. Remaining areas within the landscaping screen consists of shrubs such
as barberry, heavenly bamboo, dwarf fothergilla, and tall grasses spaced at 3 and 5 feet
on center. No groundcover is shown within the frontage landscaping screen or any other
landscaped area on the site. Therefore staff recommends as a condition of approval,
the applicant submit a detailed landscape plan with the civil construction permit that
provides sufficient groundcover planting resulting in 90-percent coverage within three
(3) years of installation in the street frontage landscape area along Rainier Ave S and
interior parking lot areas. The revised plan shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
Additionally, it does not appear that any native vegetation is being used within the
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 9 of 46
SR_Chickfila_Admin_Report_190208.docx
landscape screen as required by RMC 4-4-070G.6, therefore staff recommends as a
condition of approval the applicant submit a detailed landscape plan with the civil
construction permit that also provides native coniferous trees and other native
vegetation within the street frontage/perimeter parking lot landscaping screen. The
revised landscaping plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
The proposed interior parking lot landscaping is provided in bulbs and to define the
vehicle queue lane within the parking lot. Proposed planting within the parking area
includes Arbutus and Shademaster Locust trees with shrubs consisting of heavenly
bamboo, flax, dwarf fothergilla, and tall grasses. The applicant has proposed 47 parking
spaces and therefore is required to provide a minimum of 705 square feet of interior
parking lot landscaping to meet the 15 square foot per space minimum. Several areas
of internal lot landscaping do not meet the minimum dimensions of 8 x 12 feet and as
a result would not be credited toward meeting the minimum 705 square feet. Therefore
staff recommends as a condition of approval, the applicant submit a detailed landscape
plan with the civil construction permit that clearly identifies the total square footage of
interior parking lot landscaping within areas dimensioned at a minimum of 8-feet by
12-feet. The revised landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: As identified on the applicant’s land survey (Exhibit 22), the subject
property contains five (5) trees located on the southern portion of the property. Four (4)
of the trees are located along two (2) landscaping islands abutting Renton Center Way
SW and one (1) tree is located within the property’s unimproved grass area abutting
Rainier Ave S. The submitted arborist report (Exhibit 5) has indicated the trees are Red
Maples and all meet the criteria of a significant tree with diameter at breast heights
ranging between approximately 8 and 21 inches. The report finds all five (5) trees are
viable with overall health ratings of good to excellent and structure ratings of fair to
excellent conditions. The applicant has proposed to retain one (1) of the site’s five (5)
significant trees resulting in a 20-percent retention rate.
While the applicant has proposed to retain the required number of significant trees on
the site, there appears to be opportunities to retain all the significant trees on the site
with minor alterations to the generalized utility plan (Exhibit 7). The three significant
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 10 of 46
SR_Chickfila_Admin_Report_190208.docx
trees proposed to be removed along the southern boundary abutting Renton Center
Way SW could be retained within the proposed plaza by incorporating tree grates or
providing an unpaved area around the trunk. As shown on the landscape plan (Exhibit
4), the tree abutting Rainier Ave S is proposed to be removed and replaced with a new
tree in the same location. The City’s Tree Retention and Land Clearing Regulations initial
purpose statement is to preserve and enhance the City’s physical and aesthetic
character by minimizing indiscriminate removal or destruction of trees, shrubs, and
groundcover. Additionally, landscaping regulations (RMC 4-4-070G.3) require the
retention of existing trees when possible and to minimize the impact of tree loss during
development. Therefore staff recommends as a condition of approval, the applicant
submit revised tree retention plan and updated arborist report with the civil
construction permit application that also considers the retention of all five (5)
significant trees and arborist recommendations for best practices for construction
activities that would occur within the drip line of or root zone of the trees. The revised
plan and updated arborist report and any changes to plan/report shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit
issuance.
Compliant if
condition of
approval is
met
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: As provided on the exterior elevation plans (Exhibit 13), the applicant
proposes to screen rooftop utility equipment with the parapet walls of the building.
Outlines of the rooftop equipment is shown obscured by the parapets on the plans.
Surface mounted utilities are not shown on the utility plan (Exhibit 7). Therefore staff
recommends as a condition of approval, the applicant submit a revised utility plan and
landscape plan with the civil construction permit that identifies all surface mounted
utilities and with landscape screening, fencing, or combination of both. The revised
plans shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit issuance.
See also FOF
18 Design
Standards:
Site Design
and Building
Location and
FOF 21
Modification
Refuse and Recycling: In retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of ten (10) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
Staff Comment: Based on the proposal for approximately 4,000 square feet of retail
space, the applicant would be required to provide the default minimum of 100 square
feet of total refuse and recycling space. As shown on the submitted refuse plan (Exhibit
23), the applicant is proposing over 200 square feet of refuse and recycling space
located within a brick enclosure with opaque gates located on the northwest corner of
the subject property. The enclosure walls are 8-feet, 8-inches in height with a gate
opening of 18-feet in width. A roof is not shown on the refuse plan, however as a
condition of approval associated with FOF 18 Site Design and Building Location: Service
Element Location and Design, the applicant will be required to submit revised plans to
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 11 of 46
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include a roof structure. The applicant may comply with the modification (FOF 21) to
design an enclosure cover that is subordinate in scale to the restaurant building.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The subject property contains existing access via easement to the
abutting Renton Center Shopping Center that will continue to provide site to site vehicle
access to the west. The property located directly north is obstructed by the existing
Firestone building and no site to site access is currently feasible.
Compliant if
condition of
approval is
met. Also, see
Modification
analysis FOF
22
Parking: Parking regulations require that a minimum and maximum of 19 parking
spaces be provided for the 1,384 square feet of dining area provided. The applicant has
requested a modification of the maximum number of required spaces and proposed 42
spaces onsite and five (5) spaces located on the Renton Center Shopping Center
property. See FOF 22 for analysis related to the requested increase in permitted
parking spaces.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact stalls shall not account for more than 30-percent of the
site’s parking.
The drive-through facility shall be so located that sufficient on-site vehicle stacking
space is provided for the handling of motor vehicles using such facility during peak
business hours. Typically 5 stacking spaces per window are required unless otherwise
determined by the Community and Economic Development Administrator. Stacking
spaces cannot obstruct required parking spaces or ingress/egress within the site or
extend into the public right-of-way.
Driveways shall not be closer than five feet (5') to any property line (except as allowed
under Joint Use Driveways). The width of any driveway shall not exceed thirty feet (30')
exclusive of the radii of the returns or the taper section, the measurement being made
parallel to the centerline of the street roadway.
Staff Comment: The applicant has proposed 42 surface parking spaces on the subject
property and five (5) compact surface spaces located on a portion of the abutting
Renton Center Shopping Center property. Drive aisles are generally 24-feet wide
throughout the lot with 90-degree parking space orientation. It appears the 47 spaces
meet minimum width requirements and with the exception of those spaces abutting the
vehicle queue lane, the spaces meet the minimum depth requirement. Those spaces
abutting the vehicle queue lane are standard spaces with 18-feet of depth and a two
(2) foot overhang into a five (5) foot wide landscape strip separating the queue lane
from the parking area. As this landscape strip is substandard in width, it does not qualify
as a required landscaping area and therefore the two (2) foot overhang would be
compliant with RMC 4-4-080F.8.e.
The proposed vehicle parking for the subject property is located over three (3) separate
lots. In order to ensure the required parking spaces and those additional spaces as
allowed per the modification decision (see FOF 22) are linked to the Chick-fil-A
Restaurant, staff recommends as a condition of approval that the applicant obtain Lot
Combination approval from the City to remove the interior lot lines of the subject
property resulting in a single parcel for the development. The Lot Combination
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Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
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document shall be recorded with the King County Recorder’s Office prior to the issuance
of Temporary Certificate of Occupancy.
The proposed five (5) compact spaces do not exceed the maximum 30-percent
allowance however the spaces are offsite as they are located on the Renton Center
Shopping Center property. The proposed parking spaces are also located in an existing
internal lot landscaping area and would displace an existing pedestrian connection
within the shopping center. Therefore staff recommends as a condition of approval, the
applicant submit a parking agreement with the Renton Center Shopping Center with
the building permit application allowing use of this portion of their property for parking.
The applicant shall also ensure that the removal of the internal landscaping area is
either replaced within the shopping center’s surface parking lot or found not to be
needed to comply with internal landscaping requirements. Additionally, the applicant
shall maintain the pedestrian connection. The parking agreement, relocated internal lot
landscaping (if needed), and pedestrian connection shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
The drive-through facility contains stacking space to accommodate approximately 15
vehicles. Under the SEPA mitigation measures incorporated as condition of approval,
the applicant would be required to fund off-duty police officers to implement the Traffic
and Parking Management Plan of the TIA (Exhibit 16) to ensure vehicle queues do not
extend into the adjacent street system.
The applicant has proposed to relocate the existing driveway along Rainier Ave S further
north near the property line. The driveway is located approximately three (3) feet south
of the property line and does not meet the five (5) foot separation requirement.
Therefore staff recommends as a condition of approval, the applicant revise all plans
with the building and civil construction permits to indicate the driveway is no closer
than five (5) feet to the property line, unless a driveway modification is requested and
approved. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit and civil construction permit issuance.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The applicant has not identified any bicycle parking on the site or
landscape plans or identified how the 10-percent minimum requirement would be met.
Therefore, staff recommends as a condition of approval, the applicant submit revised
site and landscape plans meeting the bicycle parking standards of RMC 4-4-080F.11.b
along with a detail sheet identifying the bicycle rack specifications. The revised plans
and rack specifications shall be submitted with the building permit application for
review and approval by the Current Planning Project Manager prior to permit issuance.
See FOF 22
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed any fences or retaining walls on
submitted plans with the land use application, however as conditioned with the parking
modification request (FOF 22), the applicant will submit revised landscape plans that
will provide a three (3) foot high opaque fence on the west side of the street frontage
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 13 of 46
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landscaping screen along Rainier Ave S abutting to mitigate offsite view impacts of the
increased surface parking area.
18. Design Standards: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The building and exterior pedestrian areas are oriented south for
maximum solar exposure.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is oriented to the corner of Rainier Ave S and Renton
Center Way SW. Connections via pedestrian plaza are provided to the abutting
sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entry is oriented to the street. See conditions of approval in
section b. Building Entries below.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable. No residential uses are proposed.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
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Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
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b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The proposed building is located on the northwest corner of Rainier Ave
S and Renton Center Way SW and therefore the primary entry of the building should be
on this corner in order to meet this standard. The proposed entry on this corner is shown
on the east elevation (Exhibit 13) and it is comprised of a single door with nominal
gazing and small canopy. This entry is the smallest and appears subordinate to the
building’s other two (2) public entries located on the south elevation serving the exterior
dining area and west elevation serving the parking lot. As provided on the site plan
(Exhibit 3), there remains adequate space between south area of the east elevation and
the required 15-foot setback to provide a prominent entry that could include glazing,
large entry doors, weather protection, and other ground level and pedestrian amenities
that clearly delineates that this is the building’s primary entry connected to the abutting
pedestrian plaza and public sidewalk. Therefore staff recommends as a condition of
approval, the applicant submit revised elevation plans with the building permit
application that provide a visually prominent and primary entrance on the corner of
Rainier Ave S and Renton Center Way SW. Features to incorporate into the primary
entrance may include large entry doors, expansive glazing, weather protection, roof
extension, ornamental lighting, and other human-scale elements that convey this
entrance as the prominent ingress/egress for the restaurant. The revised elevation shall
be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See analysis and recommended conditions above that would satisfy
this standard.
Compliant if
condition of
approval is
met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: The proposed building’s three (3) entries all provide access to the street
system however only the south elevation entrance serving the exterior dining area
contains weather protection extending at least 4.5 feet from the building. Sconce
lighting is provided on the west elevation entrance serving the parking lot. The primary
entrance would contain additional architectural elements as conditioned in the primary
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
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Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 15 of 46
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entrance section above and in the Parking Modification recommendation. Therefore
staff recommends as a condition of approval, the applicant submit revised elevation
plans with the building permit application that clearly identifies that all public entries
with connection to the street provide weather protection extending at least 4.5-feet
from the building. The revised elevation plans shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Following implementation of the primary entry conditions
recommended above, the entrance from the parking lot on the west elevation would
subordinate.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. The site contains only a single building.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. No residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
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Staff Comment: The proposed building’s bulk and scale is similar with the buildings that
abut Rainier Ave S on frontage pads of the larger shopping centers located along this
corridor. The building contains parapet style roof lines with wall coping and is consistent
with the development pattern of the surrounding uses. Additional roof elements to
reduce to appearance of flat roof is recommended as a condition of approval in section
5.c Building Roof Lines below.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The trash enclosure is located on the northwest corner of the property
at adequate distance from pedestrian areas and accessible to service vehicles.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant has proposed a trash enclosure that is enclosed on all
sides (Exhibit 23) with a wall and fence however no roof is proposed and it is unclear
whether the doors are self-closing. Therefore staff recommends as a condition of
approval the applicant submit a revised refuse and recycling plan with the building
permit application that provides a roof and detail sheet of self-closing door mechanism.
The revised plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The refuse and recycling enclosure is comprised of brick with a similar
color scheme that is proposed on the building.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. The enclosure is not located adjacent to a street,
pathway, or pedestrian oriented space, however the landscape plan identifies
significant planting surround the enclosure that softens the visual impact of the facility.
e. Gateways:
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
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Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 17 of 46
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Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable. The subject property is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable. See above.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable. See above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
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Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
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Staff Comment: Parking is not located between the building and front property line
(Renton Center Way SW) or secondary front property line (Rainier Ave S).
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Parking will be screened by perimeter landscaping and opaque fence
as conditioned by the requested modification (see FOF 22).
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. The applicant has not proposed structured parking.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable. See above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable. See above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable. See above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
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LUA18-000619, ECF,SA-A,MOD
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setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. See above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: The applicant would maintain an existing (relocated) access along
Rainier Ave S and an existing access into the Renton Center Shopping Center. The
proposal would reduce the existing access points from three to two as there is an
existing access onto Renton Center Way SW that would be closed. Due to the amount
of vehicle traffic the proposal would generate, at least two access points are needed to
ensure adequate flow through the site. Pedestrian mobility would not be impeded with
the relocated driveway along Rainier Ave S.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: The subject property would contain only one (1) curb cut along Rainier
Ave S. The proposed driveway would be relocated further north from the Rainier Ave S
and Renton Center Way SW intersection and reduced from 44-feet to approximately 22-
feet.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
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Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed site plan (Exhibit 3) provides pedestrian circulation along
the south and west portions of the building via pedestrian plaza and walkways that are
connected to the public street. Connections to the neighboring shopping center are
shown via the plaza area to the signalized crosswalk and Rainier Ave S and Renton
Center Way SW instead of a direct connection west to the existing pedestrian circulation
system. No pedestrian pathways are shown within the parking lot connecting to the
restaurant entrance.
Therefore staff recommends as a condition of approval, the applicant submit a revised
site plan with the civil construction permit application that provides a direct pedestrian
connection west to the existing shopping center’s circulation system and pedestrian
pathways from the parking lot to the building entrance. The pathways shall be
delineated with a contrasting material or texture from the parking and drive aisles. The
revised site plan shall be reviewed and approved by the Current Planning Project
Manager prior civil construction permit issuance.
Compliant if
condition of
approval is
met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: See comments and conditions above.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
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c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The minimum width for public pathways around the building are shown
at six (6) feet. A pedestrian plaza area between the building and Renton Center Way SW
would provide greater widths. A five (5) foot wide pathway is provided abutting the
vehicle queue lane that is likely to be used by restaurant staff to assist in taking drive
through orders.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant will be given the opportunity to incorporate permeable
pavement in final design as they account for BMP requirements.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
conditions of
approval are
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The applicant has provided some ground level landscaping in beds near
building entrances and within the plaza area. Due to the recommended conditions of
approval related to the Modification (FOF 22) these areas may be reduced as part of
the forthcoming pedestrian plaza plan. Therefore staff recommends as a condition of
approval the applicant submit a revised landscape plan with the civil construction
permit application that provides planters and/or hanging flower baskets or other
architectural plant related features at the building’s entries. The revised plans shall also
include detail sheets with specifications for the architectural elements used to support
the vegetation. The revised landscape plan and detail sheets shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit.
See FOF 22
Modification
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: See FOF 22 Modification for details regarding the pedestrian plaza plan
that would incorporate site furniture and public art.
Compliant if
condition of
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 22 of 46
SR_Chickfila_Admin_Report_190208.docx
approval is
met
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The proposed building contains facades facing Rainier Ave S (east) and
Renton Center Way SW (south). The east façade contains approximately 50 linear feet
facing Rainier Ave S resulting in 37.5 linear feet of required weather protection. The east
façade is shown on the elevation plan (Exhibit 13) with three (3) metal awnings
spanning approximately 23 linear feet. The awnings are approximately 10-feet above
ground level however they do not appear to extend the required minimum 4.5-feet from
the building.
The south elevation is comprised of approximately 94 linear feet facing Renton Center
Way SW resulting in 70.5 linear feet of required weather protection. The south façade
is shown on the elevation plan with four (4) metal awnings spanning approximately 72
linear feet. The awnings are approximately 10-feet above ground level. Only the awning
that covers the exterior dining area is shown to meet the minimum 4.5-foot extension
from the building.
The pedestrian overhead weather protection does not meet the minimum span and
depth requirements along the east façade and do not meet the depth requirements on
three spans of awning on the south façade. Therefore staff recommends as a condition
of approval the applicant submit revised elevation plans with the building permit
application that provides weather protection spanning a minimum of 75-percent of the
length of the east and south facades and extending at least 4.5 feet from the building.
The revised elevation plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 23 of 46
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Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable. The proposal is not a mixed use development.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 24 of 46
SR_Chickfila_Admin_Report_190208.docx
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. The proposal does not exceed 30,000 square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 25 of 46
SR_Chickfila_Admin_Report_190208.docx
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Modulations in depths of 23 and 27 feet spanning 12-feet width and
extending to the roof of the building are provided along the east and west facades,
respectively. The south façade contains modulations 12-feet in depth and widths of 23
and 27 feet with articulation features such as glazing, weather protection, and entry
doors. The north façade contains a modulation 4-feet deep and 12-feet wide with
articulation features such as limited glazing and weather protection.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See discussion above
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
façade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 26 of 46
SR_Chickfila_Admin_Report_190208.docx
Staff Comment: Not applicable. The longest facades (north and south) are
approximately 93-feet in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting.
Detail features should also be used, to include things such as decorative entry paving, street furniture
(benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The elevation plan (Exhibit 13) provides sconce lighting near entries and
storefront windows. Landscaping is proposed in areas around the building and would
be provided with the forthcoming pedestrian plaza plan as conditioned in FOF 22
Modification.
Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Facades generally visible to the public would be south and east facing
Renton Center Way SW and Rainier Ave S, respectively. As provided on the elevation
plan (Exhibit 13), the southern façade contains expansive glazing with five (5) storefront
windows and large transparent entry doors with surrounding windows that exceeds the
50-percent minimum requirement. The Rainier Ave S façade (east) contains a single
transparent entry door and two (2) clerestory windows that does not meet the 50-
percent transparency requirement. Therefore staff recommends as a condition of
approval, the applicant submit revised elevation plans with the building permit
application that provides transparent windows and/or doors at least 50-percent of the
east façade between four (4) and eight (8) feet above ground. The revised elevation
plans shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Not applicable. The proposed building is a single-story structure with
parapet roof line.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Not applicable. The proposed building would be used as a restaurant.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 27 of 46
SR_Chickfila_Admin_Report_190208.docx
Staff Comment: The submitted elevation plans (Exhibit 13) and color renderings (Exhibit
14) provide the appearance of transparent glazing for all proposed windows.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The submitted elevation plans and color renderings do not appear to
propose tinted, dark, or high reflective glass.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The submitted elevation plans do not contain blank walls in excess of
400 square feet or more. Compliance with other recommended conditions of approval
such as additional transparency along Rainier Ave S, weather protection, and providing
an additional cladding material would provide additional treatments to facades that
appear to lack articulation but do not rise to the level of a 400 square foot blank wall.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See discussion above.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant if
condition of
approval is
met
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 28 of 46
SR_Chickfila_Admin_Report_190208.docx
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The submitted elevation plans (Exhibit 13) and color renderings (Exhibit
4) indicate the building would provide nominal parapet style roof lines with metal
coping. The parapets extend from the roof line approximately one (1) foot along the
north and south elevations with width of 14 and 44 feet respectively. The two parapets
are too few and do not extend off the roof in a scale that is commensurate with the size
and bulk of the building. The parapets (as shown) do not meet the intent or guidelines
by providing a distinctive profile, variation, or visual interest as the proposed roof is
generally flat. Therefore staff recommends as a condition of approval, the applicant
submit revised elevation plans with the building permit application that provides
additional roof elements that is proportionate with the size and scale of the building
and results in a roof line that does not appear flat. The revised elevation plan shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: See discussion below.
Compliant if
condition of
approval is
met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building as shown on the elevation plans and color
renderings (Exhibit 13 and 14) indicate an exterior cladding schedule of brick veneer and
stucco. Horizontal features include brick water table, metal awnings, and parapet wall
coping. Vertical features include brick banding and columns supporting the awnings.
The overall cladding schedule coupled with the several areas along the façades where
articulation is sparse such as north and east elevations result in monotonous areas
along the building and do not meet the overall intent and guidelines of this urban design
regulation that seeks to add visual interest and utilize material variation. Therefore staff
recommends as a condition of approval, the applicant submit a revised elevation plan
with the building permit application that includes at least one additional exterior
cladding material such as horizontal wood siding or other composite material that
compliments the building and is proportionate to the amount of brick and stucco that
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 29 of 46
SR_Chickfila_Admin_Report_190208.docx
would be used. The revised elevation plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
To ensure the exterior cladding is made from quality materials, staff recommends as a
condition of approval, the applicant submit a materials board providing sample
materials and colors for the building exterior cladding. The materials board shall be
submitted with the building permit application for review and approval by the Current
Planning Project Manager prior to permit approval and issuance.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See discussion above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A basic sign package was included with the application materials
consisting of placement of wall signs. The corporate logos and signs appear to be
appropriately sized for their location. The applicant will be required to submit a sign
permit in compliance with the Signage standards outlined in Design District ‘D’. A sign
permit would need to be reviewed and approved for any signs proposed.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable. The building is single use.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 30 of 46
SR_Chickfila_Admin_Report_190208.docx
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See comment above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 31 of 46
SR_Chickfila_Admin_Report_190208.docx
Compliance
not yet
demonstrated
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: With the exception of the sconces shown on the elevation plan and
color rendering, no other lighting information was provided with the land use
application. Therefore staff recommends as a condition of approval, the applicant
submit a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties. This plan may need to include plaza lighting
features to ensure public safety depended upon the final plaza design. The lighting plan
shall be submitted with the building permit application to be reviewed and approved by
the Current Planning Project Manager prior to building permit approval.
Compliance
not yet
demonstrated
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See comment above.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the
Commercial Arterial (CA) zoning classification when it is not exempt from Environmental (SEPA) Review.
For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general
level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the
following table contains project elements intended to comply with level of detail needed for Site Plan
requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18 Design District Review.
N/A d. Planned action ordinance and Development Agreement Compliance and
Consistency.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 32 of 46
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e. Staff Comment: Not applicable. The subject site is not within a Planned Action Area
or subject to a development agreement.
Compliant if
conditions of
approval are
met
f. Offsite Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed building addition is consistent with the scale of the
existing smaller buildings along the Rainier Ave S corridor that front along the larger
shopping centers. The building is generally at pedestrian scale with maximum
heights less than 22-feet, glazing, and landscaping. The building will be located on
the southeast portion of the property with a pedestrian plaza between the building
and street. With the additional architectural features recommended as conditions of
approval, the building’s character and massing will be enhanced. See also FOF 18,
Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant would provide a pedestrian plaza and connections to
the abutting street system and larger overall shopping center to the west.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground consistent
with RMC 4-6-090.
Staff Comment: See FOF 17, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal will not reduce or create any visual accessibility to
attractive natural features.
Landscaping: Using landscaping to provide transitions between the development
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: The applicant would provide a perimeter landscaping screen
between the surface parking lot/vehicle drive-through lane and the street. Internal
lot landscaping and landscaping around the building entrances and plaza will also
enhance the project. See also discussion under FOF 17, Zoning Development
Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 18, Design Review: Lighting).
g. Onsite Impacts.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 33 of 46
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Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The placement of the proposed structure on the southeast corner of
the property does not interfere or effect the subject property or surrounding
properties provisions for privacy and noise reduction.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The scale of the structure is relatively small related to the overall size
of the property. The proposed location of the building on the southeast corner of the
property provides a pedestrian oriented restaurant with vehicle service located in the
back of the building.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The subject property is almost paved or semi-improved with sparse
vegetation. The recommended conditions of approval include the provision to retain
the site’s existing five (5) significant trees as they are in good health and provide an
asset to the new development and existing surrounding shopping center. See also
discussion under FOF 17, Zoning Development Standard: Tree Retention.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds
maximum parking ratios in permeable pavement designed consistent with the
Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The applicant would provide internal lot landscaping and perimeter
landscaping areas that would include tree, shrubs, and groundcover. Review of
additional opportunities to provide BMPs would occur during the civil construction
permit phase of development. See also discussion under FOF 17, Zoning Development
Standard: Landscaping.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See discussion above and FOF 17, Zoning Development Standard:
Landscaping.
h. Access and Circulation.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 34 of 46
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Compliant if
conditions of
approval are
met
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The subject property currently contains three (3) access points and
the applicant would reduce access to two (2) points. The existing driveway would be
relocated north and further away from it’s current location near the Rainier Ave S
and Renton Center Way SW intersection. The existing access point along Renton
Center Way SW would be closed and the remaining access into the Renton Center
Shopping Center would remain. Due to the volume of vehicles the restaurant is likely
to draw, at least two access points are need for efficient and safe flow vehicle traffic.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The proposed surface parking lot contains 24-foot wide drive aisles
and as conditioned would contain delineated pedestrian pathways. Emergency
access would be provided on the abutting public street system. A pedestrian plaza
would provide connections to the building entrance and surrounding pedestrian
circulation areas.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur during non-operating hours and
therefore separate areas are not needed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Rainier Ave S provides King County Metro Rapid Ride F Line a d Route
169. Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the
number of required off-street parking spaces. See FOF 17, Zoning Development
Standard: Bicycle Parking for recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See recommended conditions of approval and FOF 18, Design District
section 3. Pedestrian Environment.
i. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The applicant would provide a pedestrian plaza along the Renton
Center Way SW frontage and southeast corner of the property. Provided all
conditions of approval are met the plaza would provide a distinct focal point at the
intersection.
j. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 35 of 46
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Staff Comment: The proposed structure would not block view corridors to shorelines
or Mt. Rainier. The public access requirement is not applicable to the proposal.
k. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: No natural systems are located on the subject property.
l. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources
exist to furnish services to the proposed development; if the applicant provides Code
required improvements and fees and implements transportation related mitigation
as recommended by the Police Department (Exhibit 19). A Fire Impact Fee, based on
the rate adopted at the time of complete building permit application submittal would
be applicable to the proposal. The 2019 Fire Impact Fee $5.92 per square foot.
Water and Sewer.
Staff Comment: There are two (2) existing one (1) inch water service lines to the
subject property. Based on the preliminary generalized utility plan (Exhibit 7), a
proposed 1.5-inch water service line and water meter along with the fire sprinkler
stub to the new building will be connected to the existing eight (8)-inch water line in
Renton Center Way SW. The meter and backflow prevention assembly vault for the
fire sprinkler system must be relocated within the planter strip and not under a
parking stall as shown. The building’s fire department connection for the fire
sprinkler system shall be within 50 feet of a fire hydrant.
The building’s side sewer shall be a minimum six (6) inches in diameter and flow by
gravity at a minimum slope of two (2) percent to the main. The applicant will be
required to provide a utility easement over the existing sewer main located on the
western portion of the property.
See Advisory Notes to Applicant (Exhibit 19) for additional utility comments and
requirements.
Drainage.
Staff Comment: The site is within the Black River drainage basin and Peak Rate Flow
Control Standard (Existing Site Conditions). The existing stormwater infrastructure on
the subject property consists of two (2) catch basins collecting flows with pipes
connecting to the existing public system located in Rainier Ave S. To mitigate
stormwater impacts from the new restaurant, the applicant proposes to utilize a
series of catch basins and pipes within the parking lot to convey stormwater to an
oil/water separator and then through a modular wetland treatment device prior to
release into the City’s system in Rainier Ave S. Stormwater generated from the
building’s roof and pedestrian areas are proposed to be conveyed to a bioretention
basin. The TIR anticipates the proposed infrastructure improvements will have the
capacity to convey the 25-year peak flow without overtopping the catch basins.
The proposal is subject to Full Drainage Review in accordance with the 2017 Renton
Surface Water Design Manual (RSWDM). The submitted TIR (Exhibit 8) indicates the
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 36 of 46
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proposal would generate less than 0.15 CFS increase in stormwater and is therefore
exempt from flow control requirements. Further analysis of this statement will occur
during review of the final TIR associated with the civil construction permit.
Additionally, infiltration may be required in order to determine the feasibility of
onsite BMPs required meet Core Requirement #9 of the RSWDM.
See Advisory Notes to Applicant (Exhibit 19) for additional stormwater comments
and requirements.
Transportation.
Staff Comment: Access to the site is proposed via a relocated driveway along Rainier
Ave S near the north end of the subject property. The applicant would be required to
restore the existing driveway to match the existing frontage improvements of curb,
gutter, planter, and sidewalk. The existing access along Renton Center Way SW
(private street) would be closed however an existing access point granted by
easement would remain along the western portion of the property to the Renton
Center Shopping Center. No frontage dedication or improvements would be required
as a recent capital improvement project constructed improvements along the Rainer
Ave S corridor.
The applicant’s Transportation Impact Analysis (TIA) prepared by Transportation
Engineering Northwest, dated January 4, 2019 (Exhibit 16) estimated 988 new
weekday trips with 86 new trips occurring during the weekday AM peak hour (44
entering, 22 exiting) and 68 new trips occurring during the weekday PM peak hour
(35 entering, 33 exiting). The analysis indicated that following completion of the
project, the signalized intersection at Rainer Ave S and S 3rd Pl is expected to operate
at a Level of Service (LOS) of C or better and site access at the proposed right in/right
out driveway along Rainier Ave S is expected to operate at LOS B or better. Projected
queues (95th Percentile) at the driveway location are anticipated to be less than 25
feet during AM and PM peak hours.
The City received one (1) public comment letter on September 22, 2018 from Curt
Kruse (Exhibit 17) owner of the abutting parcel to the north (351 Rainier Ave S) that
Mr. Kruse currently leases to a Firestone vehicle service facility. The letter expresses
concern related to potential queuing from the proposed restaurant onto Rainier Ave
S that would impact his tenant’s customers’ ability to access their entrance which
would result in a financial loss.
The Renton Police Department has indicated the need for off-duty police officers
funded by the applicant to implement the Traffic and Parking Management Plan
component of the TIA are needed to mitigate the impacts generated by the increased
traffic and to reduce queuing impacts onto the City’s surrounding street system.
SEPA mitigation measures have been incorporated into the environmental threshold
determination (Exhibit 1) to address offsite queuing impacts.
A Transportation Impact Fee, based on the rate adopted at the time of complete
building permit application submittal would be applicable to the proposal. The 2019
Transportation Impact Fee is $130.12 per square foot.
N/A m. Phasing: The applicant is not requesting any additional phasing.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 37 of 46
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n. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant is proposing to provide a bioretention for stormwater
infiltration. Additional landscaped areas within the parking lot and along the
property’s Rainier Ave S frontage will provide opportunities for infiltration.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are met.
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The Geotechnical Report confirmed the COR map identification of a
High Seismic Hazard potential as the analysis indicated the site’s geology and
subsurface groundwater conditions result in a high risk of liquefaction during a design
level earthquake which is most likely to trigger between eight (8) and 20 feet below the
ground surface. As the site is relatively flat, the analysis concluded the risk of lateral
spreading is low and can be mitigated with seismic ties between footings or grade
beams between pile caps. Vertical settlements modeled by the geotechnical engineer
found estimates of between four (4) to 16 inches of liquefaction induced settlement of
the ground surface based on their understanding of the regional geology and alluvial
deposits of the site.
In order to mitigate the potential for liquefaction induced settlement, the geotechnical
engineer has recommended the use of a shallow foundation combined with a ground
improvement such as aggregate piers or a structural floor slab supported on small
diameter (pin) piles. Any ground improvement method would likely need to extend
approximately 20-feet below the surface where dense to medium sandy gravels form
the bearing stratum to support the improvement. If pin piles are used, it is likely they
will need to reach between 25 to 30 feet below the surface to be effective.
SEPA mitigation measures were included with the environmental threshold
determination that the project comply with the recommendations of the geotechnical
report and any updated reports. Additionally, the geotechnical engineer will be required
to review the construction and building plans to verify the recommendations and
specifications are consistent with the geotechnical report. The SEPA mitigation
measures are included as recommended conditions of approval.
Compliance
not yet
demonstrated
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the property is located in a
Wellhead Protection Five (5) Year Capture Zone due to its proximity to the City’s source
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 38 of 46
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of drinking water. The site’s proposed restaurant use is not indicative of a type of use
that would potentially harm the City’s groundwater. However, any offsite fill materials
shall be from a verifiable source in order to ensure it is clear of contaminants. The City’s
grading and excavation regulations require imported fill in excess of 100 cubic yards
within the Five (5) Year Capture Zone have a source statement certified by a qualified
professional or confirm the fill was obtained from a WDOT approved source. This
requirement would be verified with the construction and building permit.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090C.10 in order to
reduce the minimum refuse and recycling roof height clearance of 11-feet. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are
met. Therefore, staff is recommending approval of the requested modification, subject to conditions as
noted below:
Compliance Modification Criteria and Analysis
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.
Staff Comment: The proposed Chick-fil-A restaurant building maximum height would be
approximately 22-feet with a majority of the roofline approximately 20-feet above
grade plane. The proposed refuse and recycling enclosure walls are approximately 9-
feet above grade plan to adequately screen the receptacles. Adding a roof to the
enclosure as required by the District D (See FOF 18: Service Element Location and
Design) requirements at a minimum of 11-feet in height at the gate as required by the
City Wide Development Standards (See FOF 17: Refuse and Recycling). Incorporating
this height requirement on the roof structure would result in a refuse and recycling
enclosure that was more than half the height of the restaurant building. Due the size of
the property and the location of the building, the enclosure would then compete with
the scale of the principal building resulting in an unintended emphasis on the
subordinate refuse and recycling enclosure. Addressing scale and quality design is
consistent with Policy L-48 and Goal L-FF, respectively. See also FOF 16, Comprehensive
Plan Analysis.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: Staff concurs the proposed modification would meet the objectives of
function and maintainability intended by the code requirements as a reduced roof
structure height would result in a superior appearance and consistency with the City’s
overall Urban Design Regulations (FOF 18). There remains adequate space on the site
to maneuver the refuse and recycling receptacles should they need to be moved outside
of the enclosure to be serviced.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The roof height and clearance for the refuse and recycling enclosure
would not affect any properties in the vicinity. The enclosure is interior to the site and
would be shielded by landscaping along the frontage when the plantings mature.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 39 of 46
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d. Conforms to the intent and purpose of the Code.
Staff Comment: The height reduction would result in a superior design and lessen
aesthetic impact of the facility that should be subordinate to all other uses on the site.
See comments under criterion ‘a’ and ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments above and under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
22. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080F.10.d in order to
exceed the maximum number of required parking spaces. Combination sit-down/drive-through
restaurants required number of parking spaces is a minimum and maximum of one (1) space per 75
square feet of dining area. The applicant has proposed approximately 1,473 square feet of interior and
exterior dining area resulting in 20 required spaces. The applicant has proposed to provide 42 spaces on
the subject property and an additional five (5) spaces on the abutting shopping center property for a total
of 47 parking spaces. The proposal is compliant with the following modification criteria, pursuant to RMC
4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
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.
Staff Comment: The applicant contends the requested parking modification would
result in a safe environment with design oriented architectural features for a pedestrian
friendly experience.
However staff finds the Comprehensive Plan envisions the Commercial and Mixed Use
land use designation as an opportunity to transform historical strip development into
vibrant business districts that are not dominated by automobiles and large surface
parking lots (Policy U-17). Goals and policies related to community design includes
ensuring that new development is designed to be functional and attractive (Goal L-BB)
and encouraging the creation of places where peoples can gather and interact (Policy
L-49).
As provided in the ERC Report analysis (Exhibit 1), the Chick-fil-A brand is relatively new
to the region and the popularity of the restaurant has generated large volumes of
automobile traffic to other locations that have recently opened outside of Renton. Due
to this popularity and traffic generation identified in the applicant’s TIA (Exhibit 16) it is
likely the code required 20 parking spaces would not be adequate to serve the
restaurant.
Staff concurs the modification can substantially implement policies and objectives of
the Comprehensive Plan if the applicant provides a pedestrian plaza area to
compensate for the larger surface parking lot to accommodate the requested increase
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 40 of 46
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in parking spaces. The landscape plan (Exhibit 4) attempts to provide a plaza area
between the building and Renton Center Way SW and at the intersection of Rainier Ave
S, however it is crowded out with a bioretention facility, landscaping, and an outdoor
dining area. The pedestrian area, as currently proposed, is not proportionate for the
proposed increase in parking that would more than double the amount of permitted
spaces on the site. Reduction of the size of the bioretention, outdoor dining area, and
ground level plantings near the main building entrance currently shown on the east
facade will be needed to provide adequate pedestrian plaza space. Therefore staff
recommends as a condition of modification approval, the applicant submit a pedestrian
plaza plan with the civil construction permit that provides pedestrian amenities such as
lighting, seating, trash receptacles, planter pots, and other street furniture and reduces
the size of the bioretention facility, outdoor dining area, and ground level landscaping.
The pedestrian plaza plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that an increase in off-street parking will allow
for public safety and general well-being to the City and that adequate parking is
necessary to ensure the most efficient function of the site for traffic circulation. The
applicant further states that the parking lot would be screened with landscaping and
vegetation along the frontage road per City guidelines.
As shown on the site and landscape plans (Exhibits and 4), the applicant would locate
the parking on the north side of the property and behind the building. The drive-through
lane would abut the Rainier Ave S separated by a street frontage landscape strip
approximately 17-feet wide.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements if the applicant provides additional
screening along Rainier Ave S to mitigate the visual impacts of the parking lot and
headlight glare generated by the drive through lane. Comprehensive Plan Policy L-60
intends to improve the appearance of parking lots through landscaping and screening.
Therefore staff recommends as a condition of the modification approval, the applicant
provide a decorative opaque fence or wall three (3) feet in height behind the perimeter
landscape screen along Rainier Ave S. The fence and design detail specifications shall
be provided on the detailed landscape plan to be submitted with the building permit
application. The revised landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the requested modification will not be injurious
to other properties in the vicinity because the site will provide adequate parking to its
customers and that additional parking will limit traffic congestion on and off site.
Staff concurs the modification would not be injurious to other properties in the vicinity
as it would assist in limiting unwanted overflow to other areas.
Compliant if
conditions of d. Conforms to the intent and purpose of the Code.
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City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
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approval are
met
Staff Comment: The applicant contends that allowing sufficient parking for the
customer demand is consistent with the intent of the code.
Staff finds that if the applicant provides additional screening measures the increased
parking can conform to the intent and purpose of the Code. See comments under
criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation provided the applicant complies
with all conditions of approval, see FOF 16.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code and conditions of approval, see FOF 17.
3. The proposed site plan complies with the Urban Design Regulations District ‘D’ provided the applicant
complies with City Code and conditions of approval, see FOF 18.
4. The proposed site plan complies with Site Plan Review criteria provided the applicant complies with City
Code and conditions of approval, see FOF 19.
5. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 20.
6. The proposed site plan complies with all six (6) of the Refuse and Recycling Enclosure Modification
approval criteria provided the applicant complies with City Code, see FOF 21.
7. The proposed site plan complies with all six (6) of the Parking Modification approval criteria provided the
applicant complies with City Code and conditions of approval, see FOF 22.
8. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 19.
9. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 19.
10. Key features which are integral to this project include a new pedestrian scaled and oriented restaurant
located on the corner of Rainier Ave S and Renton Center Way SW/S 3rd Pl. While providing increased
space for vehicle parking and queuing due to the popularity of the restaurant, enhanced pedestrian
amenities such as a programmed plaza and outdoor dining along with the placement of the building on
the corner, and perimeter landscaping would mitigate the additional vehicle focused areas. The
restaurant would contain a single curb-cut along Rainier Ave S that the applicant would move further
north than what currently exists on the site resulting in greater distance to the S. 3rd intersection thereby
reducing potential conflicts with exiting customer vehicles and vehicles queued at the intersection signal.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 42 of 46
SR_Chickfila_Admin_Report_190208.docx
J. DECISION:
The Chick-fil-A site plan, File No. LUA18-000619, ECF,SA-A,MOD, as depicted in Exhibit 3, is approved and is
subject to the following conditions:
1. The applicant shall comply with the following mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated February 4, 2019.
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Terracon Consultants, dated June 21, 2018, and any updated report(s) associated with the
building and construction permits to ensure compliance with the intent of the initial report.
b. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
d. The applicant shall provide a professional archeologist on-site to monitor all ground disturbing
activities and provide the opportunity for Concerned Tribes to have a tribal monitor on-site.
Ground disturbing activities include but are not limited to geotechnical testing, concrete
removal, utility removal and replacement, and building excavation. The archeologist shall
prepare a monitoring report to be submitted to the Current Planning Project Manager and
DAHP prior to Temporary Certificate of Occupancy.
e. The applicant shall comply with the Revised Traffic and Parking Management Plan component
of the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January
4, 2019, and any updated report(s) associated with the plan’s monitoring element to ensure the
restaurant’s vehicle queuing does not adversely impact Rainier Ave S.
f. The initial weekly coordination meeting with the applicant and Renton Police Department shall
occur prior to issuance of Temporary Certificate of Occupancy.
2. The applicant shall submit a final detailed landscape plan with the civil construction permit that
provides a landscape planter strip consistent with the site’s existing frontage within the driveway that
will be removed. The revised plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
3. The applicant shall submit a detailed landscape plan with the civil construction permit that also
provides native coniferous trees and other native vegetation within the street frontage/perimeter
parking lot landscaping screen. The revised landscaping plan shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
4. The applicant shall submit a detailed landscape plan with the civil construction permit that provides
sufficient groundcover planting resulting in 90-percent coverage within three (3) years of installation in
the street frontage landscape are along Rainier Ave S and interior parking lot areas. The revised plan
shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
5. The applicant shall submit a detailed landscape plan with the civil construction permit that clearly
identifies the total square footage of interior parking lot landscaping within areas dimensioned at a
minimum of 8-feet by 12-feet. The revised landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 43 of 46
SR_Chickfila_Admin_Report_190208.docx
6. The applicant shall submit revised tree retention plan and updated arborist report with the civil
construction permit application that also considers the retention of all five (5) significant trees and
arborist recommendations for best practices for construction activities that would occur within the drip
line of or root zone of the trees. The revised plan and updated arborist report and any changes to
plan/report shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
7. The applicant shall submit a revised utility plan and landscape plan with the civil construction permit
that identifies all surface mounted utilities with landscape screening, fencing, or combination of both.
The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
8. The applicant shall obtain Lot Combination approval from the City to remove the interior lot lines of the
subject property resulting in a single parcel for the development. The Lot Combination document shall
be recorded with the King County Recorder’s Office prior to the issuance of Temporary Certificate of
Occupancy.
9. The applicant shall submit a parking agreement with the Renton Center Shopping Center with the
building permit application allowing use of this portion of their property for parking. The applicant shall
also ensure that the removal of the internal landscaping area is either replaced within the shopping
center’s surface parking lot or found not to be needed to comply with internal landscaping
requirements and the pedestrian connection in and around the internal landscaped area is maintained.
The parking agreement, relocated internal lot landscaping (if needed), and pedestrian connection shall
be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
10. The applicant shall revise all plans with the building and civil construction permits to indicate the
driveway along Rainier Ave S is no closer than five (5) feet to the property line, unless a driveway
modification is requested and approved. The revised plans shall be reviewed and approved by the
Current Planning Project Manager prior to building permit and civil construction permit issuance.
11. The applicant shall submit revised site and landscape plans meeting the bicycle parking standards of
RMC 4-4-080F.11.b along with a detail sheet identifying the bicycle rack specifications with the building
permit application. The revised plans and rack specifications shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
12. The applicant shall submit revised elevation plans with the building permit application that provide a
visually prominent and primary entrance on the corner of Rainier Ave S and Renton Center Way SW.
Features to incorporate into the primary entrance may include large entry doors, expansive glazing,
weather protection, roof extension, ornamental lighting, and other human-scale elements that convey
this entrance as the prominent ingress/egress for the restaurant. The revised elevation shall be
reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
13. The applicant shall submit revised elevation plans with the building permit application that clearly
identifies that all public entries with connection to the street provide weather protection extending at
least 4.5-feet from the building. The revised elevation plans shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
14. The applicant shall submit a revised refuse and recycling plan with the building permit application that
provides a roof and detail sheet of self-closing door mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
15. The applicant shall submit a revised site plan with the civil construction permit application that provides
a direct pedestrian connection west to the existing shopping center’s pedestrian circulation system and
pedestrian pathways from the site’s parking lot to the building entrance. The pathways shall be
delineated with a contrasting material or texture from the parking and drive aisles. The revised site plan
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 44 of 46
SR_Chickfila_Admin_Report_190208.docx
shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
16. The applicant shall submit a detailed landscape plan with the civil construction permit application that
provides planters and/or hanging flower baskets or other architectural plant related features at the
building’s entries. The revised plans shall also include detail sheets with specifications for the
architectural elements used to support the vegetation. The revised landscape plan and detail sheets
shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
17. The applicant shall submit revised elevation plans with the building permit application that provides
weather protection spanning a minimum of 75-percent of the length of the east and south facades and
extending at least 4.5 feet from the building. The revised elevation plans shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
18. The applicant shall submit revised elevation plans with the building permit application that provides
transparent windows and/or door at least 50-percent of the east façade between four (4) and eight (8)
feet above ground. The revised elevation plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
19. The applicant shall submit revised elevation plans with the building permit application that provides
additional roof elements that is proportionate with the size and scale of the building and results in a
roof line that does not appear flat. The revised elevation plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
20. The applicant shall submit a revised elevation plan with the building permit application that includes at
least one additional exterior cladding material such as horizontal wood siding or other composite
material that compliments the building and is proportionate to the amount of brick and stucco that
would be used. The revised elevation plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
21. The applicant shall submit a materials board providing sample materials and colors for the building
exterior cladding. The materials board shall be submitted with the building permit application for
review and approval by the Current Planning Project Manager prior to permit issuance.
22. The applicant shall submit a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties. This plan may need to include plaza lighting features to ensure
public safety depended upon the final plaza design. The lighting plan shall be submitted with the
building permit application to be reviewed and approved by the Current Planning Project Manager prior
to building permit issuance.
23. The applicant shall submit a pedestrian plaza plan with the civil construction permit that provides
pedestrian amenities such as lighting, seating, trash receptacles, planter pots, and other street furniture
and reduces the size of the bioretention facility, outdoor dining area, and ground level landscaping. The
pedestrian plaza plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit issuance.
24. The applicant shall provide a decorative opaque fence or wall three (3) feet in height behind the
perimeter landscape screen along Rainier Ave S. The fence and design detail specifications shall be
provided on the detailed landscape plan to be submitted with the building permit application. The
revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to civil construction permit issuance.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 45 of 46
SR_Chickfila_Admin_Report_190208.docx
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 8th day of February, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Nelson Gould LLC
10620 NE 174th Pl
Bothell, WA 98011
Don Ikeler, Chick-fil-A, Inc
15635 Alton Pkwy, Suite 350
Irvine, CA 92619
Carlos Arias
4G Development & Consulting, Inc,
PO Box 270571
San Diego, CA 92198
TRANSMITTED this 8th day of February, 2019 to the Parties of Record:
Curt Kruse
3801 92nd Ave NE
Bellevue, WA 98004
TRANSMITTED this 8th day of February, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on February 22, 2019. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
2/8/2019 | 12:24 PM PST
City of Renton Department of Community & Economic Development
Chick-fil-A
Administrative Report & Decision
LUA18-000619, ECF,SA-A,MOD
Report of February 8, 2019 Page 46 of 46
SR_Chickfila_Admin_Report_190208.docx
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Chick-fil-A
Land Use File Number:
LUA18-000619, ECF,SA-A,MOD
Date of Report
February 8, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Carlos Arias
4G Development &
Consulting, Inc
PO Box 270571, San Diego,
CA 92198
Project Location
361 Rainier Ave S, Renton,
WA 98055
The following exhibits are included with the Administrative Report and Decision:
Exhibits 1-19: ERC Report, Threshold Determination, and Exhibits
Exhibit 20: Administrative Report and Decision
Exhibit 21: Floor Plan
Exhibit 22: Property Survey
Exhibit 23: Refuse Plan and Elevations
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
DINING
(PUBLIC AREA)
SERVING
(WORK AREA)DRIVETHRU(WORKAREA)KITCHEN
(WORK AREA)
ORDER AREA
(PUBLIC AREA)
PATIO
(PUBLIC AREA)
NORTH
Information contained on this drawing and in all
digital files produced for above named project
may not be reproduced in any manner without
express written or verbal consent from
authorized project representatives.
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-144361RainierAve.South,Renton,WA\Graphics\20CustomDesign\20.2SchematicDesign\00304249A1-1.dwgSheetNo:FLOORPLANSavedby:tony-Saturday,August11,20184:50PMPrintedby:TonyMorales-August14,20186:04AM963 S.F.
EXHIBIT 21 RECEIVED
09/13/2018 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 22RECEIVED09/13/2018 mherreraPLANNING DIVISIONDocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528
GROUT FILLED
METAL SUPPORT
POST FINISH: PT-1 BRICK OVER CMU WALL
FINISH: BR-3
HOLLOW METAL DOOR
AND FRAME
FINISH: PT-1
T.O. BM.
8' - 8"
T.O. SLAB
0' - 0"
BRICK OVER CMU WALL
FINISH: BR-3
T.O. BM.
8' - 8"
T.O. SLAB
0' - 0"
BRICK OVER CMU WALL
FINISH: BR-3
GROUT FILLED
METAL SUPPORT
POST FINISH: PT-1
METAL GATE FRAME
FINISH: PT-1
GATE PANEL PRE-
FINISHED
PLASTIC LUMBER
"WEATHERED WOOD"
BRICK OVER
CMU WALL
FINISH: BR-3
T.O. BM.
8' - 8"
T.O. SLAB
0' - 0"
BRICK OVER CMUWALL FINISH: BR-3
GROUT FILLED
METAL SUPPORT
POST FINISH: PT-1
T.O. BM.
8' - 8"
T.O. SLAB
0' - 0"2C2B
2A2D 9'-111/4"RE:CIVILRE: CIVIL
20' - 1 63/64"8' - 1 5/8"
28' - 3 39/64"SLOPE1/4:12MIN.SLOPE1/4:12MIN.SLOPE
1/4:12 MIN.
SLOPE
1/4:12 MIN.
GROUT FILLED METAL
SUPPORT POST
FINISH: PT-1SLOPE1/4:12MIN.RE:CIVIL15
1/4" = 1'-0"
TE EXTERIOR ELEVATION SOUTH2C
1/4" = 1'-0"
TE EXTERIOR ELEVATION (WEST)2D
1/4" = 1'-0"
TE EXTERIOR ELEVATION (EAST)2B
1/4" = 1'-0"
TE EXTERIOR ELEVATION (NORTH)2A 1/4" = 1'-0"
TE FLOOR PLAN1A
Information contained on this drawing and in all
digital files produced for above named project
may not be reproduced in any manner without
express written or verbal consent fromauthorized project representatives.
Chick-fil-A
5200 Buffington Road
Atlanta, Georgia
30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-144361RainierAve.South,Renton,WA\Graphics\20CustomDesign\20.2SchematicDesign\RefuseSheet\Sheet-A-110-REFUSEENCLOSURE.dwgSheetNo:LAYOUT1Savedby:tony-Tuesday,August21,201810:30AMPrintedby:TonyMorales-August21,201810:30AM1833 E. 17th. Street; Suite 301Santa Ana, CA. 92705Phone 714.832.1834
EXHIBIT 23 RECEIVED
09/13/2018 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 94B42273-9CC8-483B-ACE2-794ECC91A528