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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000015h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 5, 2012 (Revised March 9, 2012) TO:Pre-Application File No. 12-015 FROM:Gerald Wasser, Associate Planner SUBJECT:McDonald’s Drive-Through Expansion General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 17630 108th Avenue SE. The project site totals 37,866 square feet (0.87 acre) in area and is located within the Commercial Arterial (CA) zone. The applicant is proposing to retain the existing restaurant and rearrange the drive- through area to accommodate two merging drive-through lanes which would eliminate two of the existing 39 parking stalls. Access to the site would continue to be via an existing driveway from 108th Avenue SE. [Note: 1.) The orientation of the plans submitted with the pre- application materials is incorrect; 2.) According to the applicant, the “New Playland” area indicated on the submitted site plan is not part of the current proposal. The current outdoor eating area would be retained; 3.) While the site plan indicates changes to the parking lot design, the applicant has indicated that such changes would not occur and that except for the elimination of two parking stalls in the eastern portion of the site, the current parking layout would not change; and 4). The applicant has indicated that the value of the proposed project would be less than $50,000.00.] Current Use: The property currently contains an existing 4,757 square foot restaurant with an associated one-lane drive-through and 39 parking stalls. Zoning: The property is located within the Commercial Arterial (CA) zoning designation. Restaurant uses are outright permitted within the CA zone and drive-throughs are permitted as McDonald’s, PRE12-015 Page 2 of 3 Revised March 9, 2012 h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc an accessory use. The property is also located within Urban Design District ‘D’ and any building additions or façade modifications would be subject to additional design standards. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (a copy of these standards is enclosed). Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. There is an existing 30-foot landscaped area along the 109th Avenue SE frontage of the subject property. The site plan submitted with the pre- application materials indicates that 10 feet of this landscaped area would be retained. Staff suggests that the existing fence, trees and hedge be retained. However, should any changes in these features along the 109th Avenue SE frontage occur as a result of the proposed project, the applicant must submit a revised landscape plan in conjunction with the required site plan modification request. Parking – The following ratio would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Sit down/drive- through restaurant 2,500 sf of dining area Min and Max: 1 space / 75 SF of dining area 34 In order to accommodate the proposed new drive-through lane, the applicant is proposing to eliminate two of the existing 39 parking stalls for a remaining total of 37 which is in conformance with Code requirements. The drive-through facilities 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 Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. It appears the applicant’s site plan provides adequate area for stacking spaces. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Two ADA accessible parking spaces are required for parking lots with total parking for 26 to 50 cars. The applicant would be required to provide at least two accessible parking spaces. Revisions to the Parking Lot such as restriping for the handicapped parking stalls requires a Building Permit. Access – Vehicular access would continue to be via the existing driveway from 108th Avenue SE. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’ would be required for any building additions or façade changes (RMC 4-3-100). A copy of these regulations is enclosed. McDonald’s, PRE12-015 Page 3 of 3 Revised March 9, 2012 h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc Environmental Review The proposed project is exempt from the Washington State Environmental Policy Act (SEPA). Permit Requirements If the parking lot is revised, then a Building Permit is required. Revisions to the site, including the new drive-thru configuration and changes to parking or landscaping require that a request be submitted for a Site Plan Modification. Please submit a letter detailing the proposed revisions, along with a revised site plan drawing and the applicable fee ($103). Separate Sign permits would also be required. H:\CED\Planning\Current Planning\PREAPPS\12-015.Jerry\Plan Review Comments PRE 12-015.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 1, 2012 \g June 14, 2010 TO:Gerald Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:McDonald’s Drive Through Expansion 17630 – 108th Ave SE PRE 12-015 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. No comments at this time.