HomeMy WebLinkAboutEX03_J_Parking_Modification_230913_v1
MODIFICATION SUBMITTAL
Chick-fil-A Renton
375 Rainier Ave S
Parcel Number 00720-0149-0215
Renton, WA 98055
City/County File No. TED-40-5250
Prepared for:
City of Renton
Planning Division
1055 S Grady Way
Renton, WA 98057
September 8, 2023
Our Job No. 18963
EXHIBIT 3
RECEIVED
PLANNING DIVISION
09/29/2023
AVanGordon
DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF
Modification Barghausen Consulting Engineers, Inc. City of Renton, WA 98057 Our Job No. 18963 DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF
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TABLE OF CONTENTS
1.0 PROJECT NARRATIVE .................................................................................................................... 2
2.0 JUSTIFICATION FOR MODIFACTION REQUESTS........................................................................ 3
2.1 A. Comprehensive Plan Land Use Element and Community Design Element ............................. 3
2.2 Safety, Function, Appearance, Environmental Protection and Maintainability ............................. 3
2.3 Injury to Other Properties in the Vicinity ........................................................................................ 3
2.4 Conformity to the Intent and Purpose of the Code........................................................................ 3
2.5 Justification and Requirements for the Use and Situation Intended ............................................. 3
2.6 2.6 Adverse Impacts to Other Properties in the Vicinity ............................................................... 4
DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF
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1.0 PROJECT NARRATIVE
The proposed Chic-fil-A site consists of two properties; the northern of the two is the project being
outlined within this modification submittal. The southern property (south parcel) is Parcel No.
000720-0209. This is a recently developed 0.93-acre lot located in the northwest quarter of the
southeast quarter of Section 18, Township 23 North, Range 5 East, Willamette Meridian, City of
Renton, King County, Washington. Specifically, the site is located at 375 Rainier Avenue South
and consists of a Chick-fil-A that has been designed by Barghausen previously and is fully
constructed.
The second parcel (north parcel) is an existing, fully developed Firestone Tire Center that is
located directly to the north of the Chick-fil-A. This property is more specifically located at 351
Rainier Avenue South and is parcel number 000720-0126. The lot is listed as 0.36-acres in size.
This project will contain work within both parcels and the total area disturbed within the two
parcels is 0.80-acres. This parcel is currently zoned commercially.
A geotechnical report performed by Terracon Consultants has revealed that the site has areas of
existing fill extending up to 3 feet below ground surface, underlain by alluvial deposits composed
primarily of silt and gravel that are loose and soft to medium stiff in the top 7.5’. Groundwater was
not encountered.
The south parcel was recently constructed and consists of a Chick-fil-A restaurant with
associated utilities and maneuvering and parking. The stormwater system collects and conveys
into the storm sewer located in the right-of-way in Rainier Avenue. The north parcel, once
developed, will utilize this system by tying into existing catch basins via proposed catch basins
and piping.
The proposed site will combine the two parcels. The building will remain as recently constructed
and as much of the south parcel will remain. Some parking, the trash enclosure and the drive-thru
will be reconfigured to allow the sites to function together. The north parcel proposes to demolish
the existing building and it will be replaced with parking and maneuvering as well as new
landscaping for the Chick-fil-A building.
The proposed site will provide an anticipated additional 33 parking stalls to the existing Chic-fil-A
site and will incorporate the relocation of a trash enclosure, and electrical transformer, along with
the extension of an existing 3-foot high screening wall. The proposed project will also reroute the
entrance of the existing drive-through farther north which effectively adds queueing to the drive-
through by lengthening it. Along with these improvements, frontage improvements involving an 8-
foot wide sidewalk along Rainer Avenue South that will tie into the existing 8-foot sidewalk
located on the same frontage of the southern parcel.
Estimated construction costs and fair market value for this project were calculated using the City
of Renton Bond worksheet and came to a total of $153,796.72
The site will involve a fair amount of ground disturbing activities which will result in 1,900-cubic
yards of cut material and 900-cubic yards of fill material being required. This results in a net cut
quantity of 1,000-cubic yards. There are no trees being removed from the existing site.
A 2-foot setback from the back of the proposed 8-foot sidewalk has been dedicated as Right-of-
Way to the City of Renton.
DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF
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2.0 JUSTIFICATION FOR MODIFACTION REQUESTS
2.1 A. Comprehensive Plan Land Use Element and Community Design Element
The currently proposed site plan proposes the redevelopment of an existing commercial site
which lines up with the City of Renton Community Planning Element Policy CP-3. The existing
Chick-fil-A site is proposed to be redeveloped into an area with more parking and accessibility to
pedestrians while continuing the use of the existing restaurant. Currently, there are 28 proposed
compact parking spaces out of the total 54 parking spaces (~52%) proposed on the current site
plan. Our engineering design team at Barghausen Consulting Engineers believes that a site plan
that includes a higher percentage of compact parking stalls would maximize land use efficiency
and support compact urban development in accordance with the City of Renton Land Use
Element Policy L-2. Without the ability to provide this percentage of parking as compact stalls, it
would be nearly impossible to meet the minimum (54 stalls) parking requirement for the site along
with the landscaping and drive aisle width requirements while maintaining a safe and accessible
site for the public; which would ultimately deny the redevelopment of an existing commercial site
while reusing an existing restaurant, and disallow the existing site to increase land-use efficiency
and support compact urban development.
2.2 Safety, Function, Appearance, Environmental Protection and Maintainability
Due to the nature of the site, through many iterations of design, we are unable to meet landscape
and drive aisle width requirements while also meeting the maximum requirement for compact
parking stalls on the site. In locations where all three of these requirements are possible, all three
were put into effect. However, when this possibility was not apparent, our design team found that
the implementation of a compact stall rather than a traditional stall would provide parking,
adequate landscaping, and minimum drive aisle widths which provides safety and travelability to
and around the site. If a modification were to be accepted that allowed for a 52% compact parking
to traditional parking ratio; based on sound engineering judgement, there would be no decrease
to safety, function, appearance, environmental protection and maintainability which is intended by
the code requirements. The modification would allow for 3 other City of Renton Codes to be
complied with and would not pose any threat to the code requirements listed above.
2.3 Injury to Other Properties in the Vicinity
To the best of our knowledge, the modification will not be injurious to other properties in the
vicinity and conforms to the intent and purpose of the Code. As stated above, this modification
will allow for the overall parking count minimum to be met on the proposed site while allowing for
larger landscape areas, greater connectivity throughout the site, and larger drive aisles. We
believe through sound engineering judgement that this will only help other properties in the
vicinity by allowing good commercial development to occur in an otherwise abandoned lot.
2.4 Conformity to the Intent and Purpose of the Code
This parking modification would allow for the overall parking requirement (54 stalls) to be met
through an increase in the allowed compact parking stall to total stall ratio. This change would
also allow for landscaping area to remain in-compliance, along with allowing for the currently
proposed ADA path to not be hindered and the landscape setback to not be encroached.
2.5 Justification and Requirements for the Use and Situation Intended
As stated previously, through sound engineering judgement, it would be nearly impossible to
meet the overall parking requirements, not encroach within landscape setbacks, provide sufficient
DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF
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landscaping, and not relocate the existing restaurant. Allowing for a higher percentage of
compact stalls, would allow for landscaping and total parking code requirements to be met.
2.6 Adverse Impacts to Other Properties in the Vicinity
The modification for parking would not adversely impact other properties in the area. The addition
of parking to the existing Chick-fil-A site would potentially reduce the chance of overflow parking
in neighboring lots and contain Chick-fil-A business within their property. The acceptance of this
modification will also allow for the development of an existing empty lot which will potentially
increase the value of neighboring properties.
DocuSign Envelope ID: 9947F72D-070B-4AB5-B682-ABF71D336DBF