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HomeMy WebLinkAboutReport 1CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: May 2, 2012 To: City Clerk's Office From: Stacy M Tucker Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: McDonald's Drive-thru Site Modification LUA (file) Number: LUA-12-020, MOD Cross -References: AKA's: Project Manager: JaRnm4ar-kewi+ng e1o(- (k�kSS 4,- Acceptance Date: April 2, 2012 Applicant: Robert Picard Owner: McDonald's Corporation Contact: Nria Ben -Or PID Number: 3223059119 ERC Decision Date: ERC Appeal Date: Administrative Approval: April 2, 2412 Appeal Period Ends: April 16, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description. Enlarge existing drive-thru from a single lane to two. Reconfigure parking. Determination made that no permits are required for this work (other than electrical) only a site plan modification. Location: 17630 180th Ave SE Comments: 4/4/2012 -- On April 3, 2012 the applicant's consultant, Stantec, indicated via email that McDonald's would no longer be proceeding with this project. Denis Law Cly Mayor t �� F rAlk { fry_ April 2, 2012 Department of Community and Economic Development Alex Pietsch, Administrator Ivria Ben -Or 5tantec Architecture Inc. 1383 North McDowell Boulevard, Suite 250 Petaluma, CA 94954 SUBJECT: McDonald's Drive-Thru Site Plan Modification, (File LUAIZ-020) Dear Ms. Ben -Or: We received and reviewed your request dated March 13, 2012 to consider modification of the site plan for the existing McDonald's Quick Service Restaurant located at 27630 108th Ave SE in Renton. The City has no previous land use permits for the McDonald's site, as it was permitted and constructed under King County jurisdiction, prior to annexation in March, 2008. The Site Plan Modification process is considered to be the appropriate process to consider the proposed revisions. Our response is outlined as follows. SUMMARIZATION OF THE REQUESTED MODIFICATIONS: 1. Revise the drive-through on the East 2ortion of the site: The existing drive-through would be revised to provide for a second lane (side-by-side drive-through) and menu board/order kiosk on the east portion of the existing site. A landscaped island would separate the two drive-through lanes, and a minimum of 10 feet of landscaping would be provided from the edge of the curb and the east property line. 2. Remove two 2parking stalls to accommodate the second drive-through lane: Two existing parking stalls located behind and east of the existing building and between the building and the drive-through lane would be removed in order to accommodate the new dual drive-through lanes. Renton Municipal Code, Section 4-9-2401, allows minor adjustments to an approved site plan, provided: 1. The adjustment does not involve more than a ten percent (10%) increase in area or scale of the development in the approved site plan; or 2. The adjustment does not have a significantly greater impact on the environment and facilities than the approved plan; or 3. The adjustment does not change the .boundaries of the originally approved plan. Renton City Hal[ 0 1055 South Grady Way 9 Renton, Washington 98057 a rentonwa.gov Ivria Ben -OR Page 2 of 3 April 2, 2012 ANALYSIS OF SITE PLAN MODIFICATION: 1. Revise the drive-through on the East portion of the site: The entrance to the drive-through would remain unchanged.. At the entrance to the drive- through; patrons would be able to select between two different lanes to .access the menu board and place their orders. A half-moon shaped landscape island would separate the two lanes. Vehicles in the outside drive-through lane would be located closer to 109th Ave SE and the residential properties to the east. However, curbing would keep the vehicles a minimum of 10 feet away from the property line. Existing landscaping includes ornamental trees and lawn on the eastern boundary. In order to maintain an appropriate buffer, the existing landscaping including the ornamental flowering cherry trees and understory plants should remain. Some loss of lawn is expected to accommodate the new drive-through lane. The retention of the landscaping to the greatest degree possible would provide for an appropriate separation between the commercial use and the residential uses located across 109th Ave SE. Staff recommends that the applicant provide a detailed Landscape Plan for the new landscape area between the drive-through lanes. The landscape plan should be submitted to the Current Planning Project. Manager at'least one week prior to the commencement of construction. The plan must show the existing landscaping between the drive-through and the east property line and indicate any revisions. Staff supports this requested modification subject to the review and approval of a.detoiled Landscape Plan for the new landscaped area, and subject,to the retention of the ornamental trees and understory plants located on the east portion of the site.. The Landscape Plan must be submitted to the Current Planning Project Manager, at least one week prior to the commencement of construction. 2. Remove two (2) parking stalls to accommodate the second drive-through lane: The removal of two parking stalls would result in a total of 34 parking stalls which would be in conformance with City Parking Regulations. DECISION: The site plan modification has been evaluated in relation to the existing ite plan. Based on this an.aiysis, we havedetermined that Items 1 and 2 are approved subject to the following condition: Condition of Approval: 1. The applicant shall submit a detailed Landscape Plan to the Current Planning Project Manager for review.and approval. The plan shall Ivria Ben -OR Page 3of3 April 2, 2022 indicate the type, variety and size of the new plants within the planter island that.separates the two drive-through lanes. In addition, the plan shall show the existing ornamental trees and landscaping along the eastern property line. A minimum of 10 -feet of landscaping is required, and the retention of the existing flowering cherry trees and -ornamental landscaping is required. The Landscape Plan shall be submitted at least one week prior to.the beginning of construction. This administrative land use decision will become ficial if not appealed in Writing to the Hearing Examiner on or before 5:00 p.m. on April 15, 2012. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerks' Office, (425) 430-0510. Appeals must be filed in writing, together with the appeal fee. to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Should you have any questions regarding this correspondence, please contact Gerald Wasser, Project Manager, at (425) 430-7382 or Jennifer Henning, Planning Manager, at (425) 430-7286. Sincerely, C.E. "Chip„ Vincent Interim CED Administrator/Planning Director Enclosure: Exhibit i --Existing Site Pian/Proposed Site Plan (Sheet SPO, Received 3/19/2012) CC" Jennifer Henning, Current Planning Manager Gerald Wesser, Associate Planner amxlwlr... , rrsel FOF6'S9L'19C'°! ;;a1;711;11 /// � �_ ' 0991+541'L9L "1 iaa114�N �YAelS j -� A w'+w. z..0 �. "moi - YM 'kQltftt �`�r ,p� T`■ �[ .....� rte: ».:.. -n �-��-�-o•n+,z�^� .vrtr. 35 3AY FLLBO�Iocgn.w.1 �uu4s ��� `tlS(1 s,p{euopoW u1 Jaid FIs ar+uslx�CO t 1 �� sed ;'' :c ��� ,,- • a � �'+...' �. � �� 'lie Fn 5k EYr z: N}� es a jel ssEE z z j —ai L�a4 It cc 1 1 � Y VO VL1V U V V ;cava -< ollp. S b A R w Sianiec Architecture Inc. 1333 Nor:) McDowell Boulevard Suite 250 A. Petaluma CA 94954 Te : (737) 765-1560 Fax: 1707) 765-9908 Stantec March 13, 2012 File: 2007042024 Plan Check Comments City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: McDonald's #046-0138 Drive Thru Side -By -Side Program 17630 1081h Ave. Renton, WA 98055 This letter is in response to the Pre -Application Plan Check Comments issued on March 5, 2012 in regards to the proposed McDonald's Side -by -Side Program to be implemented at 17630 108`h Ave on behalf of McDonald's Corporation. Itemized comments are responded as such; 1. The orientation of the plans submitted with the application materials is incorrect • The orientation has been corrected. See Sheet SPO 2. According to the applicant, the "New Playland" area indicated on the submitted site pian is not part of the current proposal. The current outdoor eating area would be retained. • The call out notes provided have been removed for clarification as the existing building is to remain 'as is'. See Sheet SPO 3. While the site plan indicates changes to the parking lot design, the applicant has indicated that such charges would not occur and that except for the elimination of the two parking stalls it the eastern portion of the site, the current layout would not change • The existing handicap stalls are to remain 'as is' and have been updated on the SPO sheet accordingly. The parking quantities have also been updated to demonstrate the correct existing stalls; 36 existing, 34 proposed 4. The applicant has indicated that the value of the proposed project would be less than $50,000.00 • Correct, the construction Valuation is estimated at $48,500.00 Respectfully, Robert Picard Assistant Project Manager Tel: (707) 774-8327 Fax: (707) 765-9908 B�CEI Veo hl! AR 1 9 2012 BUILDING DIVISION TransmittalCITY OF RENTON RECEIVED Stantec Architecture Inc. F`R Z 9 2012 1383 North McDowell Boulevard Suite 250 Petaluma CA Tel: (707) 7659 660 4954 �UrLD1NG D'VlSION Fax: (707) 765-9908 Stantec To; Jennifer Henning From: Ivria Ben -Or Planning Manager Company- City of Renton Planning ❑ For Your Information Division ❑ For Your Approval Address: 1055 S. Grady Way E1 For Your Review Renton, WA 98057 ❑ As Requested Phone: 425.430.7286 Date-, March 13, 2012 Site: 17630108 Ih Ave SE Reference: McDonald's Drive-Thru Program - Renton Attachment: Copies Doc Date Pages Description 1 3/12/2012 1 SPO - Updated Site Plan 1 3/13/2012 1 Plan Review Fee 1 3/13/2012 1 Plan Check Comments Response Letter Attached, please find the complete submittal package in response to the Site Plan Modifications for the proposed McDonald's Drive-Thru expansion program. Since we are not local, please provide plan check comments in writing to ivria.benor(a.stantec.com. Please contact me directly for any comments or questions. Thank you in advance, STANTEC ARCHITECTURE INC. Ivria Ben -Or Tel: (707) 774-8342 Fax: (707) 765-9908 ivria.benor@stantec.com Onw ie i L-4 rite S-A)tion; - Printed: 03-23-2012 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA12-020 Payment Made: 03123/2012 11:13 AM Receipt Dumber: R1201270 Total Payment: 103.00 Payee: STANTEC CONSULTING INC Current Payment Made to the Following Items: Trans Account Code Description Amount 3080 503.000000.004.322 Technology Fee 3.00 5022 000.000000.007.345 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Check #3916 Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax 103.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 DEPARTMENT OF . , COMMUNITY AND ECONOMIC City of (e���� DEVELOPMENT M E M Q 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.eov 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 h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc McDonald's, PRE12-015 Page 2 of 3 Revised March 9, 2012 an accessary use. The property is also located within Urban Design District 'D' and any building additions or facade 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. Parkin: — The following ratio would be applicable to the site: Use Square Footage J Use Ratio Required Spaces Sit 2,500 sf of dining area Min and Max: 1 space / 75 34 down/drive- SF of dining area through restaurant 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 fa;ade changes (RMC 4-3-100). A copy of these regulations is enclosed. h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc McDonald's, PRE12-015 Page 3 of 3 Revised March 9, 2012 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\12-015 (ca mcdonald's on 108th ).doc PREAPPLICATION MEETING FOR MCDONALD'S DRIVE THRU EXPANSION 17630 108TH AVE SE CITY OF RENTON Department of Community and Economic Development Planning Division PRE12-015 March 02, 2012 Contact Information: Planner: Gerald Wasser Phone: 425.430.7382 Public Works Reviewer: Jan Illian Phone; 425.430.7216 Fire Prevention Reviewer: Corey Thomas Phone: 425.430.7024 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to have it pre- screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). Gerald Wasser From: Corey W Thomas Sent: Monday, February 20, 2012 2:25 PM To: Stacy Tucker Cc: Gerald Wasser; ,fan Illian Subject: Preapp #12-015, McDonald's Drive Through The Renton Fire Department has no comments or concerns regarding the referenced Preapp. olv of DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 1, 2012 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. H:\CED\PIanning\Current Planning\PREAPP5\12-015.Jerry\PIan Review Comments PRE 12-015.doc DEPARTMENT OF Ciqof COMMUNITY AND ECONOMIC DEVELOPMENT M E M Q R A N D U M DATE: March 5, 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 Hap or online at www.rentonwa`gov Project Proposal: The subject property is located at 17630 1081h Avenue SE. The project site totals 37,566 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 1081h 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 $50,000.04.] 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 h:\ced\planning\current plan ning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th ).doc McDonald's, PRE12-015 Page 2 of 3 March 5, 2012 an accessory use. The property is also located within Urban Design District `D' and any building additions or facade 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 1090 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 1091h Avenue SE frontage occur as a result of the proposed project, the applicant must submit a revised landscape plan in conjunction with the required building permit application. Parking — The following ratio would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Sit 2,500 sf of dining area Min and Max: 1 space / 75 34 down/drive- SF of dining area through restaurant 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. 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 facade changes (RMC 4-3-100). A copy of these regulations is enclosed. h:\ced\planning\current planning\preapps\12-015.jerry\12-015 (ca mcdonald's on 108th )_doc McDonald's, PRE12-015 Page 3 of 3 March 5, 2012 Environmental Review The proposed project is exempt from the Washington State Environmental Policy Act (SEPA). 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' ! 5 T2 � R5E q 122N PE _> 3 T22N RSE 2 T22N R5E 11 T2` RESIDENTIAL MIXED USE CENTERS INDUSTRIAL —pc (RC) Resource Conservation c (CV) Center Village y (IL) industrial - Light z-, (R-1) Residential 1 du/ac (UC -N 1) Urban Center- North 1 iw " (IM) industrial - Medium rz=a (R-4) Residential du/ac FTTL] (UC -N2) Urban Center- North 2 n (IH) industrial- Heavy R -a (R-8) Residential S du/ac [j�j [CD] Center Downtown m (RMH) Residential Manufactured Homes oo (R-10) Residential 10 du/ac COMMERCIAL (R-14) Residential 14 du/ac -- Rentun Cily Limns RFI (RM -F) Residential Multi -Family zw] (COR) Commercial/Office/Residential -- --- Adjacent City limits Rm T (RM -T) Residential Multi -Family Traditional cF] (CA) Commercial Arterial aw-u-_u_ (RM -U) Residential Multi -Family Urban Center --n] [CO) Commercial Office KROLL PAGE LE(CN) Commercial Neighborhood PAG E## INDEX Thi,on the :ea4, Infaem ... oiloble" os sol IM1e Ytlote sham. phis map is for tllsplay por:csea only Jtaltec February 14, 2012 Planning Division City of Renton 1055 S. Grady Way Renton, WA 98057 Stantec Architecture Inc. 1383 North McDowell Boulevard Suite 250 Petaluma CA 94954 Tel: (707) 765-1660 Fax: (707) 765-9908 RE: McDonald's #046-0138 Drive Thru Side -By -Side Program 17630 108" Ave SE Renton, WA 98055 Stantec #2007042024 PROJECT NARRATIVE; The current project site consists of McDonald's restaurant and single lane drive-thru. The project scope includes enhancing the existing single lane drive-thru by providing a second lane to promote efficient traffic flow and customer satisfaction. The existing site contains (39) parking stalls. The proposed improvements will eliminate (2) parking stalls for a proposed total of (37) parking stalls, with a passing lane for one-way traffic_ Per the current Off-street Parking Guidelines, (10) stalls per 1,000 sf dining area is required. The restaurant dining is approximately 2,500 sf. Based upon the City's requirements, (30) parking stalls are required. The addition of side-by-side enables the restaurant to increase car stacking in a condensed area at the back of the building versus having the cars stacked alongside of the building. This ultimately allows their sites to get more cars onto their property in the drive-thru lane. Multiple order points allow the customers to get their orders in earlier which create service time efficiency as the kitchen has more time to cook the food. By the time the customer reaches the present window the crew person has the order ready to present. Service efficiency helps reduce traffic congestion due to many cars stacking in the drive-thru and not on a road. Innovation and operational process changes, their new kitchen equipment packages and technology enable their restaurants to keep up with their guest count demands. Improved service times are a direct result of crew efficiency leading to a faster customer experience. Respectfully, STRProjec EManager E INC. Rob Assi Tel: (747) 774-8327 Fax: (707) 765-9908 Rcbert.Picard@s(antec.com H4 - 29 T23N R5E E 1/2 ZONING MAP BOOK J4 - 05 T22N R5E E 1/2 PW TECHNICAL SERVICES PRINTE>1 ON 11/13/09 ®a R wa•a�nceetl to survrrxwiary,aMic basetl on 1 in6rmalim aailaLle a: olrlr• MIS Ib., rM mao.lma�aatl ar crq algay purcan a+ir 0 260 400 City n! s_. Feel 1:4.606 Ull I4 32 T23N R5E E 1/2 5332 ZONING MAP BOOK 74W_ 92 93; 455 1 ' 456 459 461 132 B3, [131B B 7 26724N R4E 25 T24N R4E 30 T24'NARl5E �9 T24N R5 Y 4�J5YY 1 2B T24N FISE,gN RSE: 26 T24N' E 9411V 458i 46{ = 464 C 3_ C2 1 11 — 7 33 T24N R4E 36 T24N R4E 31 T24N 135E 4 'R5E i 35 T24N R5E 307w Mpg 309 a3 �_ 8 4D 01 3 ��i��- �� `Ir7 -1 D7 ,I 3jV E '1 23 ii41 �, W_` 4 T2DN R5ES-T23N R5E2 T23 N R5E 131 319 36 _V06 A E�5�__ r aur _..i 1-T 1�A4E _ 12 T23AJ R4E._ y l: I T231V R5E T 3 R5E 912' RSEr ) 10 T23N Wim;^I I -#-1, N R5E ,Y t 32� ? 3,' A IiM la 8� ',... - �� ,. F 4 F 5 f [ I 1 4 T23N R4E- �_i _43 T'23N F�4E ; L ; l 1 - r 18T23N R5E i�-, 17 T2 A5E 16 T23N ia5E ` 1 :T29N FtSE� = 14 T;23N 1 �- ,335 33fi - 33i� 1� � 371 815 r✓,'� G 2 4 3 T23N R4�— 24 T23N R4E) 3 `_ 19 T23N R55! - i ,: 20.T23N�ISi 21 T23N R5E 22 T23 R5E =- 23 T23N - - - 2 44 34 l 600 - 60.1 = 602 i; 820 821 -H3�= I4 H 17 1 T23N R4E,I� 2 , H,�," 4E = 30 T23N R5E 29 T23N ASE 28=T23N R5E , -` :� T23N R5E 26 T23N Fl5E 25 �q 351 603 644 605} 825'' 826 8 -12 _ 3 -- -:1 G 714 3S T23N R4E 31 T23 R5E 32723N R5E 33 T23N R - 34 T23N R5E 35 T23N R5E 36 — 608 610 _.632 833 jz _ J7 ` o z rYo f22N R4E 1 T22W-R4E 6 T22N R5E + �� 5122� RISE 4 T;N,R5E 3 T22N R5E 2 T22N R5E 1 T2 RESIDENTIAL MIXED USE CENTERS INDUSTRIAL RC (RC) Resource Conservation cv - (CV) Center Village 77 (I L) Industrial -Light C (R-1) Residential 1 du/ac jj�-%i (UC -N1) Urban Center - North 1 tH (I M) Industrial - Medium (R-4) Residential 4 du/ac nuc=He (UC -NZ) Urban Center- North 2 it (I H) Industrial - Heavy R -s (R-8) Residential 8 du/ac v (CD) Center downtown eHH (RMH) Residential Manufactured Homes (R-10) Residential 10 du/ac COMMERCIAL -ia (R-14) Residential 14 du/ac ----- Renton city Limits RM -r (RM -F) Residential Multi -Family. (COR) Commercial/Office/Residential -- -- Adjacent City limits R-' (RM -T) Residential Multi -Family Traditional C. (CA) Commercial Arterial RH-u (RM -U) Residential Multi -Family Urban Center cc (Co) Commercial Office KROLL PAGE v ''I (CN) Commercial Neighborhood PAGE# INDEX mi. ��mi is I'll,.. P h-s7Irn< ` ..iI cle saIaae k,_ ur4ate ea sho -m ivnc�. s a aisFlay pwp;,es Dray. SfCf/TOWN/fl.WGE 00 //� y�L L0 0 N 0 N �i C3 N o +� 0 rw 0- c5 o �ry v U � I J v n o v N V) o X 0-2 V� I � O ax E a x L V oW / I N -4- c) 4-o r; N O N O N 0 N Z U � r� o a % a� �a 1 i i I m ISIA1NI(IJI f,... ;.vw.e..:. .ua �,ww.i..; :��„i�.,.�a.�•: � ��. �! �� �.; .i;',�—•>i:,,a .���l..,r►:'•�.h. �:,, ;.�,.�...a'x�.:.�:a:, � '.�.:.�� :�,..:� �:.., �;.,.�,,,�.>.*�•'� �ro��.r” i. ���rarrrrrrr�rrrwr rrrrrrrrrrr rrrrrrrrrrrrrrrrr�wwwra� —� 8 v 20 VO � I SP1 7 . 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RESTAURANTCU 00 .,k S .: �... • . a �. 1 North er,Suite 870 Chicago, IL 60606 %y U `V 4-p V) U ua o a� :Dv v �+' O °s E ;�; " S r `. ` . c'. a,., �d , 3 °; E :i .,:-� " ,p r �� •- j ,%� U 5 I va E' is • ` y.. K w : h A. f 1_ ( �. �— L a ` s • f 7 6 F ` ..�. x ¢� N , �`' C b # 4 . J a,�'� � � ,KS.Sx55>R•'. � � � E `W ;A � .. �.BF ', � _�j x� • �� Fr I p I ! O �. 3- /J�'- - o ca _ v a - VH1 0 V s O Tr N /= C ° C4 a� v°v v /r t O F-0 ` w N V C CL +� lu 61 , �, - V11• d ce 42 U C L0 O fn 0-0 cnE .,�✓Y , �` '� �,.�.�„�.�i�,»V '�� �.:gmay' � ¢/� �,.,�..�: ,�.�a,¢,�.:M,;w. t ,, N �-� � � � � 3 p � � V � E , s �. N '_ w r .V� § fi� 1-, "J A ' 11 N CL ° ++ ami �> v °"�� 'a^ ,4 ° ` - �'S:'°"' m .,•„ : " .' S _5 «w.awv•-war ..,rte, Ld -� O L Q) "°�� �, gym. �w F a !. t F » w €; �# p ,_,,. ...tea `""'�+%y,:._.«w.,."M-.. .;''.rR�v<^r,..•.�w". ', -a i� �ais+`,.»`�w..«.vu +.aue«wwR�i= - .. � . �� � � A, � �• . �; RRA , I g'1 .». ^"er " ) wa^"::"^raw.,:Ke+oPn+.•t,�...Kw:w"vwi...am.I E 'z� J lit 4 rl2PROPOSED SITE PLAN NORTH '�'• :,, . ,�,a:., ... w-.'.",..,-.s,.,N ,.,.;..•.� Ea�.:i �r k ex �, " 'E „ate `,' 3 ,e,_,....:,,....,:,a,,,.,.:..�._.._,.,+,..,�.,:,,,..ww.:w.,,.:. �< ''.^ w„� ' i...:• - x+ra.. ... . T�." .: . .v^"'�Y f .":w..,,,�: ..N �. . r,..., w..:.w*-w+.+,�.-�:. o.v...M."":r^� ^'^w"., C A a,.++++. ,.n:� .i,F•5 .i,=� SITE DATA P LEGEN'D SITE CENTER LINE P.O.C. = POINT OF CURVATURE SITE AREA: 37,447 S.F. COL. = COLUMN R = RADIUS (E) = EXISTING: R.O.W. = RIGHT OF WAY DISTURBED AREA: 4,255 S.F. ECS, = EQUAL SHT. =SHEET z F.O.C. = FACE OF:•' CURB o SIM. =SIMILAR � F.O.S. =FACE OF, STUD ,_,_, z F- N F F.Q.F. = FACE OF, FOUNDATION TYP. = TYPICAL CK z \ a U (N) NEW FSE = FINISH SLAB ELEVATION o I a I w` m I :D I (E) BLDG. AREA: 4,757 S. F. z a c- o to OCCUPANCY: A2 (E) - CONCRETE CURB _ CONSTRUCTION TYPE: VB v NUMBER OF STORIES: PROPERTY LINE _� . . . . . . ACCESSIBLE PATH OF TRAVEL CITY OF Rt=l`JTpN KEYNOTES. • • • • • . • . (N) CONCRETE CURB E C E I V E D PARKING INFORMATION (EXISTING) 1 MAR 19 2012 (E) PARKING STALLS, SEE DEMOLITION PLAN. TOTAL ACCESSIBLE 3 SPACES 9' X 18` Q a . . . . . . . • (N) CONCRETE PAVING SPACES o M STANDARD 33 SPACES 9 X 18 • UILDING DIVISION U o �.J (E) ACCESSIBLE PARKING STALLS w y . w y w- v' w I (N) LANDSCAPE 36 0 (E) SIDEWALK Z i ® (E) McDONALD S PYLON SIGN (N) PAVEMENT ARROWS PER DETAIL 8/SD1 W cn (PAINTED WHITE) i (E) DRIVE THRU EQUIPMENT, SEE DEMOLITION PLAN PARKING INFORMATION (PROPOSED) DRIVE THRU (N) DRIVE THRU STRIPING PER DETAIL 7/SD1 0 10 20 40 60 80 fi (E) LANDSCAPE, SEE DEMOLITION PLAN TOTAL ACCESSIBLE 3 SPACES g' X 18' Q ©' (PAINTED YELLOW) ~ SPACES STANDARD 31 SPACES g' X 18' PLAN SCALE: "=20'-0" 1 7 (E) YARD LIGHT 01 00 � w L}- STREET ADDRESS w o (E) ELECTRICAL TRANSFORMER TO REMAIN o Z NORTH 17630 108th AVE. SE h ~ a 00 < N ,�_ ,_ a 0 �-- Z o SCALE. 1 -20 0 SITE ACCESSIBILITY ENTRANCE SIGNS Z X W(D W 0 o CITY STATE W 0 N AT EVERY PRIMARY PUBLIC ENTRANCE AND AT EVERY MAJOR JUNCTION ALONG OR RENTON WA o LEADING TO AN ACCESSIBLE ROUTE OF TRAVEL, THERE SHALL BE A SIGN DISPLAYING THE INTERNATIONAL SYMBOL OF ACCESSIBILITY. SIGNS SHALL INDICATE THE DIRECTION STATE CODE 20 EXISTING SITE PLAN TO ACCESSIBLE BUILDINGS ENTRANCES AND FACILITIES. z SPO 1 - 20 -0 046-0138 W PLOT SCALE: 1 =1 MCDA—BOR