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Home My WebLink AboutAdministrative Modification Form and Decision_Taco Time Highland SA MOD_14-000083DEPARTMENTOFCOMMUNITYCityofANDECONOMICDEVELOPMENTlifIADMINISTRATIVEMODIFICATIONAPPROVALEDENIALEVALUATIONFORM&DECISIONPROJECTNAME:TacoTimeRentonHighlandDevelopment—SAModificationPROJECTNUMBER:LUA14-000083,MODPROJECTMANAGER:RocaleTimmons,SeniorPlannerAPPLICANT:BCRAMatBergman414StewartSt,Suite200Seattle,WA98101ZONINGCLASSIFICATION:CommercialArterial(CA)PROJECTLOCATION:4114NE4thStSUMMARYOFREQUEST:PursuanttoRMC4-9-200HtheapplicantisrequestingaMinorModificationtoanApprovedSitePlanfortheTacoTimeRentonHighlandDevelopment,LUA4-000083,SA-A,ECF,MOD.Theapplicantisrequestingthefollowingchangestotheapprovedplan:1.RevisetheapprovedretailbuildingonthewesternportionofthesitetoaccommodateadrivethruStarbucks.Therevisionrequiresareductioninthesizeoftheretailstructurefrom3,347squarefeetto2,163squarefeet.Thereducedfootprintwouldbeusedtolocateanewdrivethrulane,pedestrianplaza,andadditionallandscaping.BACKGROUND:TheapplicantreceivedAdministrativeSitePlanandEnvironmentalReviewandapprovalfortheconstructionofanewretailstructureandTacoTimewithdrivethru,alongwithassociatedparking,landscapingandinfrastructure.TheTacoTimewouldhaveagrosssquarefootageofapproximately3,073squarefeet.Theretailstructurewasapprovedwithagrosssquarefootageofapproximately3,347squarefeet.Thesitecontainsanexisting2,818TacoTimewhichisproposedtobedemolished.The0.77acresiteislocatedwithintheCommercialCorridor(CC)landusedesignation,CommercialArterial(CA)zoningclassification,andDesignDistrict‘D’.ThesubjectpropertyislocatedonthenorthsideofNE4thStjusteastofUnionAveNE.Accesstothesiteisproposedviaasharedingress/egresspointoffofNE4thSt.Atotalof27parkingspaceswereapprovedwithinasurfaceparkingtothenorth,andinbetween,thetwostructures.OnMarch3,2014theCEDAdministratorissuedanapprovaloftheTacoTimeRentonHighlandsDevelopmentsubjectto15conditionsofapproval. CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestReport&DecisionTACOTIMERENTONHIGHLANDSDEVELOPMENTMINORMODIFICATIONLUA4-000083,MODReportofMay12,2015Page2of4TheproposedmodificationwouldincludeexteriordetailingandfinishessimilartotheTacoTimebuilding,includingmetalsidingandstonebaseswhichwrapthebuilding.Thesoutheastcornerwouldincludeanelevatedroofline,andstorefront,withacanopywhichwrapsalongthesouthandeastsidesofthebuildingandopensontoanexteriorpatio.Thedrivethrulanewouldbeaccessedfromthedriveaisleonthenorthendofthepropertyandrunalongthewestpropertylineinteriortotherequiredlandscapebuffer.EXHIBITS:Exhibit1:SitePlan4/17/2015Exhibit2:Elevations4/17/2015Exhibit3:LandscapePlan4/17/2015ANALYSISOFREQUEST:Section4-9-200HallowstheAdministratortograntminormodificationstoapprovedSitePlans,providedthemodificationmeetsthefollowingcriteria(pursuanttoRMC4-9-200.H.2):CriteriaCriteriaMetTheadjustmentdoesnotinvolvemorethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedsiteplan;orTheadjustmentdoesnothaveasignificantlygreaterimpactontheenvironmentandfacilitiesthantheapprovedplan;orStaffComment:Withareductionintheproposedretailbuildingfootprinttheapplicantisproposingadditionallandscaping,apedestrianpatio,andadrivethrulane.ThefollowingcommentsaddressthosechangeswhichrequiredemonstrationofcompliancewithTitleIVoftheRentonMunicipalCode.Aconceptuallandscapeplanwassubmittedwiththeprojectapplication(Exhibit3).ThelandscapeplanincludesadditionalplantingsalongtheCompliantifwestsideoftheproposedbuilding:hebe,blueoatgrass,skypencilConditionsofJapaneseholly,andOregonboxwood.TheapplicantisproposingApprovalAreMetkinnikinnick,beachstrawberryandturfasgroundcover.Notreesareproposedwithinthislandscapearea.However,theproposaldoeshavetheabilitytoincorporatesmalltomediumtrees(atmaturity)alongthewestsideofthebuildingtoassistinscreeningtheblankfacade.Additionallandscapingwouldimprovetheaestheticqualityofthedevelopmentandsoftentheappearanceoftheproposedwesternfacade.Therefore,staffrecommendstheapplicantberequiredtosubmitarevisedlandscapingplantoincludetreeswithinthelandscapingadjacenttowestsideoftheproposedStarbucks.The CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestReport&DecisionTACOTIMERENTONHIGHLANDSDEVELOPMENTMINORMODIFICATIONLUAI4-000083,MODReportofMay12,2015Page3of4revisedlandscapingplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Theparkingregulations,RMC4-4-080,requireaspecificnumberofstackingspacesfordrivethrueatinganddrinkingestablishments(5spaces).Theprovidedsiteplandoesnotincludeadequateinformationtodeterminecompliance(Exhibit1).Thereforestaffrecommends,asaconditionofapproval,theapplicantsubmitarevisedsiteplandepictingadequatedrivethrustackingspaceincompliancewithRMC4-4-080.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Theapplicantisproposingapatiospaceinordertoenhancethesite’sappealtopedestrians(Exhibit3).Thepatioareaisvisiblefromthestreetandislocatedbetweenthemainentranceandthestreet.However,amenitydetailswerenotprovidedwiththemodificationrequest.Thereforestaffrecommends,asaconditionofapproval,theapplicantprovideamenitydetail/specificationsforplannedpatioimprovementsalongthesouthern/NE4thStfaçade.Thedetail/specificationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Materialsarerequiredtobedurable,highquality,andconsistentwithmoretraditionalurbandevelopment,suchasbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glassandcast-in-placeconcrete.Inordertoensurethatqualitymaterialsareused,staffrecommendstheapplicantsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Theadjustmentdoesnotchangetheboundariesoftheoriginallyapprovedplan.DECISIONTheproposalsatisfies3ofthe3criterialistedinRMC4-9-200.H.2fortherequestedmodification.Therefore,therequestedminormodificationfortheTacoTimeRentonHighlandsDevelopment,ProjectNumberLUA14-000083,MODisapprovedsubjecttothefollowingconditionsofapproval:1.Theapplicantshallberequiredtosubmitarevisedlandscapingplan,toincludetreeswithinthelandscapingadjacenttothewestsideoftheproposedStarbucks.Therevisedlandscapingplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval. CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestReport&DecisionTACOTIMERENTONHIGHLANDSDEVELOPMENTMINORMODIFICATIONLUAI4-000083,MODReportofMay12,2015Page4of42.TheapplicantshallsubmitarevisedsiteplandepictingadequatedrivethrustackingspacesincompliancewithRMC4-4-080.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.3.Theapplicantshallprovideamenitydetail/specificationsforplannedpatioimprovementsalongthesouthern/NE4thStfaçade.Thedetail/specificationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.4.TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.JenniferHenning,PlanningDirectorDateThedecisiontoapprovethemodification(s)willbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057onorbefore5:00pm,onMay26,2015.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Ifyouhaveanyfurtherquestionsregardingthisdecision,feelfreetocontacttheprojectmanager,RocaleTimmons,at425.430.7219orrtimmons@rentonwa.gov.