HomeMy WebLinkAboutD_ChickfilALUA21-000440_20220310_AVGDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ChickfilALUA21-000440-20220308_AVG
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 27, 2022
Project File Number: PR18-000439
Project Name: Chick-fil-A Expansion
Land Use File Number: LUA21-000440, ECF, SA-A
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Toula Properties, LLC / 3801 – 92nd Ave NW / Bellevue, WA 98004
Applicant: Estefania Escamilla, 4G Development / P.O. Box 270571 / San Diego, CA 92198
Contact: Estefania Escamilla, 4G Development / P.O. Box 270571 / San Diego, CA 92198
Project Location: 351 Rainier Ave S, Renton, WA 98057 (APN 0007200149, 0007200126)
Project Summary: The applicant is requesting Administrative Site Plan Review and an Environmental
Threshold Determination (SEPA) to modify the approved Chick-fil-A Restaurant site
plan File LUA18-000619. The major modification includes the addition of the
abutting northern property (351 Rainier Ave S) expanding the parking area, drive-
through stacking lanes, relocating the refuse/recycling enclosure, and a new
ordering canopy. The number of stalls would increase from 42 onsite and five (5)
offsite parking stalls, located at 361 Rainier Ave S, to 58 onsite stalls with the five
(5) offsite stalls located at 361 Rainier Ave S; the stacking lanes would be expanded
to accommodate 29 vehicles, up from 15. Associated site improvements include
modification of stormwater infrastructure, landscaping and pedestrian
improvements. The existing vacant building (former Firestone building) on 351
Rainier Ave S would be demolished while the existing Chick-fil-A building (on 375
Rainier Ave S) would remain as is. The subject property is comprised of two (2) lots
totaling 1.28 acres (55,977 square feet) and is loc ated in the Commercial Mixed
Use Comprehensive Plan land use designation and the Commercial Arterial (CA)
zoning classification with the Urban Design District D overlay design. Vehicle access
would be provided via a relocated driveway on Rainier Ave S; the existing access
easement into the abutting Renton Village Shopping Center will remain as -is. The
City’s mapping system indicates the site is within a High Seismic Hazard Area and
Wellhead Protection Area: Zone 2. Of note, only items associated with the
modified are being reviewed for adherence with regulations. Portions of the
original project that are not a part of the modification are spoken to within this
report but have not been reviewed for adherence with regulations.
Site Area: 1.28 acres
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 2 of 42
D_ChickfilALUA21-000440-20220308_AVG
B. EXHIBITS:
Exhibit 1-21 As shown in the Environmental Review Committee (ERC) Report
Exhibit 22: Administrative Report and Decision
Exhibit 23: Architectural Construction Plans
C. GENERAL INFORMATION:
1. Owner(s) of Record: Toula Properties, LLC / 3801 – 92nd Ave NW / Bellevue,
WA 98004
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial & Mixed Use (CMU)
4. Existing Site Use: Chick-fil-A Restaurant and vacant retail building
(Firestone)
5. Critical Areas: High Seismic Hazard Area and Wellhead Protection
Area: Zone 2
6. Neighborhood Characteristics:
a. North: Retail Sales / CA Zone
b. East: Rainier Ave S with retail sales, vehicle fueling station and Eating/Drinking Establishment
on east side of Rainier Ave S / CA Zone
c. South: Vehicle fueling station / CA Zone
d. West: Retail Sales / CA Zone
7. Site Area: 1.28 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
Chick-fil-A LUA18-000619 N/A 02/08/2019
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: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 3 of 42
D_ChickfilALUA21-000440-20220308_AVG
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch PVC sewer
main on the existing Chick-fil-A parcel (APN 000720-0149) 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.
2. Streets: Rainier Ave S is classified as a Principal Arterial with an existing right-of-way (ROW) width of 125
feet along 375 Rainier Ave S (APN 000720-0149) and approximately 120 feet along 351 Rainier Ave S (APN
000720-0126).
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 Alternatives
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 4 of 42
D_ChickfilALUA21-000440-20220308_AVG
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on December
5, 2021 and determined the application complete on December 28, 2021. The project complies with the
120-day review period.
2. The project site is located 351 Rainier Ave S and 375 Rainier Ave S (APN 0007200149 and 0007200126).
3. The project site is currently developed with the existing Chick-fil-A restaurant and a vacant retail building
(former Firestone).
4. Access to the site would be provided via access off Rainier Ave S and an existing access easement from
the Renton Shopping Center to the west.
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 19 trees located on-site, of which the applicant is proposing to retain a total of 19 trees.
8. The site is mapped with a High Seismic Hazard Area and Wellhead Protection Area: Zone 2 .
9. Approximately 175 cubic yards of material would be cut on-site and approximately 85 cubic yards of fill is
proposed to be brought into the site.
10. The applicant is proposing to begin construction in the fourth quarter of 2022 with no provided end date.
11. Staff received one public comment letter (Exhibit 16). To address public comments the following report
contains analysis related to traffic and internal vehicle connections.
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 1, 2022 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 five (5) mitigation
measures. A 14-day appeal period commenced on February 2, 2022 and ended on February 15, 2021.
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 (Exhibit 7) and October 29, 2021 (Exhibit 6), and any
updated report(s) associated with the building and ocnstruction permit s to ensure compliance
with the intent of the initial reports.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reportrs. The geotechnical engineer shall su bmit
a sealed letter stating that he/she/they have reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the reports.
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 archaeologist on-site to monitor all ground disturbing
activities and provide the opportunity for Concerned Tribes to have a tribal monitor on-site.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 5 of 42
D_ChickfilALUA21-000440-20220308_AVG
Ground disturbing activities included but are not limited to geotechnical testing, concrete
removal, utility removal and replacement and building excavation. The archae ologist shall
prepare a monitoring report to be submitted to the Current Planning Manager and DAHP prior to
Temporary Certificate of Occupance.
e. The applicant shall comply with the Revised Traffic and Parking Management Plan component of
the Traffic Impact Analysis (TIA) 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 queueing does not adversely impact Rainier Ave S. Additional ly,
the applicant shall comply with the TIA addendum dated July 2, 2021 related to temporary
wayfinding and striping for traffic flow on-site during construction.
15. Representatives from various city departments have reviewed the application materials to ide ntify 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 en d 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
provisions 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
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ Goal L-AA: Maintain the City’s cultural history by documenting, recognizing, and
protecting its historic, archaeological 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 in a way that maintains Renton’s livability and
natural beauty.
✓
Policy L-49: Maintain existing, and encourage the creation of, additional places and
events through the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 6 of 42
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✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping and public spaces that have discernible edges, entries, and border to
create a distinctive sense of place in neighborhoods, commercial areas and centers.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
15. 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 ac cess,
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 an expansion of the parking and drive-through areas for
an existing Chick-fil-A Restaurant.
Staff Comment: The Chick-fil-A Restaurant is classified as “Fast Food Restaurants” use
type and is a permitted use within the CA zone. Drive-in/drive-through, retail is
permitted as an accessory provided that 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-in/drive-through is
located on its own lot with seating inside the restaurant.
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 development is proposed.
✓
Lot Size and 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 proposal is located on two (2) existing parcels totaling 1.28 acres;
375 Rainier Ave S is approximately 0.92 acres with 351 Rainier Ave S approximately 0.36
acre. A subdivision and/or lot line adjustment is not proposed.
A lot combination is not being required as part of the proposal because maintaining 351
Rainier Ave S (former Firestone property) as a separate lot preserves the opportunity
for it to be redeveloped should Chick-fil-A determine it no longer needs the additional
parking and/or vehicle queuing space in the future, and revert back to the original site
plan permitted under LUA18-000619. Additionally, while the access point to Rainier Ave
S is being closed on 375 Rainier Ave S at this time due to vehicular access standards,
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 7 of 42
D_ChickfilALUA21-000440-20220308_AVG
if/when 351 Rainier Ave S redevelops separate from the Chick-fil-A Restaurant, a new
driveway onto Rainier Ave S can be re-established for 375 Rainier Ave S, consistent with
the originally approved plans. See also FOF 18, Site Plan Review: Transportation for
driveway analysis.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback of
20 ft. is required. The minimum secondary front yard setback is 15 ft 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 Chick-fil-A property is a corner lot with the front yard located on
Renton Center Way SW and the secondary front yard along Rainier Ave S. 351 Rainier
Ave S has its front yard located along Rainier Ave S. Side and rear property lines of both
properties do not abut and are not adjacent to lots zoned residential.
The proposed canopy would have a setback of 20 feet from the right-of-way as shown
on the site plan (Exhibit 5). As shown on the site plan, the new canopy crosses the parcel
line between the 351 Rainier Ave S and 375 Rainier Ave S. While the CA zone does not
have minimum side or rear setbacks, structures such as the canopy cannot cross over a
property line but instead can be built up to a side or rear property line. Additionally,
placing the canopy entirely on 375 Rainier Ave S preserves future redevelopment
opportunities for 351 Rainier Ave S. Therefore, Staff recommends as a condition of
approval, the applicant submit revised site plan and associated plans with the civil
construction permit and building permit applications that relocate the canopy entirely
onto 375 Rainier Ave S. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
The newly-located refuse and recycling structure is located abutting and not
encroaching into the western property line and as there are no minimum side yard or
rear yard setback requirements the proposed location would comply with setback
requirements.
The Chick-fil-A building itself is not being revised and complies with minimum and
maximum setback requirements.
✓
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 building coverage is approximately 8.5% of the total project site.
The highest point of the project is atop a parapet wall section approximately 21’8”
above the finished floor of the Chick-fil-A building.
Compliant if
condition of
approval is
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
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 are identified in the
City’s Approved Tree List.
All parking lots shall have perimeter landscaping as follows:
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 8 of 42
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Such 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:
a. 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.
b. 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.
c. 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.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: As part of the approval for LUA18-000619 a 10-foot landscaping strip
was installed along the street frontage. This strip is required to be continued along the
frontage of 351 Rainier Ave S. On 375 Rainier Ave S the applicant is proposing to retain
the landscaping strip from the northeast corner of the existing Chick-fil-A building to the
approximate location of the new drive-through canopy at approximately 16’6” in width
to accommodate a walkway adjacent to the drive-through queuing lanes (Exhibit 11)
From there to the northern property line of the Firestone property, exclusive of the
relocated access, the landscaping strip would expand to 20 feet. The street frontage
landscaping is also perimeter parking lot landscaping as it abuts the surface park ing
area and drive -through lanes. The proposed street frontage/perimeter parking lot
landscaping consists of Vine Maples, Shore Pines and an Ash with shrubs and
groundcover. Some of these trees are proposed to be relocated from other areas of the
property impacted by the site’s redesign. These areas include permanent irrigation
installation.
The proposed interior parking lot landscaping is provided in landscaping islands.
Proposed tree plantings within the interior landscaping area include Honey Locusts,
Ash, Vine Maples and Serviceberry. Shrubs such as Oregon Grape and Gulf Stream
Heavenly Bamboo are proposed with groundcover such as kinnikinic and autumn fern.
Fifty-eight parking stalls are proposed requiring a minimum of 1,450 square feet of
interior parking lot landscaping to meet the 25 square foot per stall minimum. Several
areas proposed as interior parking lot landscaping do not meet the minimum
dimensions of eight feet (8’) by 12 feet and would not count towards the minimum
square footage. While the gross number of trees provided in the interior parking area
meet the minimum tree requirements, not all of them are located in areas that can be
counted towards the interior parking lot landscaping square footage. These areas
include permanent irrigation installation.
The applicant’s proposal does not include street trees within the extended planter strip
abutting the 351 Rainier Ave S frontage. The proposed landscaping plan (Exhibit 11)
notes that existing utilities (power, telecom, and gas) exist i n this location and therefore
no street trees were proposed by the applicant.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 9 of 42
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Per RMC 4-4-070G.6, the vegetation preference for new vegetation is first native
coniferous trees, second native deciduous trees and third other native vegetation.
Deciduous trees are prioritized over native coniferous in the applicant’s plan. Non-
native tree species, such as the Honey Locust and Pacific Sunset Maple, are proposed as
are non-native bush species, such as Heavenly Bamboo and Morning Light Eulalia Grass.
Additionally, the existing dry utilities within the ROW planter strip can be re-aligned
and/or there are options to utilize tree species that can be intermingled and spaced
appropriately with utilities. Therefore, staff recommends as a condition of approval ,
that the applicant submit revised landscaping plans with the civil construction permit
application that incorporates street tree planting within the ROW planter strip abutting
the 351 Rainier Ave S frontage as determined by the Current Planning Project Ma nager.
All other newly planted species shall be native species unless otherwise determined by
the Current Planning Project Manager. The revised plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit i ssuance.
Additional discussion about specific required tree species and transplanting vs.
replacement occurs in FOF 19: Modifications.
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: The applicant has proposed to retain all existing trees on site by either
retaining them in place or transplanting to a different location on the property with the
caveat if they are still healthy. An arborist’s report discussing the current health of the
trees was not provided in the application materials. Therefore, Staff recommends as a
condition of approval, the applicant submit an arborist’s report identifying the health
of all existing trees proposed to be transplanted; the report shall provide instruction,
maintenance, and monitoring of any transplanted tree. Transplanted trees may only be
utilized if they fit within screening requirements and the preference for larger mature
species trees to mitigate the impacts of increasing the size of the surface parking lot
and vehicle queue lanes as determined by the Current Planning Project Manager . The
arborist’s report shall be reviewed and approv ed by the Current Planning Project
Manager prior to civil construction permit issuance.
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equip ment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 10 of 42
D_ChickfilALUA21-000440-20220308_AVG
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible w ith
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: Only bushes, including non-native species (dwarf wintergreen barberry,
dwarf fothergilla, heavenly bamboo) and a non-evergreen specie (dwarf fothergilla) are
proposed for screening of the utility vault. A landscaped visual barrier is defined as using
evergreen trees and/or evergreen shrubs planted to provide a year-round dense screen
within three years from the time of plantings. Therefore, staff recommends a condition
of approval, that the applicant submit revised landscaping plans with the civil
construction permit application that provide a landscaped visual barrier around the
utility vault made up of native evergreen trees (including transplanted evergreen trees)
and shrubs or a combination of fencing or wall with landscaping that provides a year-
round screen and is accessible for franchise utilities to maintain. The revised plan shall
be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
✓
See also FOF
16 Design
Standards:
Site Design
and Building
Location
Refuse and Recycling: In retail developments, a minimum of five square feet per every
1,000 square feet of building gross floor area shall be provided for recyclables deposit
area and a minimum of 10 square feet per 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 100 square feet of total
refuse and recycling space. As shown on the submitted Architectural Construction Plans
(Exhibit 23), the applicant is proposing over 200 square feet of refuse and recycling
enclosure located within a brick enclosure with opaque gates located on the western
side of the project area. The enclosure walls are nine feet in height with a gate opening
18.5 feet in width. A roof, at a height of approximately 12.5’ feet, is provided. It is
unclear from the drawings if the design is consistent with the cladding and architectural
style of the Chick-fil-A building.
Therefore, Staff recommends a condition of approval, that the applicant submit revised
refuse/recycling plans and elevations with the building permit application. The
drawings shall include color elevations and material indicators of the refuse and recycle
enclosure and provide a narrative of how the space is consistent with the cladding and
architectural style of the Chick-fil-A building. The applicant may also use the original
approved design under permit number B19001766. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if
condition of
approval is
met
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 project contains existing access via easement to the abutting
Renton Shopping Center that will continue to be used and provided site to site vehicle
access. An existing internal connection is located on the Firestone property connecting
it to the O’Reilly Auto Parts property to the north; the project proposes to retain this
connection.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 11 of 42
D_ChickfilALUA21-000440-20220308_AVG
The owner of 307 Rainier Ave S (parcel 0007200190), currently improved with an
O’Reilly Auto Parts and associated surface parking, provided comment (Exhibit 16) with
concern about the internal connection. They are concerned about pass through traffic
and traffic backing up onto the parcel they own.
Staff recognizes the concern, however, projects within the CA zone are required to have
a connection providing site-to-site vehicle access so customers visiting larger vehicle -
oriented shopping centers are able to move within the center visiting multiple
establishments without the need to enter and exit onto abutting streets. Since the
Chick-fil-A restaurant has opened in early 2021, there have been no indications that
queues have extended off-site. The expansion of the queueing capacity further ensures
vehicles ordering from the drive-through will be wholly contained on the Chick -fil-A
property. The TIA addendum (Exhibit 14) indicates the increased vehicle queuing
capacity from 15 vehicles to 29 vehicles would be expected to ensure no vehicle spillover
into the Chick-fil-A parking drive aisles.
The DNS-M (issued February 8, 2019) from the original approval remains in effect. SEPA
mitigation measures included elements to ensure queuing did not extend onto the City
right-of-way. In order to ensure the queuing does not also extend onto the neighboring
property, staff recommends as a condition of approval, the applicant implement the
Traffic and Parking Management Plan (Exhibit 12) measures specifically related to
Chick-fil-A staff members managing the dual entry queuing lanes to also ensure vehicle
queues do not extend onto the abutting northern property located at 307 Rainier Ave
S.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 12 of 42
D_ChickfilALUA21-000440-20220308_AVG
✓
Also, see
Modification
Analysis FOF
19.
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 proposes 58
spaces on-site and five spaces located on the Renton Shopping Center property. See
FOF 19 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% of the site’s
parking.
The drive-through facility shall be located so that sufficient on -site vehicle stacking
space is provided for the handling of motor vehicles using such facility during peak
business hours. Typically, five 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 extended 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 30 feet
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 58 stalls on-site and five (5) stalls located
on the Renton Shopping Center property; 19 stalls are proposed to be compact which is
30% of the total number of stalls. The applicant has proposed to exceed the maximum
number of parking spaces and requested a modification to the standard (see FOF 19).
Drive aisles are 24-foot wide with 90-degree parking space orientation. It appears that
all stalls meet the sizing requirements.
The drive-through facility increases stacking spaces from 15 vehicles to 29 vehicles. Per
a provided Traffic Impact Analysis (TIA) Addendum (Exhibit 14) the stacking lanes will
be able to accommodate maximum traffic counts without spilling into the right-of-way
and can be handled on-sight.
✓
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: Bicycle parking requirements were met with the initial application.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
shall be eight feet (8’) but shall not exceed 48” within 15 feet of the front yard property
line, secondary front yard property line or rear yard property line. Fences, hedges and
retaining walls shall not stand in or in front of any required landscaping.
Staff Comment: Not applicable. The applicant is not proposing any fences or retaining
walls.
16. 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
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 13 of 42
D_ChickfilALUA21-000440-20220308_AVG
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 expanded pedestrian plaza is oriented towards the east and south.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: New buildings are not proposed. The existing 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: New buildings are not proposed. The existing building’s front entry is
oriented to the street.
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.
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 ot her areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 14 of 42
D_ChickfilALUA21-000440-20220308_AVG
✓
Standard: A primary entrance of each building shall be located on the I 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 existing building’s entrance contains prominent human -scaled
entry features, is visible from the street, and connected via the pedestrian plaza.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features suchIfacade overhang, trellis, large entry doors,
and/or ornamental lighting.
Staff Comment: The existing buildings primary entrance contains a prominent trellis
entrance, planters, plaza, and lighting.
✓
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 (illustration below). 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 existing building’s entries with connection to the street provide
weather protection meeting these standar ds. Sconce lighting is provided on the west
elevation serving the parking lot.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The existing building’s western entrance from the parking lot is
subordinate to the other existing entrances.
✓
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. No new buildings are proposed.
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 uses 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.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 15 of 42
D_ChickfilALUA21-000440-20220308_AVG
N/A
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.
Staff Comment: Not applicable. No new buildings or revisions to the existing building
are proposed.
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 refuse and recycling enclosure is located on the western portion of
the property separated from the pedestrian environment and adjacent uses. It is located
such that it will be accessible by service vehicles.
✓
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 refuse and recycling enclosure is a brick walled structure with a
roof covering and self-closing doors, but a detail sheet of the self-closing door
mechanism was not provided. Therefore, Staff recommends as a condition of approval,
the applicant submit a revised refuse and recycling plan with the building permit
application which includes a detail sheet of the self -closing door mechanism. The
revised plan shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
✓
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 16 of 42
D_ChickfilALUA21-000440-20220308_AVG
Staff Comment: The refuse and recycling enclosure is comprised of brick, but it is difficult
to determine if it is consistent with building architecture. See FOF 15: Refuse and
Recycling for additional discussion and conditions.
N/A
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: The refuse and recycling enclosure it not adjacent to the above items.
e. Gateways:
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 project 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. The project is not located at a district gateway.
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. The project is not located at a district gateway.
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 pro vided, 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:
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 17 of 42
D_ChickfilALUA21-000440-20220308_AVG
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).
Staff Comment: Parking is not located between the building and Rainier Ave S or Renton
Center Way SW.
✓
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 an existing
opaque retaining wall. See FOF 15: Zoning Development Standard Compliance and FOF
19: Modifications.
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 shal l 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 project does not include 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. The project does not include structured parking.
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. The project does not include structured parking.
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.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 18 of 42
D_ChickfilALUA21-000440-20220308_AVG
Staff Comment: Not applicable. The project does not include structured parking.
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. The project does not include structured parking.
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
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. The project does not include structured parking.
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: Internal access from the Renton Shopping Center is being maintained.
The existing curb cut from Rainier Ave S is proposed to be removed with a new curb cut
proposed to be installed further north at the approximate location of the existing curb
cut on 351 Rainier Ave S. Overall, the number of access points to Rainier Ave S is being
reduced from two (2) to one (1) while internal site-to-site access is being maintained.
✓
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 existing curb cut from Rainier Ave S is proposed to be removed with
a new curb cut further north on 351 Rainier Ave S. Overall, the number of access points
to Rainier Ave S is being reduced from two (2) to one (1) while internal site-to-site access
is being maintained.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 19 of 42
D_ChickfilALUA21-000440-20220308_AVG
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:
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. P athways 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 demon strate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The site plan does not show pathways within parking areas connecting
the parking lot areas to the restaurant entrance. As currently proposed, restaurant
patrons would walk in excess of 200 feet through the surface parking lot and past the
vehicle drive-through queue ingress/egress points to the nearest building entrance.
Therefore, to ensure safe pedestrian access through these areas, staff recommends a
condition of approval, that the applicant shall submit a revised site plan with the civil
construction permit application that provides delineated pedestrian pathway(s) a
minimum of five feet (5’) in width 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 and be incorporated into landscaping areas to the maximum extent
possible. The revised site 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.
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 above.
Compliant if
condition of
approval is
met.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 20 of 42
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a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provi de 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').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: A pathway abutting the drive-through lanes adjacent to Rainier Ave S
is five feet (5’) in width. See pedestrian circulation condition above related to pathway
width.
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 designs 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 i n the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
See FOF 19
Modification
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: Existing amenities include planters along the façade of the building and
adjacent to outdoor patron areas/public plaza. See FOF 19 for information regarding
additional public plaza plantings.
See FOF 19
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 19 Modification for details regarding the pedestrian plaza
expansion plan that would incorporate site furniture , public art and other items.
Compliant if
condition of
approval is
met.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 21 of 42
D_ChickfilALUA21-000440-20220308_AVG
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: Weather protection exists along the southern and eastern facades. An
expanded public plaza area is proposed along the eastern façade of the building
between the structure and the sidewalk along Rainier Ave S. Expansion of weather
protection for this area was not proposed by the applicant. Therefore, staff
recommends, as a condition of approval , that the applicant submit revised elevation
plans with the building permit application that provides weather protection spanning a
minimum of 75% of the length of the east façade with attention provided to the plaza
expansion and extended at least 4.5 feet (4.5’) 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 functio nal 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.
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 provi ded 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;
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 22 of 42
D_ChickfilALUA21-000440-20220308_AVG
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 dwelli ng
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 for 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 follo wing
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.
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 provide over 30,000 square feet
of non-residential uses.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 23 of 42
D_ChickfilALUA21-000440-20220308_AVG
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
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. The proposal is not located at one of these intersections.
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.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 24 of 42
D_ChickfilALUA21-000440-20220308_AVG
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: The existing building provides modulation in depths of 23 and 27 feet
spanning 12 feet in width and extending to the roof of the building along the east and
west facades. 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 ent ry
doors. The north façade contains a modulation 4 -foot deep and 12-foot 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.
✓
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
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The longest façades (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
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 25 of 42
D_ChickfilALUA21-000440-20220308_AVG
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant if
condition of
approval is
met.
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 existing building includes sconce lighting near entries and
storefront windows with landscaping around the building. The project is conditioned for
additional elements related to the expanded public plaza, such as pedestrian weather
protection and lighting elements. See FOF 16: Design Standards and FOF 19:
Modifications for additional information.
✓
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: The existing building provides expansive glazing and large transparent
entry doors with surrounding windows that exceed the 50% minimum.
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 existing 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 existing building is used as a restaurant.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The existing building provides transparent glazing for existing windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The existing building does not include 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 existing building does not contain blank walls in excess of 400
square feet.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 26 of 42
D_ChickfilALUA21-000440-20220308_AVG
✓
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 (5’) 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 pro files 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.
✓
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;
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 existing building provided parapet style roof lines of varied length
with metal coping.
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: The existing building provides consistent building materi als, detailing
and color scheme.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 27 of 42
D_ChickfilALUA21-000440-20220308_AVG
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes .
Staff Comment: The existing building is clad with a brick veneer and stucco. Vertical
features include brick banding on columns supporting the awnings. The main entrance
provides a wood beam awning. Materials were reviewed for quality and durability
during building permit review for the Chick-fil-A structure.
✓
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. The proposal does not include new buildings or revisions
to the existing building.
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. The proposal does not include new buildings or revisions
to the existing building.
✓
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 sign package was not included with the application materials
although an existing Chick-fil-A monument sign will be moved to expand the public
pedestrian plaza. The applicant will be required to submit a sign permit in compliance
with the Signage standards outlines in Design District D. A sign permit would need to be
reviewed and approved for relocation of the existing monument sign or any newly -
proposed signs.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 28 of 42
D_ChickfilALUA21-000440-20220308_AVG
Staff Comment: Not applicable. The building is single use.
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. A non-conforming pole sign exists on the Firestone
property and cannot be reused for the Chick-fil-A.
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.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 29 of 42
D_ChickfilALUA21-000440-20220308_AVG
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
✓
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: A lighting plan was submitted and approved through the previous
application per conditions of approval 22 and 23. Additional public plaza lighting may
need to be included. See FOF 19: Modification.
✓
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: A lighting plan was not provided with application materials. Therefore,
Staff recommends a condition of approval, that 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
dependent on the final plaza design. This lighting plan shall be submitted with the civil
construction permit application to be reviewed and approved by the Current Planning
Project Manager prior to issuance.
17. 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 complied with (delete those critical areas that are not located on or near the site):
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 provided through LUA18-000618, dated June
21,2018 from Terracon (Exhibit 7), 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 most likely to trigger between eight (8) and 20 feet below the ground
surface. A revised geotechnical report was not provided, but it is reasonable to conclude
that, as the project site is still classified as being in a High Seismic Hazard area that the
same conditions and mitigation are needed.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 30 of 42
D_ChickfilALUA21-000440-20220308_AVG
SEPA mitigation measures were included with the environmental threshold
determination that the project complies 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 conditions of approval.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the project site as being in a
Wellhead Protection: Zone 2 area due to its proximity to the City’s source of drinking
water. The existing restaurant use is not being expanded and is not indicative of a type
of use that would potentially harm the City’s groundwater. However, any offsite fill
materials needed for the expansion of the parking and drive-through lanes 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 Zone 2
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 permit.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. 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 14, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The existing building 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 has a maximum height of 22 feet with glazing and landscaping; it includes
an expanded public plaza as part of the proposal. The new drive -through canopy is
1,200 square feet and 10’7” in height from slab. This is comparable in size to the
existing canopy and would be lower in height than the canopy associated with the Shell
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 31 of 42
D_ChickfilALUA21-000440-20220308_AVG
Station on the opposite side of Rainier Ave S. See FOF 16, 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 15, Zoning Development Standard: Refuse and Recycling, and
FOF 16, Design District Review: Service Elements Location and Design .
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Not applicable. Natural features are not present.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: The applicant will provide perimeter landscaping, internal lot
landscaping, a landscaping strip and additional landscaping around the public plaza.
Conditions of approval will require large, shade providing native coniferous trees in
conjunction with native species of shrubs and groundcover to enhance the project. See
discussion under FOF 15, 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 build ing permit review
(See Lighting discussion under FOF 16, Design Review: Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: A new building is not proposed. The relocated refuse and recycling
structure is located on the western property line out of pedestrian areas and with room
for service vehicles. The new drive-through canopy is located near the secondary front
of the property along Rainier Ave S. The project site is surrounded by either roads or
other commercial uses. Noise levels should be similar to current as the use itself is not
expanding. Drive-through lines are placed in the center and along the eastern portion
of the project site adjacent to Rainier Ave S. The backside of the Renton Shopping Center
and a blank southern facing wall of the O-Reilley’s Auto Parts face the project site from
the west and south.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 32 of 42
D_ChickfilALUA21-000440-20220308_AVG
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: No new buildings are proposed. The heights of the refuse and recycling
structure (12’6” in height from slab) and the drive-through canopy (10’7” in height from
slab) are lower in heigh than the existing Chick-fil-A building (approximately 22 feet in
height at the tallest). They are not out of scale with the surrounding commercial
buildings. The canopy is to facilitate more efficient drive-through queuing on-site and
the refuse and recycling structure is located outside of pedestrian areas and with room
for service vehicles.
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 project site is currently almost entirely covered by impervious
surface. The project will functionally be the same as the existing impervious surface.
Existing vegetation is proposed to be retained and, in some instances, relocated if
deemed healthy. See FOF 15, Zoning Development Standard Compliance: 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 project site is currently almost entirely covered by impervious
surface. The project will functionally be the same as the existing impervious surface. The
applicant will be given the opportunity to incorporate permeable pavement in final
designs as they account for BMP requirements. The applicant proposes perimeter
landscaping, internal lot landscaping, a landscaping strip and additional landscaping
around the public plaza. Conditions of approval will require large, shade providing
native coniferous trees in conjunction with native species of shrubs and groundcover to
enhance the project.; see FOF 15, Zoning Development Standard Compliance:
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: The applicant will provide perimeter landscaping, internal lot
landscaping, a landscaping strip and additional landscaping around the public plaza.
Conditions of approval will require large, shade providing native coniferous trees in
conjunction with native species of shrubs and groundcover to enhance the project. See
FOF 15, Zoning Development Standard: Landscaping.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 33 of 42
D_ChickfilALUA21-000440-20220308_AVG
✓
g. Access and Circulation.
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 project area contains four (4) access points and the applicant would
reduce access points to three (3). The existing driveway from 375 Rainier Ave S onto
Rainier Ave S would be removed with access from Rainier Ave S being from 351 Rainier
Ave S to the north. The existing internal access points to the Renton Center Shopping
Center and 307 Rainier Ave S (O’Reilly Auto Parts) would remain. See FOF 16: Design
Review: Vehicular Access.
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. See FOF 15: Zoning Development Standard.
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 and Route
169. The project is meeting bicycle parking requirements.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 16, Design Review: Pedestrian Circulation.
✓
h. 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 an expanded pedestrian plaza along
Rainier Ave S in the southeastern portion of the project area. Provided all conditions of
approval are met the plaza would provide a distinct focal point at the intersection.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
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.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 34 of 42
D_ChickfilALUA21-000440-20220308_AVG
Staff Comment: Natural systems do not exist on the project site.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff reviewed the proposal. No new vehicle
trips are associated with the expansion. There is sufficient mitigation in the original
SEPA Determination that still applies to the project as a whole. If queuing back up onto
adjacent properties or right-of-way, mitigation measures from the original SEPA
Determination shall be deployed.
Water and Sewer.
Staff Comment: Sewer and water services to the vacant building (Firestone) shall be cut
and capped. The recycling and refuse structure shall be connected to the exi sting sewer
system located on-site via an area drain connected to an oil/water separator prior to
entering the City’s sewer system. Revisions to the existing building are not proposed.
Drainage.
Staff Comment: A preliminary Drainage Plan and Technical Information Report (TIR),
dated May 11, 2021, was submitted by Barghausen Engineering with the Land Use
Application (Exhibit 10). Based on the City of Renton’s flow control map, the site falls
under Flow Control Duration Standards (Existing Peak Conditions) and is located within
the Black River drainage basin. The development is subject to a Full Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9)
core requirements and the six (6) special requirements have been discussed in the
Technical Information Report.
The applicant has proposed to connect to the City of Renton’s storm drainage system
located within Rainier Ave. The proposal will use the modular wetland and oil/water
separator that was constructed for the original approval. The modular wetland is
located within the parking lot in the center of the lot prior to connecting into the City of
Renton system. The applicant currently is showing that there is less than 0.15 CFS
increase due to the proposed development, and they are exempt from flow control;
during review of the final TIR the applicant will need to ensure that flow control
standards are being met as outlined in the 2017 RSWDM.
The detention, water quality and conveyance shall be designed in accordance with the
RSWDM that is current at the time of the civil construction permit application.
Stormwater improvements shall be made per the Memorandum, dated December 29,
2021, from Michael Sippo, Civil Engineer III (Exhibit 21).
Transportation.
Staff Comment: Access to the site is proposed access from Rainier Ave S and an existing
access easement from the Renton Shopping Center. Frontage dedication and
improvements along the Firestone site are required along Rainier Ave S; improvements
include a planting strip and expanded sidewalk. The planting strip would be vegetated
following compliance with conditions of approval (See FOF 15 Zoning and Development
Standards and Analysis: Landscaping).
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 35 of 42
D_ChickfilALUA21-000440-20220308_AVG
Per the TIA Addendum (Exhibit 14) traffic to the site would not increase as the use itself
would not be expanding. The existing Chick-fil-A drive-through allows for approximately
15 vehicles to queue without spillover occurring within the parking lot. As documented
in the 2019 TIA, during Normalized Conditions, queues at the drive -through were
expected to be approximately 15 vehicles during the lunch peak based on 75 arriving
vehicles; the expanded vehicle queue lanes will be able to accommodate approximately
14 more vehicles (29 total) during Normalized Conditions (still 15 vehicles) to prevent
spillover into the parking areas. The increase in drive- through queuing and parking lot
expansion will ensure that peak drive-through and parking demand will be
accommodated for on-site without impacts to Rainier Ave S or SW Sunset Blvd
The existing access onto Rainier Ave S from 375 Rainier Ave S would be removed with a
new vehicular access point to the site from Rainier Ave S approximately 80 feet north of
the existing access point and 155 feet south of the signalized intersection of Rainier Ave
S/SW Sunset Blvd. Should the 351 Rainier Ave site redevelop in the future, the existing
Chick-fil-A site at 375 Rainier Ave S would be able to re -establish a driveway along
Rainier Ave S meeting the vehicle access standards at the time of redevelopment
A DNS-M was released February 1, 2022. One (1) mitigation measure from it requires
the applicant to comply with the TIA and any updated report(s) to ensure the
restaurant’s vehicle queuing does not adversely impact Rainier Ave S.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4 -6-070.D (Exhibit
20) which is based upon a test of the citywide Transportation Plan and consideration of
growth levels included in the LOS-tested Transportation Plan.
See FOF 15, Zoning Development Standard Compliance: Vehicular Access.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater in filtrating 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 tie into the exiting bioretention
stormwater infiltration system. Additional landscaped areas within the parking lot and
along the property’s Rainier Ave S frontage will provide opportunities for in filtration.
See FOF 18, Site Plan Review: Drainage.
19. Modification Analysis: The applicant is requesting a modification from RMC 4 -4-080F.10.d in order to
exceed the maximum number of permitted parking spaces . Combination sit-down/drive-through
restaurants required number of parking spaces is a minimum and maximum of one space per 75 square
feet of dining area. The applicant’s existing restaurant contains 1,473 square feet of interior and exterior
dining area resulting in 20 required spaces. The applicant has proposed to provide 58 spaces on the subject
property and an additional five spaces on the abutting shopping center property for a total of 63 parking
spaces. The initial land use approval (LUA18-000619) included a modification to allow up to 47 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
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 36 of 42
D_ChickfilALUA21-000440-20220308_AVG
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:
As referenced in the ERC Report analysis from LUA18-000619, 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 opened outside of Renton
(Exhibit 12). Due to this popularity and traffic generation identified in the applicant’s
TIA and TIA Addendum it is likely the code required 20 parking spaces would not be
adequate to serve the restaurant (Exhibits 14 and 15).
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 with
cohesive site planning, landscaping, signage, circulation, parking, and the provision of
public amenity features. (Policy U-17: Commercial Mixed Use). 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
people can gather and interact (Policy L-49).
The applicant is proposing an expansion to the plaza as part of the mitigation for the
expansion of parking and drive-through queuing lanes. The landscape plan shows an
expanded plaza area, approximately 561 square feet in size, between the existing Chick -
fil-A building and Rainier Ave S. However, it is separated from the sidewalk along Rainier
Ave S by a row of bushes and does not provide pedestrian amenities. Expansion of the
plaza will provide a public amenity and can mitigate for the surface parking lot
expansion. Providing items such as seating, trash receptacles and planter pots will
create a functional and attractive space. Connecting the plaza to the adjacent sidewalk
in addition to other plaza improvements will signal that this is a place where people can
gather and interact. The plaza expansion is a dedicated space for pedestrians to
mitigate for the expansion of the surface parking lot which is a dedicated space for
vehicles. Therefore staff recommends as condition of approval, that 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 while connecting the plaza to the adjacent sidewalk. 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 and drive
-through queuing space will allow for public safety and that adequate parking and drive
through queuing space will ensure the most efficient function for the site for traffic
circulation. The applicant proposes to screen the parking lot with landscaping and
vegetation along the frontage road per City guidelines. As shown on the site and
landscape plans the applicant would continue to locate the parking north and west of
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 37 of 42
D_ChickfilALUA21-000440-20220308_AVG
the Chick-fil-A building. The drive-through lanes would abut Rainier Ave S. and be
separated by frontage landscaping approximately 16 to 20 feet in width depending on
the location.
The proposed modification would meet the objectives of function and maintainabili ty
intended by the code requirements if the applicant provides native vegetation in the
project above and beyond what is minimally required by regulation with
additional/replacement screening along Rainier Ave S to mitigate the visual impacts of
the parking lot and headlight glare generated by the drive-through lanes.
Comprehensive Plan Policy L-60 calls for improving the appearance of parking lots
through landscaping and screening. Providing replacement trees in areas previously
planted to match the newly planted areas will meet the intent of the Commercial Mixed
Use land use designation by providing cohesive landscaping across the site. Large
native, coniferous trees, such as Douglas fir, western red cedar and western hemlock
that provide shade and cover are prioritized for landscaping requirements as opposed
to transplanting existing trees and/or replanting with non-native tree species. Larger
species trees also mitigate the expansive surface parking area and drive -through
queuing lane associated with the modification to increase the maximum number of
parking spaces (See FOF 15: Parking and FOF 19: Modifications).
Therefore, Staff recommends a condition of approval, that the applicant submit a
revised landscaping plan with the civil construction permit application that provides
newly-installed trees for all interior parking lot landscaping. The interior planting island,
on the western portion of the interior parking area, shall be increased to a minimum
width of eight feet (8’) in the area running north/south; multiple trees shall be planted
in this island. The interior planting island, adjacent to the interior drive-through
queueing lane, shall increase the northern and southern end cap to a minimum width
of 16 feet and install trees in these areas; the interior tree peninsula, situated adjacent
to the interior drive-through queueing lane and just south of the canopy shall be
increased to a minimum width of 16 feet and install a tree. Al l areas shall include
understory vegetation to include bushes and groundcover, at a minimum. Alternatively,
the applicant can reduce the number of parking spaces and/or reduce the width of the
drive-through and increase the number of compact parking spaces in order to provide
the additional planting. Perimeter landscaping shall consist of newly -installed trees,
bushes and groundcover in addition to a decorative opaque fence or wall three feet (3’)
in height behind the perimeter landscaping along Rainier Ave S.Native coniferous tree
species shall be the dominant tree type used for all required landscaping. The applicant
shall choose from Douglas fir, western red cedar and/or western hemlock or other
comparable species as determined by the Current Planning Project Manager to meet
tree requirements. Transplanted trees shall not be used to meet landscaping
requirements except where allowed for screening. The fence and design detail
specifications shall be provided on the detailed landscape plan to be submitted with the
civil construction permit application. Existing trees may be retained as understory trees
if the applicant wishes. The revised landscape plan shall be reviewed and approved by
the Current Planning Project Manager prior to civil construction permit issuance.
Compliant if
conditions of
approval are
met
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant states the expansion will not be injurious to other
properties in the vicinity because the site will provide adequate parking and drive -
through queuing to ensure its customers stay on sight.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 38 of 42
D_ChickfilALUA21-000440-20220308_AVG
Staff concurs that the modification would not be injurious to other properties in the
vicinity provided conditions of approval for the project are met.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended
Staff Comment: See comments under criterion ‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial and Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation , see FOF 14.
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 15.
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 16.
4. The proposed site plan complies with the Critical Area Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
5. The proposed site plan complies with the Site Plan Review criteria provided the applicant complies with
City Code and conditions of approval, see FOF 18.
6. 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 19 .
7. 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 18.
8. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 18.
9. Key features which are integral to this project include an expanded and enhanced public pedestrian plaza
along with interior and perimeter landscaping would mitigate the additional vehicle focused areas.
Additionally, large native evergreen tree species would be planted within the parking and queuing area
and along their perimeters to break up the expansive vehicle-oriented surface areas and decrease heat
island effects of the site’s paving. The restaurant would maintain a single curb cut along Rainier Ave S
that the applicant would move further north than what currently exists resulting in a greater distance
from S 3rd St and more centralized between S 3rd St and SW Sunset Blvd reducing potential conflict with
exiting customer vehicles and vehicles queued at the intersections.
J. DECISION:
The Chick-fil-A Restaurant site plan, File No. LUA21-000440, ECF, SA-A, as depicted in Exhibit 5, is approved and
is subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non -
Significance Mitigated, dated February 4, 2019.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 39 of 42
D_ChickfilALUA21-000440-20220308_AVG
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 remove and replacement, and building excavation. The archaeologist 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 elemen t 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 comply with the mitigation measures issue d as part of the Determination of Non-
Significance Mitigated, dated February 1, 2022.
a. The project shall comply with the recommendations of the geotechnical reports, prepared by
Terracon Consultants, dated June 21, 2018 and October 29, 2021, and any updated report(s)
associated with the building and construction permits to ensure compliance with the intent of the
initial reports.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that he/she/they has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the reports.
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 archaeologist 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 included but are not limited to geotechnical testing, concrete
removal, utility removal and replacement, and building excavation. The archaeologist shall
prepare a monitoring report to be submitted to the Current Planning 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 February 1,
2019, and any updated report(s) associated with the plan’s monitoring element to ensure the
restaurant’s vehicle queueing does not adversely impact Rainier Ave S.
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 40 of 42
D_ChickfilALUA21-000440-20220308_AVG
3. The applicant shall submit revised site plan and associated plans with the civil construction permit and
building permit applications that relocate the canopy entirely on to 375 Rainier Ave S. The revised plans
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
4. The applicant shall submit revised landscaping plans with the civil construction permit application that
incorporates street tree planting within the ROW planter strip abutting the 351 Rainier Ave S frontage as
determined by the Current Planning Project Manager. All other newly planted species shall be native
species unless otherwise determined by the Current Planning Project Manager. 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 an arborist’s report identifying the health of all existing trees proposed to be
transplanted; the report shall provide instruction, maintenance, and monitoring of any transplanted tree.
Transplanted trees may only be utilized if they fit within screening requirements and the preference for
larger mature species trees to mitigate the impacts of increasing the size of the surface parking lot and
vehicle queue lanes as determined by the Current Planning Project Manager. The arborist’s rep ort shall
be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
issuance.
6. The applicant shall submit revised landscaping plans with the civil construction permit application that
provides a landscaped visual barrier around the utility vault made up of native evergreen trees (including
transplanted evergreen trees) and shrubs or a combination of fencing or wall with landscaping that
provides a year-round screen and is accessible for franchise utilities to maintain. The revised plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
7. The applicant shall submit revised refuse/recycling plans and elevations with the building permit
application. The drawings shall include color elevations and material indicators of the refuse and recycle
enclosure and provide a narrative of how the space is consistent with the cladding and architectural style
of the Chick-fil-A building. The applicant may also use the original approved design under permit number
B19001766. The plan shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
8. The applicant shall implement the Traffic and Parking Management Plan (Exhibit 12) measures specifically
related to Chick-fil-A staff members managing dual entry queuing lanes to also ensure vehicle queues do
not extend onto the abutting northern property located at 307 Rainier Ave S.
9. The applicant shall submit a revised refuse and recycling plan with the building permit application which
includes a detail sheet of the self-closing door mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
10. The applicant shall submit a revised site plan with the civil construction pe rmit application that provides
delineated pedestrian pathway(s) a minimum of five feet (5’) in width 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 and be incorporated into landscaping areas to the maximum extent possible . The revised site
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
11. The applicant shall submit revised elevation plans with the building permit application that provides
weather protection spanning a minimum of 75% of the length of the east façade with attention provided
to the plaza expansion and extended at least 4.5 feet (4.5’) from the building. The revised elevation plans
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
12. 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
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 41 of 42
D_ChickfilALUA21-000440-20220308_AVG
public safety dependent on the final plaza design. This lighting plan shall be submitted with the civil
construction permit application to be reviewed and approved by the Current Planning Project Manager
prior to issuance.
13. 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
while connecting the plaza to the adjacent sidewalk. The pedestrian plaza plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit issuance.
14. The applicant shall submit a revised landscaping plan with the civil construction permit application that
provides newly installed trees for all interior parking lot landscaping. The interior planting island, on the
western portion of the interior parking area, shall be increased to a minimum width of eight feet (8’) in
the area running north/south; multiple trees shall be planted in this island. The interior planting island,
adjacent to the interior drive-through queueing lane, shall increase the northern and southern end cap to
a minimum width of 16 feet and install trees in these areas; the interior tree peninsula, situated adjacent
to the interior drive-through queueing lane and just south of the canopy shall be increased to a minimum
width of 16 feet and install a tree. All areas shall include understory vegetation to include bushes and
groundcover, at a minimum. Alternatively, the applicant can reduce the number of parking spaces to
provide the additional planting and/or reduce the width of the drive-through and increase the number of
compact parking spaces in order to provide the additional planting. Perimeter landscaping shall consist of
newly-installed trees, bushes and groundcover in addition to a decorative opaque fence or wall three feet
(3’) in height behind the perimeter landscaping along Rainier Ave S. Native coniferous tree species shall
be the dominant tree type used for all required landscaping. The applicant shall choose from Douglas fir,
western red cedar and/or western hemlock or other comparable species as determined by the Current
Planning Project Manager to meet tree requirements. Transplanted trees shall not be used to meet
landscaping requirements except where allowed for screening. The fence and design detail specifications
shall be provided on the detailed landscape plan to be submitted with the civil construction permit
application. Existing trees may be retained as understory trees if the applicant wishes. The revised
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on July 27, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Estefania Escamilla
4G Development / P.O. Box
270571 / San Diego, CA 92198
Estefania Escamilla
4G Development / P.O. Box
270571 / San Diego, CA 92198
Toula Properties, LLC
3801 – 92nd Ave NW / Bellevue,
WA 98004
TRANSMITTED on July 27, 2022 to the Parties of Record:
Alex Malesis
Commercial Corner LLC
malesis1@yahoo.com
Nelson Gould LLC
10620 NE 174th Pl
Bothell, WA 98011
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286
7/27/2022 | 2:32 PM PDT
City of Renton Department of Community & Economic Development
Chick-fil-A Restaurant
Administrative Report & Decision
LUA21-000440, ECF, SA-A
Report of July 27, 2022 Page 42 of 42
D_ChickfilALUA21-000440-20220308_AVG
TRANSMITTED on July 27, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, 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 August 10, 2022. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st
floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeal s to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
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 f inds sufficient evidence to amend the original decision, there will
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: F94832C8-5168-46AD-9392-B611DC851286
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Chick-fil-A Restaurant
Land Use File Number:
LUA21-000440, ECF, SA-A
Date of Report
July 27, 2022
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Estefania Escamilla, 4G
Development / P.O. Box
270571 / San Diego, CA 92198
Project Location
351 Rainier Ave S,
Renton, WA 98057 (APN
0007200149,
0007200126)
The following exhibits are included with the Administrative report:
Exhibit 1-21 As shown in the Environmental Review Committee (ERC) Report
Exhibit 22: Administrative Report and Decision
Exhibit 23: Architectural Construction Plans
DocuSign Envelope ID: F94832C8-5168-46AD-9392-B611DC851286