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HomeMy WebLinkAboutPlan Review Comments PRE 12-072 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: September 10, 2012 June 20, 2011     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: Carr Road/Benson Pharmacy Retail 10706 – SE Carr Road PRE 12-072      NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. 2. Existing hydrants counted, as fire protection will be required to be retrofitted with a quick disconnect storz fitting if not already installed. SANITARY SEWER Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. SURFACE WATER 1. There is an existing storm water conveyance system in the parking lot of subject site. It does not appear detention or water quality is provided on site. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Separate structural plans will be required to be submitted for review and approval under a building permit for detention and or/water quality vault. Special inspection from the building department is required. 6. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. The application is included with the pre-application packet. TRANSPORTATION 1. There are existing street frontage improvements in Carr Road, Benson Road and SE 174th Street. Existing right-of-way width on Carr Road appears to be 80 feet, 90 feet on Benson and 60 feet on SE 174th Street. Carr Road and Benson Road are classified as Principal Arterial streets and SE 174th is classified as a Commercial/Mixed Use street. 2. SE Carr Road and Benson Road dedication requirements are measured from the face of the existing curb which is to remain. Both arterials require a design showing an 8-foot planting strip and a 12-foot shared bike/pedestrian facility for a total of 20-feet from the face of curb to furthest edge of sidewalk. Dedication of right-of-way is only required to the back edge of the shared pedestrian/bike path. Based on the survey information available and assuming the existing right-of-way line is 5-feet behind the existing curb then approximately 15-feet of dedication is required for both arterial frontages, all to be confirmed with design review for construction. The final design shall include a 35-foot corner radius with appropriate dedication of right-of way as needed at the intersection of Talbot Road and SE Carr Road. The City is currently designing a project to further widen Carr Road along the north side an additional 10 feet. While this is not in the final design stage, we request the applicant to set the building back far enough from Carr Road to accommodate an additional 10 feet in the future. The City would acquire additional right-of-way per final plans at later date. Street improvements along the project side of SE 174th Street will include 18 feet of paving from the centerline, an 8-foot planting strip and a 6-foot sidewalk. Two feet of right of way dedication will be required. As there is an existing 60-foot right of way and the development is on one side, a 2-foot dedication is required to provide the standard cross section. The final design and dedication shall include a 30-foot corner radius at the intersection of Talbot Road and SE 174th Street. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design for the proposed project is complete. 3. LED street lighting will be required per City of Renton Standards. 4. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the current edition of the ITE trip generation manual. Credit will be given towards the existing use. Please identify the number of current daily trips and the anticipated daily trips to be generated by this proposed development with the traffic study. 5. Commercial sites that generate 20 vehicle trips per hour will be required to provide a traffic analysis at site plan application. The analysis should include a discussion traffic circulation to and from the site and should discuss onsite traffic circulation, including the proposed drive through. The study should include trip generation and trip distribution for the project for both AM and PM peak hours. The existing curb cuts at this site should be looked to determine what if any impacts the additional trips would have at these locations. Traffic analysis guidelines are attached. A traffic study will be required for this project. The study shall include the following elements: Site generated trips (traffic volumes) for daily, AM peak hour, and PM peak hour Site generated traffic distribution to the existing street network Site generated traffic assignment to the existing street network Existing and projected horizon year traffic volumes with and without the proposed development. Projected traffic volumes should include horizon year background volumes and any traffic volumes generated by other proposed developments approximately this development site. If the proposed development is to be phased, projected traffic volumes should be developed for the horizon year of each phase. LOS analysis for the horizon year traffic volume projections at full development (and each phase, if applicable) conducted at the following street intersections: SE Carr Road and Benson Drive South (Note that Benson Road SE is called out on the Conceptual Site Plan); SE 174th  Street and Benson Drive South; SE Carr Road and 106th Place SE; SE 174th Street and 106th Place SE; and the site access locations: SE Carr Road site access;  SE 174th Street site access; SE Carr Road shared access on the adjacent property to the west. Safety analysis to include: accident history on streets and street intersections abutting and in the vicinity of the development site; sight distance analysis at the proposed site access locations and the off-site shared access location; and, an evaluation of the impact of the proposed access locations and turning movements at these locations on existing traffic safety issues and potential new safety issues. Mitigation measures to address any LOS deficiencies, circulation issues, and safety issues generated by the proposed development. Traffic study guidelines are included with the pre-application packet. Based on the site plan provided, it appears the existing curb cut furthest to the east on Carr Road will be removed due to the location of the proposed building. It also appears that one of the main access points to the project will be from Carr Road at a driveway location along the west property line. Is this driveway/curb cut intended to be full access in and out? This will need to be analyzed by the traffic engineer to determine what if any restrictions will need to be place, based on the location and what impacts would be with existing traffic operations along this section of Carr Road. GENERAL COMMENTS 1. Any proposed rockeries or retaining walls greater than 4 feet in height will be required to obtain a separate building permit, structural plans and special inspection. 2. Transportation, Parks and Fire Mitigation or Impact fees are expected to increase in 2014.