HomeMy WebLinkAbout12-072 (CA Carr-Benson Pharmacy Retail)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
September 13, 2012
TO:
Pre-Application File No. 12-072
FROM:
Rocale Timmons, Associate Planner
SUBJECT:
Carr/Benson Pharmacy Retail
10706 SE Carr Road
General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are
based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained
in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator,
Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff
or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00
plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov
Project Proposal: The subject property is located on the northwest corner of Benson Rd S and SE Carr Rd at 10706 SE Carr Rd. The project site totals 3.01 acres in area and is located
within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct a 16,273 square foot drug store, with an associated drive thru, at
the very southwestern corner of the site. All existing structures would be removed prior to construction. A total of 69 surface parking stalls would be provided on site surrounding
the proposed structure. Access to the site is proposed via existing curb cuts along SE 174th Street, and Benson Rd S. One existing curb cut, along SE Carr Rd, would be eliminated
as part of the proposal. There appear to be no critical areas on site.
Current Use: The property currently contains an existing 35,000 square foot retail building which is proposed to be removed as part of the proposal.
Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Retail uses are outright permitted within
the CA zone. Drive-in/drive-through retail is permitted as an accessory to the primary retail use on site.
The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms
of landscaping, building design, signage and street furniture.
Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as
“CA standards” herein).
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. A 16,273 square
foot footprint on a 131,339 square foot site results in a building lot coverage of 8.1 percent. The project proposal appears to comply with the lot coverage requirements of the zone.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for
the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard
setback. It appears the proposal complies with the setbacks of the zone.
As a result of possible right-of-way dedication requirements the City would be supportive of increased setbacks in order to accommodate any possible future right-of-way dedications.
The support of the modification would be limited to no more than 10-feet beyond the anticipated right-of-way dedications required by the Development Services Division.
Gross Floor Area – There is no minimum requirement for gross floor area within the CA zone.
Building Height – The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 2-stories and has a height well beneath the 50-foot
maximum. Building elevations and detailed descriptions of elements and building materials are required with your land use application submittal.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). For commercial developments a minimum
of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building
gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet.
Based on the proposal for a total of 16,673 square feet of retail space; a minimum area of 90 square feet of recyclables and 180 square feet of refuse area would be required.
The location of the proposed refuse and recyclable area would be permitted along the structure’s northern façade if located completely within the primary structure.
The size of the proposed refuse and recyclable area could not be verified with the pre-application materials.
Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet, except where reduced through the site plan development review process. Further landscaping requirements can be found below in the Design
Guidelines.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting
the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review.
Parking – The following ratios would be applicable to the site:
Use
Square Footage of Use
Ratio
Required Spaces
Retail
16,673 SF
Min 2.5 spaces / 1,000 SF
Max: 5 spaces / 1,000 SF
Min: 17
Max: 34
The applicant is proposing a total of 69 parking stalls which exceeds the maximum number of stalls allowed. Where practical difficulties exist in meeting parking requirements, the
applicant may request a modification from these standards. Prior to determining support for the parking modification the applicant would be required to provide a detailed landscape
plan which strategically uses vegetation to mitigate the aesthetic impacts of the requested increase in parking.
The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject
site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact
dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface
parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of
ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific
landscape requirements (enclosed).
The drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business
hours. Typically 5 stacking spaces per window are required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress
within the site or extend into the public right-of-way. It appears the applicant has provided adequate area to meet the stacking space requirements.
Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Two ground level loading
doors are proposed on the north elevation. In order to obtain land use approval and a building permit for the proposed building, the applicant is required to obtain a parking modification
to reduce the minimum clear area for the ground level doors.
Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I.
Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks
to building entries and internally from buildings to abutting properties. The applicant would be required to revise the proposed site plan to include an additional pedestrian connection
to the property to the south, and the commercial pad to the west, within the parking lot.
Signage – Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each
sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed
a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy
area not exceeding 20% of the façade, to which it is applied, are also permitted.
If the existing pylon sign is required to be removed as part of the right-of-way dedication the applicant would be required to replace with a ground/monument sign limited to 5 feet in
height.
Public Plaza - A public plaza shall be provided at the corner of Benson Rd S and SE Carr Rd; as it is designated as a key intersection of the City. The minimum size for the plaza is
1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk.
Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets
are a few of the standards outlined in the regulations. If you are unable to meet the prescriptive standards of the code the applicant would be required to demonstrate compliance with
the intent and guidelines of the respective section that includes the standard.
The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. While the applicant has not complied with this prescriptive standard the proposed
elevations generally meet the intent to ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. Final support for the requested
deviation from the prescriptive standard will be determined when a formal land use application, containing finalized elevations, is submitted.
Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner
lot.
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.
All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is
between four feet (4') and eight feet (8') above ground (as measured on the true elevation).
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.
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes.
Critical Areas
There are no critical areas located on site.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and number of parking stalls. Therefore, an environmental
checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the
project proponent, by a citizen of the community, or another entity having standing for an appeal.
Permit Requirements
The proposal would require Administrative Site Plan Approval, Environmental (SEPA) Review, and two parking modifications. The purpose of the Site Plan process is the detailed arrangement
of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development
consistent with City goals and policies General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including:
b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On-Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation for all users.
e. Open Space. Incorporation of public and private 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;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural
systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement
the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and
i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable.
The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials (see
attached).
All applications can be reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The Site Plan Review application fee is $2,000. The application
fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the parking modifications are $100 each. There is an additional 3% technology fee at the time of land
use application. Detailed information regarding the land use application submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review
of the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact
fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined.
A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development;
A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.