HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000072h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc
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.
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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.
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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.
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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
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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.
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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.
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:September 13, 2012
TO:Rocale Timmons, Associate Planner
FROM:Corey Thomas, Plans Review Inspector
SUBJECT:Preliminary Comments for Carr Benson Pharmacy
Retail
1. The preliminary fire flow calculated is 2,500 gpm. A minimum of
three hydrants are required. One within 150-feet and two within
300-feet of the proposed buildings. A looped water main will be
required if fire flow exceeds 2,500 gpm. Credit for existing hydrants
may satisfy part of this condition if they meet current standards
including 5-inch storz fittings. Applicant shall provide a water
availability certificate from Soos Creek Water and Sewer District.
2. The fire mitigation impact fees are currently applicable at the rate of
$0.52 per square foot of commercial space. This fee is paid at time of
building permit issuance. Credit will be granted for existing building
area removed.
3. Approved fire sprinkler and fire alarm systems are required throughout
the buildings. Separate plans and permits required by the fire
department. Direct access is required to the fire sprinkler control room.
Fire alarm systems are required to be fully addressable and full
detection is required.
4. Fire department apparatus access roadways are required to be
minimum 20-feet wide fully paved, with 25-feet inside and 45-feet
outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 322-psi point loading. Access is
required within 150-feet of all points on the buildings. Maximum
grade allowed is 15%.
5. An electronic site plan is required prior to occupancy for pre-fire
planning purposes.
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
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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 174
th 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.
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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.
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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.
Steve Munson
Muns1@msn.com
1555 Union Ave NE #35
Renton, WA 98059