3927 RUCKER AVE BASE FILE 2018-01-02 MF Import

12. The Everett Clinic's existing "Commute Trip Reduction Program" shall be extended to include this proposed expansion. 13. To meet the required fire Flow of 4000 gal/min. for the proposed puking garage, a new 12 in. diameter water main from 38th St. to 39th St. on Hoyt Avenue will be required. 14. Garage driveway to Rucker shall be designed to minimize conflicts with pedestrians. This may required creating only one exit lane, providing pedestrian refuges, expanding the wall opening to increase sight distance, or locating the entrance on 39th Street. These design elements are subject to the approval of the City Traffic Engineer. 15. Provide traffic islands at 39th/Rucker and garage driveway/Rucker. 16. Frontage improvements to Rucker will be required to improve the safety of pedestrians, bus riders, and loading/unloading vehicles at the new clinic building. Such improvements may include roadway widening, improved curb returns at 40th and 39th, a new bus shelter, and sidewalk widening. 17. Pedestrian access from Rucker Avenue through the site to Hoyt Avenue shall be provided. 18. A construction traffic control and staging plan shall be developed and approved by the City Traffic Engineer before building permits are issued. The plan shall include provisions for off-street parking for all construction workers, preliminary detour plans, pedestrian safety provisions, and emergency vehicle access. 19. The parking analysis for this project dated May 9, 1996 indicates that adequate parking will be provided. 20. Traffic impact mitigation fee per ITMO shall be $27,050.33. Rucker at 39th and 40th have been satisfactorily addressed by supplemental traffic analysis. 21. The propose angle parking on the west side of Hoyt will require a 14-foot travel lane behind, and a 7 1/2-foot sidewalk at the head. Wheel stops will not be permitted. 22. Parking must be per City Zoning Code and City Design and Construction Standards and Specifications. For the proposed 63,900 square foot clinic, a minimum of 320 parking stalls are required. A minimum of 43 handicap spaces musts be provided for the proposed 421 parking stalls in the parking garage. 23. A pedestrian circulation system for the site must be approved by the Planning Director and Traffic Engineer prior to the issuance of any building permits. Walkways must allow pedestrians and wheelchairs to gain easy access from sidewalks and bus stops to building entrances through the use of paths which are physically separated from vehicle traffic And maneuvering areas. (See the city's Design and Construction Standards and Specifications Manual and Section 39.165 of the Zoning Code.) 24. Placement and screening of refuse disposal areas must be provided per Section 39.080 of the Zoning Code as follows: a. Garbage receptacles, dumpsters, and recycle bins shall be provided in all multiple fa,nily, commercial, industrial, and institutional developments and shall not be located in a required front yard setback area, or street side setback area for comer lots. Where an alley abuts a lot, the garbage receptacles, dumpster, or recycle bin shall be located adjacent to the alley.