Site improvements shall be in accordance with the City Zoning Code or variances granted and with the intent of the site plan as approved by the Planning Commission as well as all other applicable ordinances, codes, rules and regulations and the following:
(a) Vehicular and Pedestrian Traffic and Parking.
(1) The site plan shall show that the proper relationship exists between, roadways, service roads, driveways and parking areas to promote pedestrian and vehicular traffic safety on both public and private lands.
(2) Channelization, signing, striping, pavement marking and traffic control devices shall be provided in accordance with accepted engineering design and construction practices or acceptable and verifiable alternate engineering and construction standards.
(3) The design may provide for pedestrian and vehicular access to adjacent properties, where topographic features allow, to reduce unnecessary short entry/exit movements in the public right of way.
(4) Roadways, service roads and driveways shall be so located and related as to minimize the possibility of adverse effects upon adjacent development and in no case shall a drive be located closer than fifty feet from the center line of two intersecting streets.
(5) Roadways, service roads and driveways shall be shown to have adequate and safe sight distance along the streets they intersect. Obstructions, including parked vehicles, which interfere with the required sight distance at street or drive intersections, are prohibited.
(6) On-site traffic circulation shall be designed to accommodate emergency and safety vehicle access for adequate police and fire protection.
(7) Screening of parking areas and service areas shall be provided through landscaping and/or ornamental walls or fences to promote harmony with adjacent development. Large parking areas (greater than fifty parking spaces) shall be provided visual relief through the use of tree planted and landscaped dividers, islands and walkways.
(8) Hard surface parking areas shall be designed with a minimum service life of twenty years. Drive aprons on curbed streets shall be constructed of a minimum of eight inches of plain concrete within the street right of way. Porous parking systems may also be incorporated into a parking lot design with a verified and acceptable engineering and construction design.
(9) In areas where evidence of pedestrian traffic is present or where the proposed development can be expected to generate pedestrian traffic or where walks exist within the general vicinity of the proposed development, sidewalks shall be constructed along the street frontage and throughout the development to accommodate pedestrian traffic. Where existing sidewalks are broken or misaligned, they shall be repaired.
(10) An accessible location shall be provided and shown for trash receptacles of adequate capacity for the proposed use of the site. Trash receptacles shall not utilize required parking, loading or vehicular movement areas.
(11) Lighting of streets, drives, parking areas and walkways shall be provided in a manner appropriate with the proposed development and approved by the Community Development Department. Street lamps shall be of a decorative nature in residential areas and where appropriate in commercial areas.
(12) With reference to newly constructed commercial and business structures, there shall be at least one public entrance into such buildings, which shall be accessible to handicapped persons from a street or from at least one parking area, which is set aside for the use of the building.
(b) Stormwater.
(1) Stormwater systems shall be designed in accordance with accepted engineering practice or acceptable and verifiable engineering and construction design.
(2) Sufficient investigation shall be conducted to verify that the condition and capacity of any existing storm sewer to be utilized as a part of the development or as a discharge point for stormwater from the development is adequate and that its use will not adversely affect other properties. Such investigation shall be supplemented with surveys, field reports and calculations or via existing information on record with the City of Kent.
(3) Off-site improvements to the stormwater collection system as may be required to accommodate the development shall be constructed at the expense of the developer.
(4) Roof drains shall be connected to the storm sewer system or drainage course. Upon receiving a written request, the Community Development Director may approve a variance to this requirement where one or more of the following conditions exist:
A. The nearest street storm sewer is located 200 feet or more from the nearest corner of the building;
B. The ground level at the building foundation is lower than the street or the storm sewer in the street;
C. A natural waterway in the form of a wetland, stream, ditch or drainage pipe crosses the property and a piped connection to the natural waterway is proposed. Discharge to a natural waterway on an adjacent property may also be considered where an easement is obtained for the discharge;
D. The existing structure was constructed prior to the existence of storm sewers and the existing point of discharge is creating no obvious negative impact that any existing drains and/or drywell systems shall be maintained in good working condition and no foundation drains or other pumped water shall be permitted to discharge onto the street;
E. Roadside swales, in neighborhoods so constructed, may be used for roof and foundation drain discharge where storm sewers are not available;
F. In the event that a proper outlet is not available (as noted above) and outletting the roof drains would result in potential damage or excessive inconvenience to the downstream owner, then the outlet shall be connected into a "dry well" of sufficient size to contain a five (5) year design storm.
(5) Wherever possible and in all projects which encumber 40,000 square feet of ground surface area with building and/or hard surfaces (pavements, walks, etc.), the stormwater design shall incorporate storm-water detention and/or retention designed and constructed in accordance with approved engineering practices or acceptable and verifiable engineering and construction design.
(c) City Utilities (Water and Sanitary Sewer).
(1) The developer shall be responsible for providing adequate investigation of the existing utility systems to verify that their condition and capacity is adequate for the use intended. When available, existing City of Kent records will be made available to the developer.
(2) City utilities shall be extended to the boundaries of the site to provide for future development and to promote the integrity of the utility.
(3) The City reserves the sole right to determine those on-site utilities which shall become a part of the public system and the size, grade and type of construction of such utilities. The developer shall provide easements as may be required by the City for such utilities, which are to become a part of the public system.
(4) Where private utility lines result in long lines and/or multiple service points, at the discretion of the Community Development Department, the developer may be required to install metering vaults and/or inspection wells near the point of connection to the public system.
(5) Private utilities connected to the public system shall be maintained free of leaks and defects at the sole expense of the owner and/or user of the utility.
(6) In the case of commercial and industrial uses, adequate provision shall be made for the collection, treatment and/or disposal of all wastes, including oils and grease, which may be harmful to the public collection and/or treatment system. Adequate information shall be submitted to allow a determination of the components of the waste to be discharged and complete compliance with the City's sewer use regulations and wastewater pretreatment ordinance is required. All installations required to satisfy these provisions shall be designed and be included as a part of the site plan submission.
(7) Existing utilities shall not be used for new or expanded facilities unless prior approval is received from the Community Development Department. The developer shall submit evidence that the existing facilities have been first inspected, tested and found to be free of defects and leaks and equal to or better than current Code requirements for the type and volume of flows anticipated prior to requesting approval from the Community Development Department. Upon review of such evidence, the Community Development Department may approve the proposed use or require upgrades as approved engineering practices dictate.
(8) Each building and/or use therein shall be serviced by its own individual utility lines unless otherwise approved by the Community Development Director. When available, existing City of Kent records will be made available to the developer. (Ord. 2001-71. Passed 7-18-01.)