HomeMy WebLinkAboutEX17_AdvisoryNotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA23-000355
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal p rocess for
the land use action.
Planning:
(Contact: Andrew Van Gordon, 425-430-7286,avangordon@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individual ly protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for
adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Yong Qi, 425-430-7439,yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated November 3, 2023.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Fire impact fees are applicable at the rate of $1.25 per square foot of retail space, $5.92 per square
foot of restaurant and $964.53 per multifamily unit. This fee is paid at the time of building permit
issuance. No charge for parking garage areas.
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ADVISORY NOTES TO APPLICANT
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2. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within
150-feet and two within 300-feet of the building. One hydrant is required within 50 -feet of all fire
department connections for standpipes and sprinkler systems. Existing hydrants may be counted
toward the requirements if they meet the current code including 5-inch storz fittings, which they do
not. A minimum of one new fire hydrant is required.
3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. Dry
standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser
room. Fire alarm system is required to be fully addressable and full detection is required. Separate
plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150 -feet of all points on the building.
Fire lane signage required for the on-site roadway. The required turning radius are 25-feet inside and
45-feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of
a 30-ton vehicle and 75-psi point loading.
5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher.
Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. See Attached Police Memo
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 3, 2023
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Dreamliner Apartment
511 Airport Way, Renton, WA 980575
LUA23-000355
I have reviewed the application for the Dreamliner Apartments located at parcel #7229300580 and have
the following comments:
EXISTING CONDITIONS:
WATER: The proposed project is within the City of Renton’s water service area and in the Valley 196
Pressure Zone. Below is a summary of the existing water system in the project vicinity:
1. There is an existing 8-inch water main in Airport Way that can deliver a maximum capacity of
2,500 gpm (Record Dwg: W-038112). The static water pressure is approximately 65 psi at
ground elevation of 34 feet.
2. There (are) no existing water service(s) to the subject property.
SEWER: There is an existing 8” PVC sewer main (Record Dwg: S-044903) in South Tillicum Street. The
proposed development can get sewer service by connecting with this existing sewer main.
STORM DRAINAGE: There is an existing catch basin along the southern frontage of Airport Way, which
connects to an existing 12” concrete pipe (Record Dwg: R-155408). Runoff entering this catch basin is
conveyed northeast and eventually outfalls to the Cedar River. The project site is relatively flat with the
elevation of approximately 34’.
STREETS: The project site takes access from Airport Way to the south of the site. The following describes
the existing street sections:
• Airport Way (Principal Arterial Street) – 80 foot right of way width with approximately 78 feet
paved roadway.
• South Tillicum Street (Alley) – The existing right-of-way in South Tillicum Street is 16 feet.
WATER COMMENTS:
1. Civil plans for the water improvements will be required and must be prepared by a Professional
Engineer registered in the State of Washington. Please refer to City of Renton General Design
and Construction Standards as shown in Appendix K of the City’s 2021 Water System Plan.
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ADVISORY NOTES TO APPLICANT
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2. The proposed preliminary utility plan depicts the installation of one fire hydrant, a 2’’ water
service line and meter for commercial use, a 2’’ water service line and meter for residential
use, and a 4’’ fire service line with a post indicator valves (PIV) connecting to the existing 8-inch
water main (Valley 196 Pressure Zone) in Airport Way:
a. The preliminary fire flow is 2,250 gpm for a fire sprinklered building per Renton Regional
Fire Authority (RRFA) based on the preliminary site plan. Therefore, a looped water main
is not required.
b. A minimum of three fire hydrants are required. One within 150-feet and two within 300-
feet of the building. One new hydrant is required within 50 feet of the fire sprinkler fire
department connection, which is shown in the preliminary utility plan and the conceptual
layout is deemed acceptable. Installation of “Storz” adapters on the two existing adjacent
hydrants (Hydrant ID No. HYD-S-00042 and HYD-S-00228) along the north side of Airport
Way are required.
c. A reduced pressure backflow assembly (RPBA) is required for the 2’’ water meter serving
the commercial use. The RPBA shall be installed inside an above-ground heated enclosure
per City current standard plan no. 360.1. The RPBA may be located inside the building if a
drainage outlet for the relief valve is provided, and the location is pre-approved by the
City Plan Reviewer and City Water Utility Department.
d. A double check valve assembly (DCVA) is required for the 2’’ water meter serving the
residential use, the DCVA shall be installed behand the meter on private property per City
standard plan no. 340.8. The DCVA may be located inside the building if the location is
approved by the City Plan Reviewer and City Water Utility Department.
e. The proposed preliminary utility plan depicts the installation of a 4’’ fire service line with
a post indicator valves (PIV) connecting to the existing 8-inch water main in Airport Way
outside of the building within the project site, the conceptual layout is deemed
acceptable. However, the DCDA shall be installed per City Standard Plan 350.3 instead of
360.3 as shown on the preliminary utility plan.
f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA),
if applicable.
g. Show the existing trees in the ROW on the Civil Plans. Add dimension lines for
reference. Please reach out to Urban Forestry & Natural Resources Manager to for
approval of the proximity of the proposed lines adjacent to the existing tree (#004) within
the ROW.
h. A 15-foot-wide public water easement is required for any public water main, hydrants,
and water meters located outside City Right of Way.
i. There is an existing meter setter currently shown on the survey that is not called out.
Please call out the removal and salvage of the existing meter setter located adjacent to
the proposed driveway along Airport Way.
3. The development is subject to meter installation fees based on the number and size of the
meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024
Development Fees document on the City’s website. Fees will be charged based on the rate at the
time of construction permit issuance and are not vested to the rates at land-use approval.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 2-inch meter is $38,800.00.
b. Water Service installation fee is $4,735.00 per 2-inch service line.
c. Drop-in meter fee is $950.00 for a 2-inch meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
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ADVISORY NOTES TO APPLICANT
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SEWER COMMENTS:
1. Sewer service is provided by City of Renton.
2. All wastewater from the proposed parking structure shall be routed through a City approved
oil/water separator prior to discharge into the sewer main:
a. The submitted preliminary utility plan depicts the drainage/floor drain from the
undercover parking is routed through an 8’’ pipe to an oil water separator prior to
discharge into the sewer main. Staff has reviewed the preliminary design and
determined it is conceptually acceptable. However, the proposed 8’’ sewer stub shall
be connected to the sewer main directly instead of the sewer manhole.
b. The proposed oil water separator needs to be sized per the latest current Uniform
Plumbing Code (UPC). And a detailed design needs to be provided as a portion of the
civil construction permit application. The maintenance and operation of the oil/water
separator shall be taken into consideration during the design process.
3. All new building side sewers shall be a minimum of 6” and shall run at a slope of 2% to the sewer
main:
a. The submitted preliminary utility plan does not show any sewer stub/side sewer
serving the proposed building, which shall be provided as a portion of the civil
construction permit application.
b. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
c. All existing side sewers and sewer stub shall be shown in the utility construction plan
and shall be cut/capped per city’s standards.
d. If proposed, any commercial kitchen will require a grease trap/grease interceptor.
4. The development is subject to a wastewater system development charge (SDC) fee. Current fees
can be found in the 2024 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance and are not vested to the
rates at land-use approval.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton.
STORM DRAINAGE COMMENTS:
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual is required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water
Design Manual (RSWDM) to determine what type of drainage review is required for this site.
Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard
area (matching existing site conditions). The site falls within the Lower Cedar River drainage
basin.
a. A preliminary technical information report (TIR) prepared by Encompass Engineering
& Survey, Inc., dated August 8th, 2023, was submitted by the Applicant with the Land
Use Application, which was prepared following the 2022 RSWDM.
b. Core Requirement #2, off-site analysis: A Level 1 downstream analysis was performed
on Section III of the TIR. The downstream drainage paths were field inspected on
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ADVISORY NOTES TO APPLICANT
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October 29,2020 for existing drainage problems and the analysis concluded there are
no existing drainage problems before discharging to the Cedar River.
c. Core Requirement #3, per the TIR, the project meets the direct discharge exemption per
Section 1.2.3.1 of the RSWDM, as it drains to the Cedar River downstream of the Taylor
Creek confluence. Therefore, no flow control facilities are required for this project. Staff
has reviewed the preliminary analysis and determined it is acceptable.
2. Conveyance, Core Requirement #4: All new conveyance systems constructed as part of the
project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that
the storm systems serve.
a. The preliminary TIR depicts the new pipe systems are designed with sufficient capacity
to convey the 100-year peak flow, assuming developed conditions for onsite tributary
areas.
b. The final onsite and offsite conveyance analysis will be further reviewed during the civil
construction permit application.
3. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not
include a CSWPP and ESC plan.
a. A final CSWPP and ESC plan shall be included with the TIR and utility plans submit as a
portion of the civil construction permit application.
4. Water Quality, RSWDM Core Requirement #8: If the new plus replaced pollution generating
impervious (PGIS) surface exceeds 5,000 SF, the applicant will be required to provide enhanced
basic water quality treatment.
a. The preliminary TIR indicates that the total PGIS is 599 SF, which is under the 5,000
square feet threshold. Therefore, water quality facilities are not required. Staff has
reviewed the preliminary analysis and determined it is acceptable.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
a. The preliminary TIR depicts to use soil amendment for all proposed pervious surfaces
to satisfy Core Requirement #9, On-Site BMPs. Staff concurs with the assessment and
will further review as a portion of the Civil Construction Permit Application.
6. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
a. A geotechnical report prepared by Riley Group, LLC, dated January 26, 2021, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the test borings drilled at the site encountered very
soft to very stiff silt with varying amounts of sand and very loose to very dense sand
with varying amounts of silt and gravel and gravel with varying amounts of silt and
sand. Therefore, infiltration of stormwater is not feasible at the project site.
c. The groundwater was encountered at about 10 feet during the subsurface exploration.
7. The 2024 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit
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and are not vested to the rates at land-use approval. This fee is subject to change based on the
calendar year the construction permit is issued.
TRANSPORTATION/STREET COMMENTS:
1. The project site fronts Airport Way along the north property line. Airport Way is classified as a
Principal Arterial Street, with an existing right-of-way (ROW) width of approximately 80 feet. To
meet the City’s complete street standards for principal arterial streets, minimum ROW width is
125 feet for a 7 lanes street. Dedication of 22.5 feet of ROW would be required. However, the
City Transportation section has recommended that the existing curb location and pavement
width on the south side of Airport Way is sufficient, and a modified principal arterial street
standard is deemed acceptable. Therefore, a 0.5 feet wide curb, 8 feet wide landscaped
planter, 8 feet wide sidewalk, and 1 feet wide clear width back of sidewalk are required to be
provided within the right of way. Dedication of right of way will be required to install the 8-foot
planter strip and 8-foot sidewalk, and the 1-foot clear width back of sidewalk.
a. The submitted preliminary civil plan depicts ROW dedication of approximately 11.5
feet and street improvements along Airport Way following the requirement above.
Staff has reviewed the conceptual layout and determined it is acceptable.
2. The project site fronts South Tillicum Street along the south property line. South Tillicum Street
is classified as an Alley with existing right of way of 16th feet. No ROW dedication or street
improvements are required.
3. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum
width of a two-way drive aisle is 24’ with 90-degree parking.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. Street lighting and trees are required to meet current city standards. Lighting plans are required
to be submitted with the land use application and will be reviewed during the construction utility
permit review.
a. Street lighting is required for residential of more than four units per RMC4-6-060.F.1.a.
The submitted lighting plans with photometric analysis will be further reviewed during
the Civil Construction Permit Application.
7. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of
the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact
analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or
PM peak, then applicant should contact the City to get information of the locations where traffic
analysis is required.
a. A Traffic Impact Analysis (TIA) dated January 2024, was prepared by TranspoGroup,
LLC. and submitted with the land use application. The TIA indicates that the proposed
project is anticipated to generate 312 weekday net new daily trips with 19 weekd ay
AM peak hour trips and 33 weekday PM peak hour trips. The off-site study
intersections are anticipated to operate at Level of Service (LOS) D or better during
the weekday AM and PM peak hours under future (2026) with-project conditions. The
primary site access driveways along Airport Way and S Tillicum Street are forecast to
operate at LOS C or better during the weekday AM and PM peak hours. Staff concurs
with the assessment.
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b. The TIA indicates that the transportation impact fee is estimated to be $286,510.74
for this development. Final transportation impact fees will be charged based on the
rate at the time of construction permit issuance and are not vested to the rates at
land-use approval.
GENERAL COMMENTS:
1. The fees listed are for 2024. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current fee schedule.
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511 Airport Way Mixed-Use Page 1 of 3 LUA23-000355
PROJECT LUA23-000355
(no bluebeam)
511 Airport Way Mixed-Use Multi-Housing Project
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
27 Police Calls for Service Estimated (includes multi-housing units and commercial space)
CONSTRUCTION PHASE
To protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site will need security lighting and any construction trailers should be
completely fenced in with portable chain-link fencing. Fencing will provide both a physical and
psychological barrier to any prospective thief and will demonstrate that this area is private property.
Construction trailers should be kept locked when not in use, and should also have a heavy-duty
deadbolt installed with no less then a 1 -1/2” throw when bolted. Glass windows in the trailer should
be shatter-resistant. Any construction material that contains copper should be removed from the
construction site at the end of each working day; housing this material at the site (even within a
“secured” container) still holds a risk of it being stolen when the site is vacated at the end of the work
day. Toolboxes and storage containers should be secured with heavy-duty shrouded padlocks and
kept secured when not in use. There is a homeless population in this area that may be motivated to
come to the site with the intention of making profit off of tools and materials.
I recommend you post “No Trespassing” signs on the property while it’s under construction. This will
aid police in making arrests on the property after hours. I strongly recommend the use of private
security personnel to patrol the site during the hours of darkness due to the risk of this site being
highly attractive to area thieves/burglars. Foregoing that, it’s recommended an interactive CCTV
surveillance system be temporarily put into place to deter unwanted subjects from coming onto the
job site.
COMPLETED MIXED-USE LOCATIONS
All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch
guards and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted
with hardware described above and equipped with a layer of security film. Security film can increase
the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain
entry.
Access to the back of the mixed-use areas appear to be unrestricted so it’s recommended security
alarms be installed at these locations following construction. Use of key fobs or access cards may be
the best way to separate public traffic from private at this project site.
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The installation of cameras within the development is recommended. Having cameras installed
throughout the property will assist in thwarting criminal activity within typically isolated areas.
Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and
latchguard. These locations can sometimes be tempting targets for thieves who want to break into
laundry appliances to collect the coins that accumulate. And utilizing these spaces as locations to
loiter and sleep is very common for the unhoused population. I further recommend the installation
of devices that operate these appliances by prepaid cards (or fobs) only. It’s very expensive to fix
these machines, only to have them broken into time-after-time due to the large amount of money
that can be located inside.
Limited Access Garage Locations & Parking Lots
Parking locations will be a tempting target for thieves. Theft from motor vehicle and auto theft are
prevalent in the region and any garage housing vehicles utilized by visitors, employees, and /or
residents are likely to have items of value left inside. I recommend the installation and substantial
advertisement of surveillance cameras surrounding any parking areas, as well as an abundance of
lighting.
Signage providing clear instructions to residents, guests, and retail users to keep valuables out of
vehicles should be posted in all parking areas.
Common Areas
I discourage the installation of solid benches, solid surface tables, or “rest stops” that can be easily
accessed by the public; these will most likely attract unwanted activity, pushing out intended users.
Any retaining walls or concrete berms should be finished with material that would discourage long-
term loitering (grated designs, skateboard deterrents, varied leveling, etc.).
Lighting
Lighting is the #1 deterrent to crime. Adequate exterior lighting will assist in the deterrent of theft
from motor vehicle as well as provide safe pedestrian travel for both employees, customers and
residents.
Disposal Receptacles
All dumpster areas should be housed within a structure of a height and strength that will deter
unwanted subjects from gaining access to them when not in use by legitimate users. .
hospitable for legitimate users. This would include keeping the common areas clean of debris and
garbage, any graffiti be reported and covered up immediately, and any suspicious activity be reported
to 911 as soon as possible.
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Storage Units
Although it may seem low-risk, it’s actually quite common for multi-housing properties to experience
storage room thefts. I recommend placement of these units been in a high traffic area, within a
structure that has a deadbolt with 3” wood screws installed in the strikeplate, as well as the
installation of latch guards to help protect the locking mechanism from being pr ied. Any bike storage
locations should be fully-enclosed with electronic access for residents and surveillance cameras
installed in the event there are any problems with theft from the area.
Maintenance Rooms
Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the
strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms
from being pried.
It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete. This will allow for a more
comprehensive security evaluation that would be specific to each structure. Contact Cyndie Morris,
425.430.7521, when you would like to make an appointment.
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