HomeMy WebLinkAboutEX_13_C_Advisory_Notes_RRFADEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA24-000373
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
process for the land use action.
Planning:
(Contact: Jill Ding, 425-430-6598, jding@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. 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.
5. 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 individually
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.
Development Engineering:
(Contact: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov)
1. See Development Engineering Memo dated December 16, 2024.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire flow requirement is 3,000 gpm. Three fire hydrants are required. One within 150-feet and
two within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire
department connections for standpipe and sprinkler systems, for each building. Existing hydrants
may be counted toward the requirements if they meet current code. A looped water main is
required for all fire flows over 2,500 gpm. Water is provided by King County Water District 90. A
water availability certificate is required to be obtained from them.
2. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout each
building. Separate plans and permits required by the fire department. Direct outside access is EXHIBIT 13
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA24-000373
required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire
alarm system. Separate plans and permits are required for all aboveground tank installations.
3. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane signage required for any on site roadways. 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. Minimum vertical clearance is
13-feet, 6-inches. Fire lane signage required per code.
4. Applicant shall provide a hazardous material inventory statement for proposed maintenance
facility building prior to building permit issuance. Use of fire department form or equivalent is
required.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. I have reviewed the title report and wanted to note that there is an easement (item no. 5; recording
no. 9101071193) granted to KCWD #90 for a water main that is over the 16’ alley that bisects
parcel no. 3664500008.
2. The drainage plan indicates that a concrete detention vault will be built partially over the alley. The
easement does not allow for permanent structures to be built over the easement area.
3. It appears the easement was obtained because the eastern portion of the 16’ alley was vacated
prior to the City annexing the area.
4. A Real Estate Excise Tax affidavit shall be provided to accompany the Deed of Dedication.
Community Services:
(Contact: Betsy Severtsen, 425-430-6611, bsevertsen@rentonwa.gov)
1. None
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. See attached Memo.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2024
TO: Jill Ding, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Fire Station 16
15815 SE 128th St
LUA24‐000373
I have reviewed the application for the Fire Station 16 located at 15815 SE 128th and have the following
comments:
EXISTING CONDITIONS
The site comprises of four parcels 3664500007, 3664500008, 36645000009, 3664500330 of
approximately 147,314 square feet. The site currently contains several structures. The site is fronted by
private property in the south, 156th Ave SE to the west, private property to the east, and SE 128th St to the
North.
WATER: The proposed development is within KC Water District 90 service area
SEWER: The proposed development is within the City’s sewer service area. There is no sewer
infrastructure fronting the property
STORM: The site is slightly sloped from the northeast to the southwest. There is no public storm main
fronting the parcel.
TRANSPORTATION: The proposed development fronts ne 4th St along the North property line. NE 4th St is
classified as an Arterial with an existing ROW of approximately 84 feet. The proposed
development fronts 156th Ave SE along the West property line. 156th Ave SE is classified as a
residential access street with an existing ROW of approximately 60 feet.
WATER COMMENTS
1. Water service is provided by KC Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
a. A water availability certificate was not provided with the land use application.
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Fire Station 16 – LUA24‐000373
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December 16th, 2024
3. Review of the water plans will be conducted by KC Water District 90 and the Renton Regional Fire
Authority.
4. Plans approved by KC Water District 90 shall be routed to the City for final review prior to civil
construction permit issuance.
SEWER COMMENTS
1. Applicant proposes to extend the sewer main along 158th Ave SE to provide connection to the
new fire station.
a. Proposal depicts approximately 1094 LF of 8‐in sewer main extension along 158th Ave
SE and 5 sanitary sewer manholes for off‐site improvement. Sewer Main extension is
required along the full width of the property’s frontage to provide future connection
opportunities. Applicant to revise the off‐site sewer improvement plan at the time of
civil construction permit application. A portion of ROW along 158th belongs to
Unincorporated King County. A separate franchise permit from KC shall be required. A
grease trap/interceptor is required if a commercial kitchen is being installed in the
building.
b. Applicant applies for a latecomer request for 16 benefited parcels. The latecomer
agreement will be reviewed in further detail at the time of civil construction permit
application.
2. Individual sewer stubs from the sewer main and individual side sewers are required for each lot.
All new sewer stubs shall conform to the standards in RMC 4‐6‐060 and City of Renton Standard
Details.
a. For on‐site improvement, proposal depicts two water/oil separators, approximately
585 LF of 8‐in sewer main on private property in a 15 ft wide public utility easement,
and 5 sections of 6” side sewer connecting to this main. This configuration is
conceptually acceptable and will be reviewed in further detail at the time of civil
construction permit application.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. 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.
a. The current sewer fee for is $3,650.00 per 1‐inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cit
yofRenton
4. The project is located within the Central Plateau Interceptor Area
a. The current fee for 2024 is $538.48
STORM DRAINAGE COMMENTS
1. A geotechnical report dated August 5, 2022, completed by Geo Engineers, was provided with the
Land Use Application. The report discusses the soil and groundwater characteristics of the site
and provides recommendations for project design and construction. Geotechnical
recommendations presented in this report state that the on‐site soils are not suitable for
infiltration.
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Fire Station 16 – LUA24‐000373
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December 16th, 2024
2. A Preliminary Technical Information Report (TIR) dated November 12, 2024 was submitted with
the Land Use Application. Based on the City of Renton’s flow control map, the site falls within two
threshold discharge areas that discharge to separate drainage basins. TDA 1 includes the majority
of the improvements from the site, is in the Flow Control Duration Standard – Matching Forested
area and is within the May Creek Drainage Basin. TDA 2 includes a small portion of the site located
in the South West corner of the site is in the Flood Problem Flow Control Standard area and is
within the Lower Cedar River Drainage Basin. The report is based on a Full drainage review and
Core Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical
Information Report.
a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site. The preliminary TIR submittal includes a
Level 1 Downstream Analysis.
b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. The proposed project improvements are greater
than 5,000 SF of new plus replaced impervious surface; therefore, the project is subject
to flow control requirement.
i. For TDA 1, the preliminary TIR and land use application propose using a
StormTech SC‐740 Chamber System and a Detention Vault, with associated flow
control structures, to mitigate the new plus replaced impervious surface area
associated with TDA 1. The proposal is conceptually acceptable and will be
reviewed further at the time of civil construction permit application.
ii. There is no proposed stormwater detention system for TDA 2. The preliminary
TIR claims that flow control for TDA 2 is not required since the proposed
improvements in TDA 2 result in less than 5,000 SF of new plus replaced
impervious surface and less than ¾ acres of new pervious surface will be added.
However, the Basic Exemption’s 5,000 SF threshold is crossed at the project
level. TDA 2 may still qualify for a flow control exemption via Exemption #1 for
Flood Problem Flow Control Standard Areas if in TDA 2 there is no more than a
0.15‐cfs difference in the sum of developed 100‐year peak flows and the sum of
historical (forested) site conditions 100‐year peak flows.
c. Conveyance, RSWDM 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.
i. Stormwater main extension North along 158th Ave NE is needed to
accommodate future growth and development of 158th Ave NE.
ii. There is an existing easement granted to KCWD 90 for a water main bisecting
parcel 3664500008. Permanent structures and utility infrastructures shall not
be located within this easement.
iii. Conveyance system capacity analysis was not provided with this submittal.
Backwater analysis and conveyance system analysis must be submitted at the
time of civil construction permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
indicates that a plan will be addressed during final design.
i. A CSWPP plan shall be provided as part of the TIR and construction plans
included with the Civil Construction Permit application. Since the site is over 1
acre, construction stormwater general permit from DOE will be required.
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Fire Station 16 – LUA24‐000373
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December 16th, 2024
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a
maintenance and operation manual will be addressed during final design.
i. A maintenance and operation manual shall be provided as part of the TIR and
included with the Civil Construction Permit application.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface that is not fully dispersed and less
than 0.75 acre of pollution generating pervious surface that is not fully dispersed require
water quality. The TIR states that TDA 1 results in more than 5,000 SF of PGIS; therefore,
Enhanced Basic Water Quality Treatment is required. TDA 2 results in less than under
5,000 sf of new plus replaced PGIS; therefore not requiring water quality.
i. Staff concurs with this determination based on the conceptual plan included
with the land use application. However, the water quality design and
exemption will be evaluated further at the time of civil construction permit
application for compliance.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on‐site BMPs will be required
to help mitigate the new runoff created by this development. The proposal discusses the
feasibility of each BMP as listed in section 1.2.9.2.2 Large Lot BMP requirements for TDA
1.
i. The preliminary TIR evaluates the feasibility of full/limited infiltration,
Bioretention, Permeable Pavement and Basic Dispersion. Additional evaluation
for Reduced Impervious Surface Credit, Native Growth Retention Credit, Tree
Retention Credit and Perforated Pipe Connection is required and shall be
included with the TIR submit at the time of civil construction permit application.
ii. The preliminary TIR claims that BMP evaluation for TDA 2 is not required since
the proposed improvements in TDA 2 is less than 2,000 SF. However, this is not
an exemption in the manual. Onsite BMP evaluation is triggered for both TDAs
as the Basic Exemption’s 2,000 SF threshold is crossed at the project level.
3. There is a 2024 System Development Charge of $0.92 per sqft. SDC fees are payable at
construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$175,000. The proposed development fronts 158th Ave SE along the West property line and fronts
NE 4th St along the North property line.
i. NE 4th St is classified as a Principal Arterial street with an existing right‐of‐way
(ROW) width of approximately 84 feet per the King County Assessors map. To
meet the City’s complete street standards for Principal Arterial streets with 5
lanes a minimum ROW width of 103 feet is required. Per RMC 4‐6‐060 half of
street improvements as taken from the ROW centerline shall be required and
include a minimum 66 foot paved road (33 feet from centerline), a 0.5 foot curb,
an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at back of walk,
street trees and storm drainage improvements. Dedication of approximately 9.5
feet would be required pending final survey. However, there is a corridor
improvement plan for NE 4th St that consists of a 66 foot paved road, a 10 foot
Docusign Envelope ID: 9C8AD163-664C-4B8F-8817-4315F1866DB3
Fire Station 16 – LUA24‐000373
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December 16th, 2024
landscaped sidewalk and storm drainage improvements. Dedication of
approximately 1 foot is required for the street frontage.
i. A modification application was submitted with the land use application
requesting an alternative street section that is consistent with the indicated
street section above. This is conceptually acceptable and will be further
reviewed at the time of civil construction permit.
b. 158th Ave SE is classified as a Residential Access street with an existing ROW width of
approximately 60 feet. To meet the City’s complete street standards for Residential
Access streets the minimum ROW width is 53‐feet. Per RMC 4‐6‐060 half street
improvements would include a pavement width of 26 feet (13 feet from centerline) a 0.5
foot curb, 8 foot planting strip, 5 foot sidewalk, street trees and storm drainage
improvements.
i. The proposal depicts the specified street section along 158th Ave SE. This is
conceptually acceptable and will be further reviewed at the time of civil
construction permit.
2. Street lighting is required along all public street frontages for projects with more than 5,000 SF of
commercial space. See RMC 4‐6‐060 for street lighting requirements.
i. Streetlighting plan is not included as part of this submittal. A complete
streetlighting plan and photometric calculation must be submitted at the time
of civil construction permit application.
3. All existing and proposed utility lines along the property frontage must be relocated underground
per RMC 4‐6‐090.
a. Existing power poles, telecommunication, and power lines along 158th Ave SE will need
to be undergrounded. The existing civil drawing is showing an existing pole being
relocated, installation of 2 poles and 200 LF of underground utilities. Undergrounding
of existing and new utility lines will be further reviewed at the time of civil construction
permit application. A separate franchise permit is required.
4. Refer to City code 4‐4‐080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of a driveway is 30 feet exclusive of the radii of the returns and taper
section. A modification will be required for the proposed driveway more than 30 feet.
i. The proposed plan shows a 58.7’ driveway along NE 4th St. CED is in support of
this driveway modification.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. 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. Traffic Impact Analysis is not required as the site does not generates 20 or more peak
hour trips. A traffic memo was included in the land use application showing a 8 net
new AM and 2 net new PM trip hour for the relocated fire station and a 7 net new AM
and a 7 net new PM trip hour for the maintenance facility. Staff has reviewed and
concurs with the finding in this memo.
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December 16th, 2024
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.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
3. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
4. A demo permit is required for the demolition of the existing building(s). The demo permit shall be
acquired through the building department.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground in accordance with RMC 4‐6‐090. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7‐feet minimum horizontal and 1‐foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10‐
feet horizontal and 1.5‐feet vertical.
b. The stormwater line should be minimum 5 feet away from any other
structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining
wall or of the building.
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PROJECT LUA24-000373
Renton Regional Fire – New Fire Station 16
15815 SE 128th St., Renton
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
CONSTRUCTION PHASE
To protect materials and equipment it is recommended that all materials and tools be
locked up when not in use. Toolboxes and storage containers should be secured with
heavy-duty padlocks and kept locked when not in use. The site will need security
lighting and any construction trailer should be completely fenced in with portable chain-
link fencing. The fence will provide both a physical and psychological barrier to any
prospective thief. 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.
Any construction material that contains copper should be removed from the construction
site at the end of each working day or well-secured. Glass windows in the trailer should
be shatter resistant.
I also recommend Renton Regional Fire post appropriate “No Trespassing” signs on the
property while it’s under construction. This will aid police in making arrests on the
property after hours if suspects are observed vandalizing or stealing building materials.
The use of off-duty police officers or private security guards to patrol the site during the
hours of darkness is also recommended.
COMPLETED BUILDING
Access Control
Access control is the ability to decide who gets in and out of your business. It’s
important to direct all visitor foot and vehicle traffic towards the main entrance of the
building. Designs submitted to the City of Renton do show that the main entry will be
highlighted as the focal entry point to the building, directing path of travel towards a
well-lit prominent entry point, through the use of lighting, landscaping, and special
paving.
Excess entry doors should be designed so that they automatically lock when closed and
only serve as emergency exits. Windows should be designed so that they can’t be used as
entry points for people, although some could be equipped to be utilized as emergency
exits if needed.
Doors/Glass
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes.
All strike plates should have 2-1/2 to 3” wood screws. If glass doors are used, they
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should be fitted with the hardware described above and additionally be fitted with a layer
of security film. Security film can increase the strength of the glass by up to 300%,
greatly reducing the likelihood of breaking glass to gain entry.
Security
Since this fire station will be open and staffed 24/7, theft from the building should be
minimal, unless someone is allowed entry to areas normally closed off to the public or
they are left to wander unattended.
Any alternative employee entrances should have coded access to prevent trespassing.
Exterior doors should be checked routinely to insure they are not being propped open.
There was no mention of cameras in the design plans submitted to the city. Cameras
should be in place to monitor activity around the building, entry and exit points, for
security and safety of staff.
Lighting
Lighting is collectively considered to be one of the most important security features.
Good lighting has been documented to deter crime and produce a more secure
environment. Good lighting also enhances the effectiveness of CCTV systems.
All areas of parking and pedestrian travel need to have adequate lighting. This will
provide safe pedestrian travel for employees and visitors. Proper selection and placement
of lighting should adhere to the standards of the Illuminating Engineering Society (IES)
as well as CPTED standards.
Landscaping
The “Broken Window Theory” says, “An ordered and clean environment – one which is
maintained – sends the signal the area is monitored, and that criminal behavior will not be
tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs
should be pruned to no more than three feet tall. This will help eliminate areas of
concealment for suspicious persons. Trees and shrubs which are not maintained can
cause safety issues. Since the planned landscaping will be in its “infant” stages once the
fire station is completed, I do not anticipate this being an issue within the first few
months. However, regular maintenance should be planned, and landscaping monitored to
stay within the above-mentioned guidelines.
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ownership over the business.
The most straight-forward examples of territoriality are signs restricting access and
directing visitors to the main entry doors and reception areas, as well as posting hours of
operation. The public needs to be made aware at all times of what space is private and
what space is public. Signs and graphics can also assure staff and the public that their
safety is being monitored. Likewise, potential perpetrators may be deterred by a notice
that they are under surveillance. Proper No Trespassing signs should be posted in
conspicuous locations throughout the outside of the buildings so enforcement action can
be taken if needed.
Defining clear borders is another step that reinforces territoriality. A low fence or hedge
around the edge of the property may not physically stop a trespasser, but it helps identify
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where public space ends and private space begins. Maintenance further reinforces
territoriality. Any unkempt part of the property will soon send a message that no one is
particularly concerned about or possessive of that part of the business. If the area
remains neglected, it will also seem ideal for misbehavior or loitering.
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