HomeMy WebLinkAboutEX_13_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000052
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 March 12, 2025.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Fire impact fees are applicable at the rate of $1.44 per square foot of restaurant use area. This fee
is paid at the time of building permit issuance. Credit is due for the area of the existing building
that was formerly banking office space at the rate of $0.14 per square foot of office space.
2. The fire flow is unchanged for the existing building. No changes are required to the existing fire
hydrants or water mains.
3. An approved manual and automatic fire alarm system is required throughout the building.
Separate plans and permits required by the fire department. The threshold for fire alarm systems EXHIBIT 13
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000052
in the City of Renton is 3,000 square feet. Fully addressable and full detection is required for the
fire alarm system.
4. Separate plans and permits are required for the kitchen hood fire suppression system and the
bulk carbon dioxide tank.
5. Fire department apparatus access roadways are adequate as they exist.
6. An Annual Place of Assembly and compressed gas permit would be required from the Renton
Regional Fire Authority at the conclusion of the project.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. None
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: March 12th, 2025
TO: Jill Ding, Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: Benson Center Redevelopment
17803 108th Ave SE
LUA25-000052
I have reviewed the application for the Benson Center Redevelopment project located at 17803 108th
Ave SE and have the following comments:
EXISTING CONDITIONS
The site comprises of parcel 3223059065 of approximately 157,868 square feet. The site currently
contains several structures. The site is fronted by 108th Ave SE to the East, private property in the
south, west, and north
WATER: The proposed development is within Soos Creek Water and Sewer District service
area
SEWER: The proposed development is within Soos Creek Water and Sewer District service area.
STORM: There is public storm system along 108th Ave SE and private storm system on-site
TRANSPORTATION: The proposed development fronts 108th Ave SE along the East property line.
108th Ave SE is classified as a principal arterial with an existing ROW of approximately 80 to
90 feet. The proposed development fronts SE 108th St, a residential access street, along the
South property line. The available right of way (ROW) width on the frontage of SE 108th St
varies from 60 to 65 feet.
WATER COMMENTS
1. Water service is provided by Soos Creek Water and Sewer District.
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 provided with the land use application.
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3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the
Renton Regional Fire Authority.
4. Plans approved by Soos Creek Water and Sewer Distrct shall be routed to the City for final
review prior to civil construction permit issuance.
SEWER COMMENTS
1. Sewer service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a sewer availability certificate from the District and provide it with the
civil construction permit submittal.
a. A sewer availability certificate was provided with the land use application.
3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
4. Plans approved by Soos Creek Water and Sewer Distrct shall be routed to the City for final
review prior to civil construction permit issuance.
STORM DRAINAGE COMMENTS
1. A geotechnical report dated January 13th , 2025, completed by PanGeo, 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.
2. A Preliminary Technical Information Report (TIR) dated January 21, 2025 was submitted with
the Land Use Application. Based on the City of Renton’s flow control map, the site falls within
the Flow Control Duration Standard - Matching Forested Site Condition and is within the
Black 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 preliminary TIR claims an
exemption from a flow control facility as the new/replaced impervious areas totaled
less than 5,000 SF. Therefore, the project meets the basic exemption from Core
Requirement #3, as less than 5,000 SF of new plus replaced impervious are
proposed, and less than ¾ areas of new pervious surface will be added.
i. Staff concurs with the exemption based on the conceptual plan included
with the land use application; However, the exemption will be evaluated
further at the time of civil construction permit application for
compliance. If the basic exemption cannot be cited due to increased
impervious coverage, then the applicant may still be exempt if it can be
shown that the proposed project results in less than a 0.15 CFS increase
between pre and post developed conditions.
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
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tributary area (onsite and offsite) that the storm systems serve. The preliminary TIR
claims an exemption from conveyance system improvement as the proposed
improvements maintain the existing flow characteristic on-site per section 1.2.4.2 in
the 2021 RSWDM.
i. Staff concurs with this finding based on conceptual site plan provided
with the land-use application However, the exemption will be evaluated
further at the time of civil construction permit application for
compliance. If deemed necessary, a conveyance system analysis will be
required at the time of civil construction permit.
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.
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 this project will have 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 1.2.9.2.1 Small Lot BMP
requirements.
i. The preliminary TIR evaluates the feasibility of full/limited infiltration,
Bioretention, Permeable Pavement, Basic Dispersion. Reduced
Impervious Surface Credit, Native Growth Retention Credit, Tree
Retention Credit and Perforated Pipe Connection. Only soil amendment
BMP is being implemented for this project.
3. There is a 2025 System Development Charge of $0.94 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 108th Ave SE to the East and SE 180th St to the
South.
i. 108th Ave SE is classified as a Principal Arterial Street with an existing right-of-
way (ROW) width of approximately 80 to 90 feet per the King County
Assessors map. To meet the City’s complete street standards for Principal
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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 1 to 11 feet will be required pending final survey.
i. Applicant requested a modified street section consisting of 5-foot
sidewalk and 5-foot planting strip fronting the new proposed restaurant.
As a condition of approval. applicant shall revise the drawing to show 8-
foot planting strip and 8-foot sidewalk per the city’s half street
improvement standard.
ii. Applicant requested a waiver of frontage improvement along the
remaining section of 108th Ave SE. Staff concurs with this waiver request.
iii. Applicant to submit survey showing the existing ROW width fronting the
restaurant.
b. SE 108th St is classified as a Residential Access street with an existing ROW width of
approximately 60 to 65 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. Dedication is not anticipated.
i. Applicant submitted a street waiver application requesting to waive all
improvements along SE 108th St. Staff found this waiver request
acceptable.
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 as the project
is exempted from streetlighting improvements per RMC 4-6-060 section
F.1.a. Staff concurs with this determination.
3. All existing and proposed utility lines along the property frontage must be relocated
underground per RMC 4-6-090.
a. The proposed drawing shows the undergrounding of the existing
telecommunication and power lines along SE 108th Ave, in front of the restaurant.
This is acceptable.
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.
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
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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. According to the traffic memo provided, the project will not generate more than
20 peak-hour vehicle trips. Trip credit and transportation impact credit was
taken for the existing on-site use. The former Bank of America was closed on
10/17/2023, applicant will need permits issuance prior to 10/17/2026 to receive
credit or the full transportation fees will be assessed.
7. The development is subject to transportation impact fees. Fees will be assessed at the time
of building issuance.
a. The 2025 transportation impact fee for net new pm peak hour person vehicle trips is
$8,031.94 per trip.
GENERAL COMMENTS
1. The fees listed are for 2025. 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 LUA25-000052
BofA Redevelopment (Restaurant)
17803 108th Ave SE., Renton
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
2 Police Calls for Service Estimated Annually (based on square footage)
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 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. Any construction
material that contains copper should be removed from the construction site at the end of
each working day. Glass windows in the trailer should be shatter-resistant.
I also recommend the business 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. A Business Trespass Authorization Agreement, allowing
the police to trespass upon your behalf, can be completed and submitted to the Renton
Police Department. For a copy of the authorization form, please contact Sandra Havlik at
Shavlik@rentonwa.gov or 425-430-7520.
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 foot and vehicle traffic towards the main entrance of the building.
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
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.
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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 assist in the
deterrent of criminal activity as well as provide safe pedestrian travel for employees and
customers.
Considerations for adequate pedestrian and parking lot lighting should be in design
elements. Lighting selection should adhere to the standards of the Illuminating
Engineering Society (IES) as well as Crime Prevention Through Environmental Design
(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. If new landscaping is planned, then it will be in its “infant” stages
once the business is completed which would not be an issue within the first few months.
However, regular maintenance should be planned, and landscaping monitored to stay
within the above-mentioned guidelines.
As noted above, landscaping must be well maintained to prevent overgrowth and/or
create areas that could be considered unsafe if individuals or criminal activity can go
unseen by passerbies or security doing patrols of the area.
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, directing
customers to the main entry doors and lobby/reception areas, as well as posting the
businesses 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 (including
parking areas) 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
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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Additional Recommendations for Restaurants, Bars & Banquet:
Since the plans specifically mention that this building will be repurposed into a
restaurant, I am making additional recommendations to consider before and after the
business is operational:
Main Entrance
The main entrance to the restaurant should be monitored and visible to all employees.
This sends a message that you are paying attention to who enters your establishment, and
that security and safety is of utmost importance.
If surveillance cameras are to be installed, I recommend they be placed at several
locations outside of the restaurant and inside to capture facial recognition as people
enter/exit. Cameras can be placed high to capture overall activity, although some should
be at eye level for facial recognition. If all cameras are placed too high, it is not hard for
those who want to avoid being captured on film to look down and/or wear a hat. Camera
surveillance can be a deterrent to crime but also important to law enforcement when
solving crime.
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.
This restaurant is in the process of permitting for a drive-thru window. If approved and
installed, extra security measures need to be considered. Drive thru windows are often
vulnerable and can be used as entry points to a business. I recommend a rolling security
shutter is installed and mounted on the interior of the opening. This will be a deterrent to
would-be criminals considering burglarizing your business through this entry point.
Main Ordering Counter Area
If there is a main counter set up to take orders, then the counter needs to be placed in a
location that allows your staff viewing access throughout the main floor, the rest of the
restaurant, and street views, if possible, via windows. This visibility allows employees to
see who is entering the building, activity happening across the main floor, and outside the
windows.
The counter should be open with no obstructions affecting the monitoring of patrons
and/or premises. Cash registers should be front facing allowing visibility of patrons
while conducting transactions. Floors behind the bar counter, where employees stand,
should be built on a higher platform then the floor level, to allow them visibility over the
heads of their customers to see everything happening throughout the restaurant.
Kitchen Area
This area should be secure and clearly identified as an “employee only” area. You do not
want anyone to wander back there and breach into the “employee only” areas. Signs
should be posted that this is an “employee only” area and that a swing bar/gate type
structure be added to clearly define the space. This will deter unpermitted persons access
to the area where employees may keep their personal items and there is high-dollar
inventory, such as food, equipment, or other supplies that could be stolen.
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Kitchens can get warm, and employees often prop open back doors to allow air
circulation. If doors are left propped open, they could allow a potential security breach
which could lead to theft, robbery, or other crimes.
Restrooms
Restroom visibility is important. Typically, in restaurants, restrooms are placed down a
hallway, away from the main dining area, which can limit visibility for nefarious activity.
I would recommend live monitoring surveillance outside of the restrooms positioned to
capture the comings and goings of individuals, deter loitering in this area, and provide a
sense of security to your patrons that this area is monitored. Employees would be able to
view this in real-time and respond to any suspicious behavior or non-customers loitering
in the area or inside the restrooms. Second recommendations would be to install locking
restrooms where a key or code needs to be provided to the customer for use, however,
many “real” customers feel this is very inconvenient.
The above mentioned suggestions are from Crime Prevention Through
Environmental Design (CPTED) ideology. CPTED focuses on preventing crime by
designing your physical environment to positively influence human behavior. These
are only recommendations based on the CPTED philosophy and if implemented
cannot guarantee that your business is impervious to crime. Through proper
lighting, well maintained landscaping, proper locks and barriers, and surveillance
(natural and mechanical) you are creating an environment that is less desirable to
criminal activity.
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