HomeMy WebLinkAboutEx14_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000142
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: Mariah Kerrihard, 425-430-7238,mkerrihard@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 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.
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: Huy Huyhn, 425-430-7384,hhuynh@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 27th, 2025.
EXHIBIT 14
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000142
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. This change of use is similar to the previous use; thus no fire impact fees apply.
Fire Code Comments:
1. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. The
existing fire alarm and fire sprinkler systems shall be modified as necessary to accommodate the
new walls and ceiling as applicable. Separate plans and permits required by the fire department.
2. Any future proposed processing or extraction facilities shall comply with Chapter 39 of the
International Fire Code.
Police:
(Contact: Sandra Havlik, 425-430-7521, cmorris@rentonwa.gov)
1. See Attached Police Memo dated May 21st, 2025.
Development Services:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. This proposal is a change of occupancy classification from an S occupancy to an F-1
occupancy. A building permit is required for a change of occupancy classification. This will
require building plans be prepared by an architect showing the existing floorplan of the building
and additionally showing the proposed floorplan and how the building will conform with the
Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of
occupancy.
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 27th, 2025
TO: Mariah Kerrihard, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: 3 Plus Empire
2900 Lind Ave S
LUA25-000142
I have reviewed the application for the 3 Plus Empire project located at 2900 Lind Ave SW and have
the following comments:
EXISTING CONDITIONS
The site comprises of parcel 1253790010 of approximately 188,862 square feet. The site currently
contains one mixed use building. The site is fronted by Lind Ave SW to the West, SW 29th St to the
North, private property in the South, East
WATER: The proposed development is within City of Renton water service area. The project is within
the City of Renton’s water service area in the Valley 196 pressure zone. The static water
pressure is approximately 78 psi at ground elevation 18-feet. There is an existing lopped
water main around the proposed development as follows (see record drawings
WTR2700192). There is an existing 16-inch transmission main within Lind Ave SW that can
delivery a maximum flow capacity of 7,000 GPM (see water plan no. W-199712). There is
an existing 12-in distribution main along SW 29th St within the property that can deliver a
maximum flow capacity of 5,600 GPM (see water plan no. W-019222). There is an existing
10-in distribution main east of the property within an easement that can deliver a maximum
flow capacity of 3,700 GPM (see water plan no. W-05002). There is an existing 8-in
distribution main south of the property within an easement that can deliver a maximum
flow capacity of 2,200 GPM (see water plan no. W-177301).
SEWER: The proposed development is within the City’s sewer service area. There is an 8-inch PVC
gravity wastewater main running North to South located in Lind Ave SW (record drawing S-
199706). There is an 8-inch PVC gravity wastewater main running East to West serving the
parcel (record drawing S-199706). There is an existing 8 inch PVC sewer stub serving the
parcel (record drawing S-177301).
STORM: The site is relatively flat. There is a private stormwater conveyance system onsite. There is
an existing 30-inch stormwater main located in SW 29th St (see record drawing R-139201).
RECEIVED
PLANNING DIVISION
05/30/25MKerrihardDocusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
3 Plus Empire – LUA25-000142
Page 2 of 7
May 27th, 2025
There is an existing 30-inch stormwater main in Lind Ave SW (see record drawing R-
199709).
TRANSPORTATION: The proposed development fronts SW 29th St along the North property line. SW
29th St is classified as a residential access street with an existing ROW of approximately 60
feet. The proposed development fronts Lind Ave SW along the West property line. Lind Ave
SW is classified as Minor Arterial street with an existing ROW of approximately 80 feet.
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a
professional engineer registered in the State of Washington. Refer to City of Renton General
Design and Construction Standards for Water Main Extensions as shown in Appendix K of the
City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structures cannot be installed over the water main unless the
water main is installed inside a steel casing.
2. Based on the information provided with the land use application submittal documents, the
following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the
items that follow.
1. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the
development if they are not already equipped with one.
2. There is an existing fire meter, and 8-inch fire lateral connected to a 10” branch from
the 16” water main within Lind Ave SW
• Applicant to confirm if the fire meter is a single detector check valve or a
double check valve (DCDA).
1. If a single detector check valve, it must be replaced with a double
detector check valve (DCDA) per COR Std plan 350.3.
2. If a double check valve (DCDA), applicant to provide an up-to date
backflow assembly test report prior to final occupancy of the
building.
3. Based on the review of project information submitted, Renton Regional Fire Authority has
determined that an approved fire sprinkler system and approved fire alarm system
throughout the entire building is required.
• Applicant to submit utility plan showing that the existing fire alarm and
fire sprinkler system shall be modified as necessary to accommodate the
new walls and ceiling as applicable. Separate plans and permits required
by the fire department.
4. No new service is proposed or anticipated. However, if it is determined that the existing
service is required to be increase in size then the following SDC fees shall apply:
• The SDC fee for water is based on the size of the new domestic water to serve
the project. The 2025 water fee is $4,850.00 per 1-inch meter.
• Drop-in meter fee is $460.00 per 1-inch meter.
• A credit will be applied to the existing service if abandoned.
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
3 Plus Empire – LUA25-000142
Page 3 of 7
May 27th, 2025
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityof
Renton.”
SEWER COMMENTS
1. Sewer system improvement/alteration is not anticipated with the proposed change of use.
2. The development will be subject to a wastewater system development charge (SDC) fee if
upgrading or addition domestic water meters are proposed. 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 2025
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 a 2-inch meter is $32,200.00.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo
=CityofRenton.”
STORM DRAINAGE COMMENTS
1. Storm system improvement /alteration is not proposed with the land use application.
• Staff concurs with this finding, as the project is considered an interior
remodel and does not modify or replace the existing impervious
coverage, nor does it result in land disturbing activity.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$175,000. The proposed development fronts SW 29th St to the North and Lind Ave SW to the
West. Frontage improvement is not proposed with the land use application.
• Staff concurs with this finding per RMC 4.6.060.D, as Interior remodels of
any value that do not involve a building addition are exempt from frontage
improvements.
2. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA)
from the public right of way to the working facilities is required and will be reviewed in
conjunction with the building permit submittal. The existing onsite ADA parking and landings
will also be reviewed. Additional parking spaces, restriping and ramps may be required.
• Applicant to submit updated site plan showing that the proposed project
conforms with ADA’s standards at the time of civil construction / building
permit.
3. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Restoration and Overlay requirements.
4. 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
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
3 Plus Empire – LUA25-000142
Page 4 of 7
May 27th, 2025
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 memorandum was submitted as part of the land use application. The
memorandum indicates that the site has been vacant for over three years, and
as a result, the project does not qualify for traffic impact credit. The memo
further states that employee shift times are scheduled to avoid the AM and PM
peak periods as defined by the ITE Trip Generation Manual—specifically,
between 7:00–9:00 AM and 4:00–6:00 PM. Consequently, the project generates
zero trips during these peak hours and is therefore not subject to a full traffic
impact study or associated impact fees. At this time, staff concurs with this
assessment. A more detailed review will be conducted during the building
permit phase.
5. The development may be 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.
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
Plan Review Page 1 of 2 25-142
PROJECT LUA25-000142
3 Plus Empire
2900 Lind Ave SW
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
17 Police Calls for Service Estimated Annually
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 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. 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. Toolboxes and storage containers should be
secured with heavy-duty padlocks and kept locked when not in use.
I also recommend the business post the 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 private security personnel to patrol
the site during the hours of darkness is recommended.
COMPLETED BUILDING
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. Emergency exit doors cannot
have a deadbolt installed; therefore, I recommend installing a full-length astragal plate to prevent
prying and forced manual entry. 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.
Access control:
Interior Zoning: Create zones inside the facility—public, semi-restricted, and restricted—with
electronic key fob or biometric access between each.
Barriers: Use fencing (8 ft minimum) with anti-cut and climb features around the perimeter of the
grow/processing area. WSLCB mandates fencing for outdoor grows, but this is still recommended for
indoor operations to add layers of defense. Access to the back of the buildings should be limited,
preferably with security fencing, as these areas could be vulnerable to crime due to the lack of
natural surveillance by business customers or employees.
RECEIVED05/21/2025MKerrihard
PLANNING DIVISION
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD
Plan Review Page 2 of 2 25-142
Security:
It is recommended that the commercial areas be monitored with recorded security alarm systems
installed. It’s not uncommon for businesses to experience theft and/or vandalism during the hours of
darkness. An auxiliary security service could be used to patrol the property during those times. It is
important to direct all foot traffic towards the main entrance of the buildings. Any alternative
employee entrances should have controlled access doors to prevent trespassing.
A monitored security system is a must for this building. All possible access points including doors,
windows and roof vents should be monitored. High quality, recorded security cameras should be
placed at all points of entry to the building and in strategic locations within the building.
Lighting:
All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from
motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel
for employees. Exterior lighting fixtures should be damage resistant and photosensitive, switching on
automatically during hours of darkness. Lighting is the number one deterrent to crime, and exterior
lighting fixtures should be positioned with the security of employees and the business in mind. Use
full-spectrum, vandal-resistant lighting with motion sensors around entrances, exits, and areas
susceptible to attempted break-ins. Ensure lighting is uniform to reduce shadows.
Other:
The business should have building numbers clearly posted with numbers at least 12” in height and of
a color contrasting with the building. This will assist emergency personnel in locating the correct
location for response.
Landscaping should be installed with the objective of allowing visibility – not too dense and not too
high. Too much landscaping will make visitors and employees feel isolated and will provide criminals
with concealment to commit crimes such as burglary. Bushes should not be allowed to grow higher
than 2-3 feet, and tree canopies cleared up to 7-8 feet to establish clear sight lines.
Proper “No Trespassing” signs should be posted in conspicuous locations throughout the exterior of
the building, including parking areas, so enforcement action can be taken when appropriate. Please
contact Renton Police Department at communityprograms@rentonwa.gov to request a Business
Trespass Enforcement Authorization form if interested in establishing a trespass authorization
program.
Docusign Envelope ID: AD508782-352F-4D87-AF59-AFC842A6F6BD