HomeMy WebLinkAboutEX_16_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000193
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: Heather Bray, 425-430-7383, hbray@rentonwa.gov)
1. See Development Engineering Memo dated August 27, 2025.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Fire impact fees are applicable at the rate of $579.41 per multifamily unit. Current rates for retail are $0.66
a square foot, office use is $0.14 a square foot and for restaurant it is $1.44 a square foot. These fees are
paid at the time of building permit issuance. No charges for covered parking garages. Credit granted for
the removal of the existing structures.
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 the fire sprinkler system.
EXHIBIT 16
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000193
3. Approved fire sprinkler 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 rooms. Fire alarm
systems are 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 roadways. The required turning radius is 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. If fire apparatus is achieved over adjacent private property, a recorded
fire access easement shall be obtained and recorded prior to building permit issuance.
5. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric-sized
stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84-inch
stretcher.
6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate,
the building shall be enhanced with amplification equipment to meet minimum coverage. Separate plans
and permits are required for any proposed amplification systems.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. See attached Environmental & Developmental Application Review Sheet.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. No comments at this time.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 27th, 2025
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: 4th Dimension Mixed Use Building
4502 NE 4th Street, Renton, WA
LUA25-000193
I have reviewed the application for 4th Dimension Mixed Use Building located at 4502 NE 4th Street
and have the following comments: (LUA19-000153)
EXISTING CONDITONS: The site is approximately 0.55 acres and currently has one tear-down
single-family residence. It is fronted by private property to the north and east, and Bremerton Ave
NE to the west, and NE 4th St to the south. It is comprised of one king county parcel number
1023059068.
WATER: The development is within the City of Renton’s water service area in the Highlands
565 hydraulic pressure zone. There is an existing 8-inch main located in NE 4th St
that can deliver a maximum flow capacity of 2,500 GPM (See Water Plan No W-
024005) and an existing 12-inch main located in the utility easement to the west of
the property that can deliver a maximum flow capacity of 4,000 GPM (See Water
Plan No W-191002). The static water pressure is approximately 74 psi at ground
elevation of 394 feet.
There are three existing fire hydrants within 300 feet of the property:
▪ HYD-NE-00635 located 55 feet east of the property along Bremerton Ave NE
▪ HYD-NE-00763 located 88 feet south of the property along NE 4th Street
▪ HYD-NE-00764 located 163 feet southeast of the property along NE 4th St
There is an existing ¾ inch water meter and service to the existing residence at 4502
NE 4th St connected to the existing 8 inch main along NE 4th St (MTR-013118 and
LAT-012447).
SEWER: Sewer service is provided by City of Renton. There is an 24-inch PVC sewer main in a
30-inch ductile iron sleeve located in NE 4th St (See Record Drawing S-05031B).
There is also a 10-inch ductile iron wastewater main located in Bremerton Ave NE
(See Record Drawing S-191012).
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STORM: There is an existing 12-inch private stormwater main that runs in the east-west
direction and is located approximately in the middle of the site. The storm system
conveys a stream that drains a large upstream tributary area that includes wetlands
and floodplains. Per record drawing R-31070D there is a 100-yr floodplain located
on the property which was established as part of the Vision House Children’s
Village project. Per section 1.3.2 of the RSWDM ‘regulations and restrictions
concerning development within a 100-year floodplain are found in the critical areas
code, RMC 4-3-050”. RMC 4-3-050.C.5.a prohibits “encroachments, including fill,
new construction, substantial improvements, and construction or reconstruction of
residential structures is prohibited within designated floodways, unless it meets the
provisions of subsection G4e of this section, Additional Restrictions within
Floodways.”
STREETS: The proposed development fronts NE 4th Street along the south property line. NE 4th
Street is classified as a Principal Arterial Street. The existing ROW width is
approximately 84 feet. It also fronts Bremerton Ave NE on the west side, which is
classified as a Residential Access Street. The existing ROW width is approximately
25 feet.
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development, including the use of a fire sprinkler system, is 2,250 gpm.
2. Based on the information provided with the pre-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.
a) Installation of a separate water service and meter for the residential portion of the new
building. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code. All residential domestic water meters shall have a double check
valve assembly (DCVA) installed behind the meter on private property per City Standards
for buildings 3-stories and higher. The DCVA may be located inside the building if the
location is pre-approved by the City Plan Reviewer and City Water Utility Department. The
backflow prevention assembly must be located adjacent to and behind a building exterior
wall.
b) Installation of a separate water service and meter for the commercial portion of the new
building. All commercial domestic water meters shall have a reduced pressure backflow
assembly (RPBA) installed behind the meter on private property per City Standards. The
RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan
350.2. 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. The backflow prevention assembly must be located adjacent to and behind a
building exterior wall prior to the first water fixture if proposed to be interior of building.
i) A separate meter is proposed for the commercial and residential uses. RPBAs are
shown on private property within an easement which is conceptually acceptable. A
DCVA may be utilized for the residential backflow prevention device.
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c) Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard
plan no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
d) Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
i) An irrigation meter with a DCVA is proposed and conceptually acceptable.
e) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to the building. The sizing of the fire sprinkler stub and
related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA
shall be installed on the private property in an outside underground vault per City Standard
Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City
Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the
DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility.
The backflow prevention assembly must be located adjacent to and behind a building
exterior wall. If interior of building, the fire sprinkler riser room must have exterior access
along the street the existing water main exists that the fire lateral will connect to.
i) A 6” DCDA is proposed onsite and is conceptually acceptable.
f) Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC).
i) A new fire hydrant and FDC are shown on the plans and are conceptually
acceptable.
g) The existing ¾ inch domestic water service must be cut, capped and abandoned at the
main line.
i) Applicant is showing removal of ¾ inch water service which is conceptually
acceptable.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
a) A utility plan has been provided in this submittal and is conceptually acceptable.
4. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
and purity tests. 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 SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $5,025.00 per 1-inch meter, $25,125 per 1-1/2 inch meter, $40,200
per 2-inch meter and $80,400 per 3-inch meter.
b) Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch
service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee
is applied and the Contractor will provide the materials and will install the service line and
water meter.
c) Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2 inch meter, and $950.00
per 2-inch meter.
d) A credit will be applied to the existing service if abandoned.
e) The full fee schedule can be found here.
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SEWER COMMENTS
1. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-
6-040 and City of Renton Standard Details.
a) An individual side sewer is shown for residential and commercial which is
conceptually acceptable.
2. An oil/water separator will be required for connecting a covered parking lot to sewer. If a
subterranean parking lot is incorporated and cannot achieve a gravity sewer discharge to the
main, the applicant may need to install an internal pump to bring the basement garage flows to
the surface level for gravity drain to the side sewer.
a) A note was added to the civil plans stating that the oil/water separator is shown on
sheet P2.0. This sheet was not provided and unable to be reviewed. An oil/water
separator shall be designed and submitted at time of building permit. The notes as
shown are conceptually acceptable.
b) All above grade parking structures shall be plumbed to sanitary sewer.
3. A grease interceptor is required if there is a commercial kitchen.
a) A restaurant is proposed in the current civil plan; therefore, a grease interceptor shall
be shown at time of building permit submittal. Only FOG generating drains may be
connected to this interceptor.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
a) A utility plan has been provided in this submittal and is conceptually acceptable.
5. The development is subject to a wastewater system development charge (SDC) fee. The 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 Fee Schedule 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 is $4,025.00 per 1-inch meter, $20,125.00 per 1-1/2 inch meter,
$32,200.00 per 2-inch meter, a $64,400.00 per 3-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 here.
6. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) is
applicable on the project. The SAD has reached its maximum assessment and is $316.80 per
residential dwelling unit and $0.097 per square foot of property for commercial. Fees are due at
the time of construction permit issuance.
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SURFACE WATER
1. A geotechnical report dated March 14th, 2018, completed by Geo Group Northwest, inc.,
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.
a. Geotechnical recommendations presented in this report state that due to the
presence of silty soils overlying much of the site and relatively high
groundwater conditions, they do not recommend attempting to infiltrate
stormwater at this site. That is conceptually acceptable.
2. A Preliminary Technical Information Report (TIR) dated April 25th, 2025 by Harmsen 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
conditions 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.
i. A level 1 downstream analysis was included in the TIR and conceptually
acceptable.
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 project proposes more than 5,000
SF of new plus replaced impervious, therefore, Core Requirement #3 applies.
i. Detention was provided in the TIR and conceptually acceptable.
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. Conveyance calculations were included in the TIR and are conceptually
acceptable.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: A CSWPPP
has been provided in the TIR.
i. A CSWPPP was included in the TIR and conceptually acceptable.
e. Maintenance and Operations, Core Requirement #6: A Maintenance and
Operations Manual has been provided in the TIR.
i. O&M manual has been provided in the TIR and is conceptually
acceptable.
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. Based on commercial use of the project, Enhanced
Basic Water Quality Treatment is required.
i. The project proposes to use Biopod Treatment System which is
conceptually acceptable.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be
required to help mitigate the new runoff created by this development.
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i. Soil Amendment is proposed as an onsite BMP which is conceptually
acceptable.
h. Aquifer Protection Area, RSWDM Special Requirement #6: The proposed project is
not located within any zone of the APA.
2. The development is subject to a stormwater system development charge (SDC) fee. The
SDC fee for stormwater is based on the new impervious surface area proposed for the
project. Current fees can be found in the 2025 Fee Schedule on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The current stormwater fee is $0.94 per square foot of new impervious surface area
but no less than $2,350.00.
b. Final determination of applicable fees will be made during the civil construction
permit review process.
c. The full fee schedule can be found here.
TRANSPORTATION
1) Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts NE 4th St to the south, Bremerton Ave NE to the west and
private property on all other sides.
a) NE 4th St is classified as a Principal Arterial Street with an existing right-of-way (ROW) width of
approximately 84 feet. To meet the City’s complete street standards for Principal Arterial streets
with 4 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, 2-foot clear space at back of walk, street trees and storm drainage improvements.
Dedication of approximately 9.5 feet will be required pending final survey.
i) However, there is a corridor improvement plan that includes this section of NE 4th St that
requires an 87-foot-wide ROW. To meet the requirements, half street improvements
including a 66-foot paved road (33 feet each side including 11-foot travel lanes, a 12-foot
center turn lane and 5- foot bike lanes), a 0.5-foot curb, a 5-foot planting strip, a 5-foot
sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5
feet will be required pending final survey.
(1) The street section provided in this submittal is conceptually acceptable.
(2) Street tapers shall be designed per the WSDOT Design Manual prior to civil
construction permit submittal.
b) Bremerton Ave NE is classified as a Residential Access Street with an existing ROW width of
approximately 25 feet. To meet the City’s complete street standards for Residential Access
streets a minimum ROW width of 53 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 26-
foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot
sidewalk, street trees and storm drainage improvements. Dedication is required and width is
subject to final survey.
i) Ensure vertical curves meet the roadway standards per RMC 4-6.060 prior to civil
construction permit submittal.
ii) As a condition of approval, the project shall connect the proposed sidewalk on the north
side of the Bremerton Ave NE frontage to the existing sidewalk. This will require, at
minimum, a public access easement be obtained from the north property owner.
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iii) Street tapers shall be designed per the WSDOT Design Manual prior to civil construction
permit submittal.
2) Refer to City code 4-4-080 for complete driveway regulations.
a) A minimum separation of 5 feet is required between the driveway and the property line.
b) Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted
drains.
c) The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the returns
or the taper section.
d) There shall be no more than one driveway for each 165 feet of street frontage.
3) Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
a) Applicant to confirm with PSE if transmission lines are 55 KV or greater. If not, applicant shall
show undergrounding of all power lines at time of civil construction permit submittal.
4) Street lighting is required for a project that consists of more than four (4) residential units of 5,000
square feet of commercial. See RMC 4-6-060 for street lighting requirements.
a) Applicant will need to provide street lighting and photometrics at time of civil construction
permit submittal.
5) 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 policy guidelines for traffic impact analysis. If the
site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant
should contact the City to get information of the locations where traffic analysis is required.
a) A Traffic Study by Kimley Horn dated April 2025 has been provided in this submittal. They have
indicated that the intersection of Bremerton Ave NE & Ne 4th St at LOS F and will remain as
LOS F after development.
i) The report calculates a total of 40 new PM peak hours which is conceptually acceptable.
ii) The report indicates LOS F for Bremerton Ave NE and NE 4th St which is conceptually
acceptable as the project only accounts for a small fraction of trips.
iii) A signal warrant analysis has been provided that is conceptually acceptable.
6) Paving and trench restoration within the City ROW shall comply with the City’s Trench Restoration
and Street Overlay Requirements.
a) A minimum of 6.5 feet of pavement restoration must be shown per COR Standard Detail 110
prior to civil construction permit submittal. Patches shall travers full lane width longitudinally
per COR Standard Detail 110.1.
7) The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
a) Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour
Person Vehicle Trip is $8,031.94.
b) The property contains an existing office, the developer will receive a credit for the existing home
if it is demoed. Credits are good for up to 3 years from the demolition of the existing structure
or if credit is being taken for office, 3 years from vacation of the existing business.
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GENERAL COMMENTS
1) All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2) Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements:
a) 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required except for water lines which require 10-ft horizontal and 1.5-ft 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.
3) All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements.
4) A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall
be on separate sheets.
5) Additional Building Permit Applications will be required for the following:
a) Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b) Detention vaults for storm water flow control.
c) Demo of any existing structures on the project site(s).
6) Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current fee schedule.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
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PROJECT LUA25-000193
4th Dimension Building - Mixed-Use
(4502 NE 4th St., Renton)
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
35 Estimated Annual Police Calls-for-Service (Total includes both residential 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 or secured in an appropriate container to deter theft. Toolboxes and storage
containers should be secured with heavy-duty shrouded padlocks when not in use. Construction property
thieves are highly motivated to access sites during the hours of darkness, so it’s recommended the entire
expanse of the site be secured with temporary construction fencing and alarmed.
No Trespassing signs should be posted at various locations at the site. This may assist police in taking
enforcement action on the property after hours. I 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 is 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 increases the strength of glass,
reducing the likelihood of suspects being able to shatter it quickly to gain entry.
The commercial space will have glass windows. Due to smash-and-grab type robberies, sometimes where a
vehicle is driven into the building to accomplish this type of crime, it is recommended that bollards be placed
around the building. Bollards can be designed to be aesthetically pleasing while not losing their purpose.
Many are decorative (like artwork and planters) and some include lighting which can enhance the commercial
space and not deter from the design. I did not see these in the plans for the project and highly recommend
they be added.
If there is unrestricted rear access to the mixed-use/retail, it is recommended security alarms be installed
inside each retail space. The vehicle and pedestrian traffic in and around this area will be reduced during the
late evening and early morning hours, which in turn increases the likelihood of criminal activity.
The installation of cameras in and around the property are highly recommend; with security monitoring after-
hours being the most effective.
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Limited Access Garage Locations/Parking Lots/Elevators
Parking garages and lots will be a tempting target for thieves; regardless of limitations, they will be breached
by area prowlers. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles are
likely to have items of value left inside (electronic equipment, personal items, recent purchases, etc.). I
recommend the installation and substantial advertisement of surveillance systems in and outside of any
parking garage, an abundance of lighting, and a noticeable presence of security or courtesy patrol.
Signage advising residents, guests, and retail users to keep valuables out of their vehicles while parked should
be posted in all parking areas – including any limited-access garage.
If residents are sharing this garage space with visitors and customers going to the commercial/retail space, I
would recommend that residents have a separate, code or key carded entrance, not available for public access
to clearly define private vs. public space.
In addition, elevators should be secured by key-card access if they are to be for residents and employees only.
You do not want just anyone to have access to residential floors or other areas of the building that are for your
tenants and/or employees.
Courtyard / Public Plaza Areas
I discourage the installation of solid benches, tables, or “rest stops” that will more than likely attract unwanted
subjects, pushing out the intended use for these locations for short-term use. Per the plans, the benches were
designed to be flat and long, which may encourage longer periods of loitering, and or sleeping. I would
recommend a different design with bars, or slanted architecture, that would discourage long-term use.
Any retaining walls, concrete berms, or easily accessible wall placements should be finished with material that
would discourage long-term loitering (grated designs, skateboard deterrents, varied leveling, etc.).
Lighting
Lighting is considered the number one deterrent to crime. As the main entrance for vehicles seems to be off
the street and behind the building, I would recommend that there is sufficient lighting around the backside of
the building, throughout the garage, and include pedestrian scale lighting for safety of residents and patrons
coming in and out of the building and parking garage during all hours. Do not allow any dark corners on the
property. 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, discretion, and strength that will
discourage unwanted subjects from gaining access to them when not in use.
Open Common Areas
It will be important for residents and employees to work in corroboration to keep the property hospitable for
legitimate users. This would include keeping the common areas clean of debris and garbage, any graffiti
should be reported and covered up immediately, and any suspicious activity be reported to 911 as soon as
possible.
Storage/Mail Rooms/Bicycle Storage
It’s common for multi-housing properties to experience storage and mail room thefts. I recommend
placement of these rooms to be in a high traffic area – and not located in a parking garage or lower-level
location.
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Each storage unit should be properly secured with 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 pried.
Mail rooms should be accessible only to residents using key fobs, PIN codes, or smart locks. Use signage to
indicate the area is private/residents-only and under surveillance. The use of package lockers for deliveries to
prevent pileups of boxes is recommended and mail notification systems so residents know when packages
arrive. Set mail room hours, if feasible, to limit overnight access when fewer people are around. Ensure
delivery access procedures are well-defined (e.g., USPS, Amazon) and monitored.
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.
Maintenance Rooms/HVAC Equipment
All maintenance or utility rooms should have deadbolts with 3” wood screws installed in the strikeplate, with
latch guards installed to help protect the locking mechanisms from being pried. As copper theft has been
prevalent, it is recommended that any HVAC systems be secured within locked, fenced enclosures made of
anti-cut materials such as expanded metal or welded steel mesh. Additional recommendations are to include
motion-sensor lighting, and that they be placed in well-lit, visible areas to deter unauthorized access.
Additional comments:
It’s important that an emergency access code be available to Renton PD for the residential buildings so officers
can respond to crisis situations on the property after hours. This can come in the form of an emergency call
box that unlocks main entry doors or a knox box that contains access fobs inside. Please Note: This type of
access is a separate accommodation from what is provided for the fire department.
If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi-housing buildings,
care should be taken if these rooms will be housing flat screen TVs, projector, or computer equipment. It’s
common for these types of items to be stolen (even when they are placed within the building itself), so I
recommend access to these locations be by resident fob or access card only so subjects coming into these
locations can be tracked in the event of a burglary.
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 the area will be impervious to crime. If you have any questions regarding the
information provided in review, please feel free to contact me at 425-430-7520 or at shavlik@rentonwa.gov
Sincerely,
Sandra Havlik
Police Communications & Engagement Coordinator
Renton Police Department
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