HomeMy WebLinkAboutERC_Determination_Agency_Ltr_191018
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
October 18, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on October 14, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: CITC Headquarters
PROJECT NUMBER: LUA19-000214, SA-H, CU-H, ECF, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
November 1, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
October 18, 2019
PROJECT NAME/NUMBER: PR19-000382 CITC Headquarters / LUA19-
000214, SA-H, CU-H, ECF, MOD
PROJECT LOCATION: 1300 Bronson Way N, 111 Meadow Ave N, 125
Meadow Ave N (APNs 1352300045, 1352300050,
1352300025, 1352300060, 1352300071,
1352300005)
APPLICANT/PROJECT CONTACT PERSON: Josh Meharry, Rhodes Architecture + Light / 4218 SW Alaska St, Ste G,
Seattle, WA 98116 / josh@rhodesarchitecture.com
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also https://qrgo.page.link/7MWHw
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting
Hearing Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority of the
existing truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters and
Campus. The proposal would redevelop the existing building at 1300 Bronson Way N into a new two-story 49,763 square
feet facility. The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned Commercial Arterial (CA) (APN’s
135230-0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-10) (APN’s 135230-0045 and -0050).
Access to the development would be from N 2nd St, Garden Ave N, Bronson Way N, and an alley that bisects the project
from N 2nd St to Bronson Way N. The project would also include street frontage improvements, utility work, landscaping,
60 surface parking spaces, and a public plaza at the main entrance to the building. No critical areas or significant trees
are present on the project site. Construction is expected to begin in May 2020 and end by September 2021. The applicant
is also requesting a street modification to reduce the width of the landscape strip on Garden Ave N and revise the width
of right-of-way dedication along Bronson Way N.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for November 19, 2019 at 12:00PM
before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055
South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA19-000214, SA-H, CU-H, ECF, MOD
APPLICANT: Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW Alaska St,
Ste G, Seattle, WA 98116
PROJECT NAME: CITC Headquarters
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting Hearing
Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority of the existing
truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters and Campus. The
proposal would redevelop the existing building at 1300 Bronson Way N into a new two -story 49,763 square feet facility.
The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned Commercial Arterial (CA) (APN’s 135230-
0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-10) (APN’s 135230-0045 and -0050). Access to the
development would be from N 2nd St, Garden Ave N, Bronson Way N, and an alley that bisects the project from N 2nd St
to Bronson Way N. The project would also include street frontage improvements, utility work, landscaping, 60 surface
parking spaces, and a public plaza at the main entrance. No critical areas or significant trees are present on the project
site. Construction is expected to begin in May 2020 and end by September 2021. The applicant is also requesting a street
modification to reduce the width of the landscape strip on Garden Ave N and revise the width of right-of-way dedication
along Bronson Way N.
PROJECT LOCATION: 1300 Bronson Way N, Renton, WA 98057
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: October 18, 2019
DATE OF DECISION: October 14, 2019
DocuSign Envelope ID: C0AF8AE0-C87E-47A5-B43B-0AFA06A2F9D1
10/15/2019 | 12:14 PM PDT 10/15/2019 | 12:09 PM PDT
10/15/2019 | 10:44 AM PDT 10/15/2019 | 4:02 PM PDT
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: PR19-000382/LUA19-000214
APPLICANT: Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW
Alaska St, Ste G, Seattle, WA 98116
PROJECT NAME: CITC Headquarters
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting
Hearing Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority
of the existing truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters
and Campus. The proposal would redevelop the existing building at 1300 Bronson Way N into a new two-story
49,763 square feet facility. The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned
Commercial Arterial (CA) (APN’s 135230-0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-
10) (APN’s 135230-0045 and -0050). Access to the development would be from N 2nd St, Garden Ave N, Bronson
Way N, and an alley that bisects the project from N 2nd St to Bronson Way N. The project would also include street
frontage improvements, utility work, landscaping, 60 surface parking spaces, and a public plaza at the main
entrance. No critical areas or significant trees are present on the project site. Construction is expected to begin in
May 2020 and end by September 2021. The applicant is also requesting a street modification to reduce the width
of the landscape strip on Garden Ave N and revise the width of right-of-way dedication along Bronson Way N.
PROJECT LOCATION: 1300 Bronson Way N, Renton, WA 98057
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated April 26, 2019,
and future addenda.
2. The applicant shall provide a No Further Action (or equivalent) letter from the volunta ry
cleanup program of the Washington State Department of Ecology (DOE) confirming compliance
with the Model Toxics Control Act and any other applicable cleanup law prior to issuance of
Temporary or Final Certificate of Occupancy.
ADIVISORY NOTES:
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 actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000212
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: Clark H. Close, 425-430-7289, cclose@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 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 Surfac e 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.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 11, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.72 per additional new square footage. This fee is paid
at time of building permit issuance.
Fire Code Related Comments:
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is required. One within 150-
feet and two within 300-feet of the building. Project shall meet maximum hydrant spacing of 300-feet
on center also. Hydrants are required within 50-feet of all fire department connections for sprinkler
systems. Existing hydrants may be counted toward the requirements as long as they meet current
code.
2. Approved fire sprinkler and fire alarm systems are required throughout the entire building both new
and existing. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is
required to be fully addressable and full detection is required. Separate plans and permits required by
the fire department.
3. Fire department apparatus access roadways are adequate as they exist.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000212
4. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance if
the building exceeds 50,000 square feet. Testing shall verify both incoming and outgoing minimum
emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification
equipment in order to meet minimum coverage. Separate plans and permits are required for any
proposed amplification systems.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@Rentonwa.gov)
1. See Attached Police Comments, received October 8, 2019.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 11, 2019
TO: Clark Close, Senior Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: CITC Facility
1300 Bronson Way N
LUA19-000214
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by City
staff or made by the applicant.
I have reviewed the Land Use Application submittal for the CITC Facility project at parcel(s) 1352300005,
1352300025, 1352300071, 1352300060, 1352300050, and 1352300045. The applicant is proposing a
31,227 SF building with an adjacent 18,534 SF parking lot (open).
EXISTING CONDITIONS
The site is approximately 1.5 acres in size. The site includes an existing structure and parking lot.
Water Water service is provided by City of Renton. The project is within the City of Renton’s water service
area in the Valley 196-hydraulic zone. There is an existing 6-inch City water main located in Garden
Avenue N (see Water Plan W-1156) that can deliver a maximum total flow capacity of 1,400
gallons per minute (gpm). There is an existing 8-inch water main located in Bronson Way N that
can deliver a maximum flow capacity of 2,500 gpm. The site is located in Aquifer Protection Area,
Zone 1. There are existing water service(s) to the subject property:
o Three (3) 3/4-inch domestic water meter(s)
Sewer Wastewater service is provided by the City of Renton. There is an 8-inch gravity wastewater main
located in the alley off of N 2nd St (see Sewer Plan S-051314).
Storm There is an existing 8-inch storm water main located in N 2nd St (Record DWG – S-051314 and
Record DWG – S-051311). There is an existing 8-inch storm water main located in Garden Ave N
(Record DWG – R-244101). There is an existing 12-inch storm water main located in the alley off
of N 2nd ST (Record DWG – S-051314). There is an existing 10-inch storm water main located in
Bronson Way N (Record DWG – D-200303). There are two active type 1 stormwater catchbasin
located on the northwest side of the building (Record DWG – R-244101). There is one active
type 1 stormwater catchbasin located on Bronson Way N (Record DWG – D-100303).
CITC Facility – LUA19-000214
October 8, 2019
Page 2 of 7
Streets The proposed development fronts Bronson Way N along the south property line and is classified
as a Principal Arterial with 5 lanes. The existing right-of-way (ROW) width is approximately 90
feet. The proposed development fronts N 2nd St along the north property line and is classified as
a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. The proposed
development fronts Meadow Ave N along the east property line and is classified as a Residential
Access Road. Existing right-of-way (ROW) width is 60 feet. The proposed development fronts
Garden Ave N along the west property line and is classified as a Residential Access Road. Existing
right-of-way (ROW) width is 60 feet. The proposed development fronts a public alley along the
center of the project site. Existing right-of-way (ROW) width is 16 feet.
CODE REQUIREMENTS
WATER
Aquifer Protection Area Closure Permit is required
The existing facilities on the subject properties are located within Zone1 of the City’s Aquifer Protection
Area (APA). Per RMC chapter 4-9-015B2, a Closure Permit is required for facilities located in Zone 1 of
the City’s Aquifer Protection Area.
The Closure Permit is required when a facility owner subject to Zone 1 Aquifer Protection Regulations
will no longer store more than 20 gallons of hazardous materials on the premises and/or before the
facility is sold or otherwise transferred to a new owner.
The applicant has submitted to the City Water Utility department, an application for a closure permit
dated July 16, 2019 along with a Focused Site Characterization Report dated May 9, 2019, prepared by
GeoEngineers for the subject property at 1300 Bronson Way NE. The application for the closure permit
is approved by the Water Utility on July 25, 2019, provided the following conditions are met:
1. RMC 4-9-015F (2) (b) requires that Bryant Motors demonstrate to the satisfaction of the Water
Utility that the residual gasoline contamination in the southwest corner of the Property has
been cleaned up. The Proposed Approach to Address Contamination_06.04.19 prepared by
GeoEngineers is acceptable for the cleanup action. As the cleanup progresses, please provide a
status report to the Water Utility following each monitoring event and copies of all sample
results. Cleanup shall be considered to be complete when, according to the best available
scientific evidence, the risk of causing the city water supply to fail to meet Washington State
drinking water quality standards has been removed and the cleanup meets the Model Toxics
Control Act Cleanup Regulation (Chapter 173-340 WAC). A No Further Action opinion from the
Pollution Liability Insurance Agency (PLIA) will be accepted for facility closure.
2. RMC 4-9-015F (2) (e) requires that facility closure must be completed according to a timetable
determined by the Water Utility. The schedule provided in the Proposed Approach to Address
Contamination_06.04.19 for the initial phase of the cleanup action is acceptable. Please contact
the water Utility with a status report if the initial phase of the cleanup exceeds one year. In
addition, if the cleanup action continues past the initial phase, please inform the Water Utility
prior to conducting the proposed PetroFix™ remediation fluid injection.
Aquifer Protection Area Operating Permit is required for New Facility
CITC Facility – LUA19-000214
October 8, 2019
Page 3 of 7
The proposed development is within Zone 1 of the City’s Wellhead Protection Area. Per RMC- 4-9-015,
an “Operating Permit” is required for all new facilities in Zone 1 of the City’s Aquifer Protection Area
(APA) that handle and store hazardous materials.
Per RMC 4-3-050C, limits and restrictions on hazardous materials handled and stores in Zone 1 of the
APA are:
No more than 500 gallons of hazardous at the premises
No container larger than 5 gallons in size
No more than 150 gallons of hazardous materials in containers that are opened and handled on
the premises
Water Main Improvements required to meet fire flow demand of proposed development
The proposed development is within the City of Renton’s water service area and in the 196 hydraulic-
zone. There is an existing 6-inch water main in Garden Ave N that can deliver a maximum capacity of
1,400 gallons per minute (gpm) and an existing 8-inch water main in Bronson Way NE that can deliver
2,500 gpm. There is an existing ¾-inch water meter serving the existing building.
Based on the additional project information submitted by the applicant to Renton Regional Fire
Authority on April 20, 2019, after the initial pre-application meeting, Renton Regional Fire Authority has
determined that the revised preliminary fire flow demand for the proposed development is 2,500 per
minute (gpm) including the use of a fire sprinkler system and also that the project will be using a
combination of Type IV and Type VA building construction.
In order to provide the fire flow demand of 2,500 gpm along Garden Ave N, the applicant will need to
install approximately 400 feet of 12-inch water main in Garden Ave N from Bronson Ave N to N 2nd St.
The applicant has submitted as part of the land use application, a preliminary civil plan prepared by
Dubin Environmental and HL Engineering showing the 12-inch water main extension in Garden Ave N
from Bronson Way N to N 2nd St. Additional fire hydrants, water meters and fire sprinkler service line
will be required. Final plans shall be submitted to the City for review and approval for the application of
the civil and utility construction permit.
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 2019 Development Fees Document on the City’s website. Fees that are current will
be charged at the time of construction permit issuance. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/20172018%20Fee%20Schedule.pdf
A redevelopment credit for water system development charge will apply if the existing meter is
abandoned.
SEWER
1. If the building requires foundation work or other stabilization measures around the building to
support the second level the developer shall include an analysis to make sure the sewer
adjacent to the building will not be adversely affected.
2. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main.
3. A grease trap/interceptor is required for any commercial kitchen.
4. Any underground parking floor drains and/or catch basins will need to connect to the sewer
system.
CITC Facility – LUA19-000214
October 8, 2019
Page 4 of 7
5. 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. The current sewer
fee for a 1-inch meter install is $3,100.00 per meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Standard (Matching Existing Site Conditions). The site falls within the
Lower Cedar River Drainage Basin. This project is located within the City of Renton Aquifer
Protection Area zone 1. Within this zone, open facilities (such as bioretention), open conveyance
systems, and on-site BMPs that rely on infiltration are prohibited. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWM.
2. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
3. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced
retaining walls may be needed for the development. Retaining walls over 4-feet in height from
footing require a separate building permit. Walls cannot exceed 4-feet in height along property
frontages.
4. Maintenance access is required for any proposed stormwater tract and shall be designed and
installed in accordance with the City adopted SWDM.
5. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
6. If the new plus replaced pollution generating impervious surface (PGIS) exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. 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. Separate structural plans will be
required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault.
a. Applicant is proposing a bioretention facility in the parking lot area to treat the new
plus replaced PGIS. Open facilities are not allowed in Aquifer Protection Area, Zone 1.
Applicant must propose a closed water quality treatment system, with Guld Approval,
at the time of Civil Construction Permit Application.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
A preliminary drainage plan, including the application of on-site BMPs, shall be included with the
land use application, as applicable to the project. The final drainage plan and drainage report must
be submitted with the utility construction permit application.
8. A Construction Stormwater Permit from Department of Ecology is required as clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil
Permit issuance.
a. Applicant must have an active permit with the Department of Ecology prior to Civil
Permit issuance.
CITC Facility – LUA19-000214
October 8, 2019
Page 5 of 7
9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide,
slippage, or excess surface water runoff.
a. A geotechnical report, dated April 26, 2019, completed by Geotech Consultants, Inc. for
the site has been provided. Erosion control measures will need to be in place prior to
starting grading activities on the site.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
12. The 2019 Surface water system development fee is $0.72 per square foot of new impervious
surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. Bronson Way N is a Principal Arterial with 5 lanes, the existing right-of-way (ROW) width is
approximately 90 feet. To meet the City’s complete street standards for Principal Arterial
streets, minimum ROW is 103 feet. Dedication of 6.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width of 66
feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street
trees and storm drainage improvements. Applicant will need to submit an application to the City
requesting a modification of the street frontage improvements as outlined in City code 4-9-
250C5d.
a. The applicant submitted a modification request as part of the land use
application to maintain the existing curb location and revise the dedication
requirement of 6.5 feet along the Bronson Way N frontage and allow a
variable dedication, pending field survey. Community and Economic
Development Staff in conjunction with Pubic Works Transportation staff
have reviewed the street modification request. Staff recommends approval
of the modification given that the existing face of curb and property line
along Bronson Way N is not concentric.
2. The proposed development fronts N 2nd St along the north property line and is classified as a
Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no
ROW dedication will be required. Per City code 4-6-060, half street improvements shall be
required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
3. The proposed development fronts Meadow Avenue N along the east property line and is
classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the
City’s complete street standards for Residential Access streets, minimum ROW is 53 feet.
Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements
shall be required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
CITC Facility – LUA19-000214
October 8, 2019
Page 6 of 7
4. The proposed development fronts Garden Ave N along the west property line and is classified as
a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no
ROW dedication will be required. Per City code 4-6-060, half street improvements shall be
required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
a. Garden Avenue N is designated as a bike route with a shared use path planned
along the east side of the street. Due to existing building and topographic
constraints, Transportation Division will be looking for alternate locations to
provide bicycle access on Garden Ave N fronting the proposed development site.
b. The applicant submitted a modification request as part of the land use
application to revise the half street frontage improvement requirement as
follows: install a pavement width of 26 feet (13 feet from centerline), a .5
foot curb, 7.5 foot landscape strip, a 5 foot sidewalk, street trees and storm
drainage improvements. Community and Economic Development Staff in
conjunction with Pubic Works Transportation staff have reviewed the street
modification request. Staff recommends approval of the waiver given that
the existing street section meets the transportation needs for connectivity,
pedestrian access, and separation between vehicular and pedestrian
movements.
5. The proposed development fronts a public alley along the center of the project site, from N 2nd St
to Bronson Way N. Existing right-of-way (ROW) width is 16 feet. Commercial Alley standards per
RMC 4-6-060 require a 16 foot paved width.
6. 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.
7. Street grades shall not exceed 15 percent.
8. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
9. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
10. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
12. The transportation impact fee is based on the type of land use. See the City’s Fee Schedule for a
list of impact fees based on land use. Transportation impact fees are subject to change based on
the year the building permit is applied for.
CITC Facility – LUA19-000214
October 8, 2019
Page 7 of 7
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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 with the exception of 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.
4. 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:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following, but not limited to:
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).
7. Fees quoted in this document reflect the fees applicable in the year 2019 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 development fee schedule.
Page 1 of 3
PROJECT LUA19-000214
CITC Headquarters
1300 Bronson Way N, Renton
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
25 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. 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. The Urban
Design submitted to the City of Renton does 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.
Page 2 of 3
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.
Security
It’s not uncommon for a commercial business to experience theft and/or vandalism during
the hours of darkness or when the business is closed. It would be recommended that an
auxiliary security service be used to patrol the property during those times. 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.
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 theft from motor vehicle (one of the most common property crimes in
any city) as well as provide safe pedestrian travel for employees and customers.
Based on plans submitted to the City of Renton CITC Renton Headquarters has noted
several considerations for adequate pedestrian and parking lot lighting, increased lighting
for safety and wayfinding, as well as in and around the facility. Plans indicate that CITC
has consulted with lighting experts on proper selection and placement that 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
business 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.
CITC plans indicate substantial landscaping between sidewalks and the building, as well
as “landscaping screeners” around parking areas, and enhanced and extensive landscaping
surrounding the main entry point designed to be marking it as a “community space”. 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.
Page 3 of 3
Benches are to be included at the main entrance of the “community space” for seating.
The main entry will also include a recessed and covered vestibule. While trying to
incorporate a community space you may also be inviting “loitering” to some who will use
your space for sleeping, gathering, cover during undesirable weather and/or those with
possible criminal intent. Benches should be designed that they are comfortable for
limited sitting, however, do not provide the comforts of stretching out and sleeping. A
possible suggested design is attached for reference:
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 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.
CITC has submitted plans that demonstrate plans to define public and private space;
highlighting their entrance by including an interior 2-level entrance atrium, making the
south façade the primary focal point of the building and highly visible. CITC signage is
planned to be placed above the entrance, which will be well lit, including during
evenings. This design is highly recommended and will allow for extra surveillance by
passerbies and police, especially during hours of darkness.
For further and more specific safety recommendations, I highly encourage that CITC have
a Renton Police Crime Prevention Representative conduct a security survey of the
premises once construction is complete.