HomeMy WebLinkAboutEx24_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 3 LUA22-000284
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 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 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 will be required to comply with all the code requirements of RMC 4 -3-050 Critical Areas. This
includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing
fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance
and monitoring surety device.
6. 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.
7. 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.
8. This permit is 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: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See attached Development Engineering Memo dated August 30, 2022.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Environmental Impact Comments:
EXHIBIT 24
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ADVISORY NOTES TO APPLICANT
Page 2 of 3 LUA22-000284
a. Fire impact fees are applicable at the rate of $964.53 per multi-family unit, $1.25 per square foot of
retail space, $0.26 per square foot of office space and $5.92 per square foot of restaurant space. No
fee for parking garage areas. This fee is paid at time of each individual building permit is issued.
2. Fire Code Related Comments:
a. The fire flow is estimated at 4,000 gpm. A minimum of four hydrants are required for each
structure. Primary hydrants are required within 150-feet and secondary hydrants are required to be
within 300-feet of each new building. Maximum fire hydrant spacing around each building is 300 -
feet on center. Extensive 12-inch water main extensions will be required. One hydrant is required to
be within 50-feet of the fire department connection for the standpipes and sprinkler system on
each building.
b. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout all t he
buildings. Separate plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire
alarm system.
c. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane signage required for the on-site roadway. Required turning radius are 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a
minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-
inches. Fire lane signage required per code.
d. Each building shall be equipped with an elevator to meet the size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
e. The building 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.
f. The project shall comply to all applicable high-rise requirements of the International Building and
Fire Codes, 2018 editions.
g. 914.3.7 Air replenishment systems. All high-rise buildings shall be equipped with an approved
rescue air replenishment system. The system shall provide an adequate pressurized fresh air supply
through a permanent piping system for the replenishment of portable life sustaining air equipment
carried by Fire and Emergency Services Department, rescue and other personnel in the
performance of their duties. Location of access stations, as well as installation and maintenance of
the air replenishment systems, shall meet the requirements as determined by the Fire Code Official.
A specifications document for the construction of air replenishing systems that conforms to the
breathing equipment used by the Renton Fire and Emergency Services Department will be made
available by the Fire Code Official.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. The legal description provided by applicant (received 7/15/22) does not match the legal description in the
title report (also received 7/15/22); nor does it match the survey (New Lot 1 of LUA 19-000137, recorded
20190828900001 plus easements). The provided legal description refers to the property as of the 1999 BLA.
The 2019 BLA removed a lot line from the 1999 BLA. Additionally, as it appears t he project as a whole will
span property currently owned by PSE (New Lot 2 of LUA 19-000137, recorded 20190828900001) the legal
description of the project should include both New Lot 1 and New Lot 2, plus referenced easements.
2. On sheet 3 of the Topography Boundary Survey, the easement referenced on the first page of the survey as
33 (KCRO# 20010629002927) is mislabeled as 30.
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ADVISORY NOTES TO APPLICANT
Page 3 of 3 LUA22-000284
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. See attached Parks & Recreation Department Memo dated October 26, 2022.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. See attached police related comments.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 30, 2022
TO: Clark Close, Principal Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Southport West Expansion
LUA22-000284
Parcel ID #’s 082305-9191 & -9178
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 completed a preliminary review for the above-referenced Southport West Expansion
preapplication proposal located at parcel numbers 082305-9178 and -9191. The following
comments are based on the pre-application submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
Water Water service is provided by City of Renton. The site is in the Kennydale service area in
the 308 hydraulic pressure zone. There is an existing 8-inch water main located on the
9178 parcel’s southeast property line within the 9191 parcel that feeds a fire hydrant
located near the parcel’s southwest property corner (see City record drawing W-
073701). There is an existing 10-inch and 12-inch water main located adjacent to the
9178 parcel’s northeast property line within the 9191 parcel and also within the
Southport Access Drive that serves the adjacent commercial and residential properties
to the north (see City record drawing W-288210). There is an existing 12-inch water
main and associated fire hyrdrants located adjacent to the site’s northwest property
line within an access drive that serves the adjacent commercial office towers to the
north (see City record drawing W-377206). There is also a new 12” water main being
constructed as a portion of the Southport Park Avenue Extension project that will
connect to the City’s Park Avenue Extension project and the 12” water main located in
Logan Avenue N (W-486001 & W-314929). The static water pressure is about 120 psi at
ground elevation of 22 feet. The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing public and
private sewer main located within an easement that runs through both the 9178 and
9191 parcels that connect the constructed Southport development to the northwest
and the 96-inch King County wastewater main located in the intersection of Lake
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August 30, 2022
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Washington Blvd and 757th Ave NE (see City record drawing S-288207 and wastewater
project files WWP2700206 and WWP2702882).
Storm There are multiple private storm drainage systems of varying sizes located onsite and
directly adjacent to the parcels north property lines that generally convey runoff from
the current substation site and Southport development to the north that ultimately
discharge into multiple outfalls to Lake Washington (see City plan no.’s R-288216, R-
288217, R-288218). There is an unknown sized conveyance connection near the 9191
parcel’s southwest property corner that connects to the conveyance system located on
the Boeing property. There is also a stormwater facility (Facility ID no. 111329) located
in the 9191 property’s northeast property corner that receives public runoff from
multiple culvers that receive runoff from Lake Washington Blvd that pass beneath the
BNSF railroad right-of-way. Runoff from the existing site includes multiple buildings,
service sheds and paved areas that store equipment for the current PSE substation
operations. Runoff generally flows from the south to north where it is collected by
various catch basins but during large storm events the site has had history of ponding
water where collection is not available.
Streets The site is currently accessed from a 42-foot-wide private commercial street north of
the subject parcel that is accessed from the intersection of Lake Washington Blvd N and
Houser Way N. The commercial access street wraps around the property on the
northwest and northeast frontages and is currently used to access the constructed
Southport development. A private access street and continuation of Park Ave N is
currently being constructed by the developer in conjunction with a City Capital project
extending Park Ave N across the BNSF railroad right-of-way. The site is bound to the
west and south by BNSF railroad right-of-way with 2 crossing occurring at Lake
Washington Blvd N/Houser Way Intersection and the new crossing to be constructed at
Park Ave N/757th Ave NE.
CODE REQUIREMENTS
WATER
1. See December 1, 2021 Memorandum from City Water Department (attached).
2. The proposed water main improvements are required to be shown on the composite
utility civil plan submitted with the Land Use Application. The required 12-inch water main
extension into the development, connecting to the existing 12-inch water main located in
the Park Drive N extension, the existing 12-inch water main located in Southport Access
Drive, and the existing 10-inch water main located northwest of the BNSF crossing at lake
Washington Blvd N and 757th Ave NE. Renton Fire Authority has determined that the
preliminary fire flow demand for the proposed development is undetermined which is
but is limited to 4,000 gallons per minute (gpm) because it is fed through two existing 10-
inch water lines (refer to water project plan no. W-0737 and W-2882) connecting to the
existing 12-inch water main in Lake Washington Blvd N (see plan no. W-0145 and W-
0327). The following water system improvements are required:
a. Replacement of about 330 feet of the existing 10-inch water main with new 12”
water main connecting the existing 10-inch water main that crosses beneath the
BNSF right-of-way. The replaced section will need to be placed within the
proposed commercial access streets.
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b. 12” looped water mains around the 4-proposed office buildings connecting to the
new 12” water main located in the Park Ave N extension private street and
proposed commercial access roads.
c. 12” looped water main around the new multi-family building connecting the new
12-inch water main to the Southport access drive 12-inch water main.
d. A 15-foot-wide utility easement shall be dedicated to the City for the water main
and appurtenances. No structure shall be located within the easement.
e. Installation of fire hydrants as required by Renton Fire Prevention to provide
coverage to all buildings.
3. The following water main improvements are required to provide water service for
domestic use and fire protection for the development per City Code and Development
standards (RMC 4-6-010B) including, but not limited to:
a. Installation of fire hydrants as required by Renton Fire Prevention. The number
and location of the hydrants shall be determined based on the City’s review of
the final building and site plans.
b. Installation of a fire sprinkler stub with a detector double check valve assembly
(DDCVA) for backflow prevention to each of the buildings. The DDVCA’s shall be
installed in an outside underground vault per City standard plan no. 360.1 (or
360.2 depending on the size of the system). The DDVCA’s may be installed inside
the buildings if they meet the conditions as shown on the City’s standard plan
360.5 for the installation of a DDCVA inside a building.
c. Installation of a domestic water meter with a double check valve assembly (DCVA)
behind the meter. The mixed-use building requires a separate domestic meter for
commercial and residential uses.
d. Location of backflow assemblies inside the building is strongly encouraged. All
vault and meter lids in the sidewalk shall conform to the City’s Downtown
Streetscape Design Standards and Guidelines.
4. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing
calculations shall be provided to the City. Meters 3” or larger, shall be installed in a
concrete vault located outside of the building per COR Standard Plan 320.4. By-pass
piping, valves, and associated piping shall be purchased and installed by the developer /
contractor under City observation for meters 3” or larger.
5. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A
double check valve assembly (DCVA) is required behind the meter per COR Standard Plan
340.8.
6. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
7. Adequate horizontal and vertical separation 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.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The site is located outside of an Aquifer Protection Area.
11. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
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12. Additional water system development charges and water meter charges will apply if a
landscape irrigation meter is required and is based on the size of the meter.
SANITARY SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan
submitted with the Land Use Application provides the required 10-inch sewer main
extension along the within the commercial access streets extending to the upstream end
of the project frontage and proposed buildings. Required extension of the new 10-inch
sewer main must be shown within the future commercial access streets that provides the
required sanitary sewer service to each building. The following sewer system
improvements are required:
a. Replacement of about 300 feet of the existing 10-inch sewer main with new 10”
sewer main connecting the existing 10-inch sewer main that crosses beneath the
BNSF right-of-way. The replaced section will need to be placed within the
proposed commercial access streets.
b. Installation of new 10-inch sewer main within the proposed commercial access
streets as necessary to provide gravity sewer service to each building.
2. All existing side sewers will be required to be cut and capped during demolition of the
properties. New side sewers shall be installed to serve each individual property.
3. The development is proposing connection of 5 new buildings (5 new buildings, 1 existing
building to be removed). No credit will be provided for the existing building since it is not
connected to the City sewer service.
4. Covered parking areas will need to direct parking drainage to the sanitary sewer system
through an oil/water interceptor. If any parking is not covered, it will need to be directed
away from the sanitary sewer and into the storm sewer system.
5. Retail space will need to be directed to a grease interceptor(s) prior to connecting into
the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The
grease interceptor shall be sized in accordance with standards found in the latest edition
of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the
sewer main and shall be located so that it is accessible for routine owner maintenance.
6. The development is subject to applicable wastewater system development charges based
on the size of the new domestic water meters to serve the project.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. The current 2017 City of Renton Surface Water Design
Manual (RSWDM) can be accessed from the City of Renton website.
2. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard Matching Existing Conditions. The site falls within the South Lake Washington
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the RSWM. The Figure 1.1.2.A should be included in the drainage
report submitted with the land use application.
3. Direct Discharge Exception - The project site is located within the South Lake
Washington drainage basin and the flowpath from the project site discharge point is less
than a half mile to the 100-year floodplain of Lake Washington. Therefore, the project
may quality for the direct discharge exemption in accordance with Section 1.2.3.1 of the
2017 RSWDM if the project adheres to all requirements thereof.
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a. The conveyance system analysis provided in the preliminary Technical
Information Report (TIR) shall provide a complete analysis of the system to the
outfall in Lake Washington in accordance with the requirements for the direct
discharge exemption as outlined in Section 1.2.3 of the 2017 RSWDM.
Specifically, the Applicant shall provide a complete conveyance system analysis,
including new conveyance pipes within the proposed development and existing
conveyance pipes from the development boundary to the outfall in Lake
Washington. The Applicant shall demonstrate the outfall is adequately sized to
support the added run-off from the development.
4. The site is not located in Wellhead Protection (Aquifer Protection Area) Zone. The City
GIS map shows that portions of the site is located in high Seismic Hazard area. The
project site is relatively flat. There is existing private stormwater conveyance within the
site (see City record drawing R-288218).
5. Storm drainage improvements 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 exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment for the
commercial project. 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.
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 as described in Section C.1.3 of the 2017 RSWDM. A
preliminary drainage plan and drainage report, 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 geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rate and design infiltration rate), with recommendations of
appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in
the report. 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.
9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
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11. A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
12. The current Surface Water Standard Plans shall be used in all drainage plan submittals.
The current City of Renton Standard Details is available online in the City of Renton
website.
13. Following is the standard separation between utilities:
· 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.
· The stormwater line should be minimum 5 feet away from any other structure
or wall or building.
· Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
· The 2021 Surface water system development fee is $0.80 per square foot of
new impervious surface, but not less than $2,000.0. 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. The fee information for City
permits that will be issued in 2021 is available online from the City of Renton
Fee Schedule.
TRANSPORTATION
1. The parcel does not contain public street frontages and is surrounded by neighboring
commercial and industrial parcels. No frontage improvements are required. Refer to
planning comments regarding fence heights, setbacks and landscaping requirements.
2. A pedestrian connection from the intersection of 757th and Lake Washington Blvd is
being proposed as a portion of City TIP Project #21-54 beneath the BNSF trestle.
Continued coordination and pedestrian connectivity is required as a portion of the
project.
3. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire lane signage required for the on-site roadway. Required turning radius
are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code.
4. 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.
5. Parking lot construction shall be in accordance with City code 4-4-80G.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.
6. Refer to City code 4-4-080 regarding driveway regulations:
· Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
· Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
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· Driveways shall not be closer than 5-feet to any property line.
7. 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. Traffic study guidelines are included with the pre-
application packet. 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.
a. Please note which intersections have been evaluated or if the project is
under the threshold.
b. Sight distance, as applicable.
c. Pedestrian connectivity, as applicable.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and
Overlay Requirements.
9. Payment of the transportation impact fee is applicable on the construction of the
development at the time of issuance for the building permit. The transportation impact
fee that is current at the time of building permit issuance will be levied.
10. Concurrency under separate cover, as applicable.
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:
· 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.
· The stormwater line should be minimum 5 feet away from any other structure
or wall or building.
· Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
· Minimum 15 feet wide easement is required for any City utility located outside
public right of way.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2021 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.
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7. A demo permit is required for the demolition of the existing buildings. The demo permit
shall be acquired through the building department.
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Parks & Recreation
Department Memorandum
DATE: October 26, 2022
TO: Clark Close, Principal Planner
FROM: Erica Schmitz, Parks Planning and Natural Resources Director
SUBJECT: LUA22-000284 Southport West LLC
Thank you for the opportunity to review this development proposal. The following are
comments from Parks and Recreation Department staff.
Department staff is concerned about the impacts of this development on Gene Coulon
Memorial Beach Park and the new needs it generates. A new development at this scale
will certainly increase the demand for and impact on park facilities.
Because park impact fees are not charged for office and retail development, there will
not be any revenue available to increase capacity to meet the increased needs as a
generated by the development. To offset the impacts that the new development
creates, the following measures are requested:
1) Provide bicycle and pedestrian infrastructure on the proposed frontage road.
Along with the extension of Eastrail south to Coulon Park, this will provide
multimodal access to the site and provide a critical missing link between the
Eastrail and other regional trail connections.
2) If retail or office tenants are permitted to have dogs on site, provide dog relief
areas and at least one sign where the property is directly opposite the park
indicating that Coulon Park does not allow dogs.
3) Provide a shade study evaluating impacts to Coulon Park. In winter, shadows cast
on park areas allows ice to form, creating a safety hazard.
4) Provide internal pedestrian circulation route and pedestrian access to the
lakefront area.
As a data point, if this development were to occur in Tukwila, it would generate
approximately $1.5 million in park impact fees.
We appreciate the opportunity to comment and we welcome any questions you may
have regarding our concerns and requests.
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PROJECT LUA0022-000284
Southport West
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
626 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 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 COMMERCIAL 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. Excess entry doors should be
designed so that they automatically lock when closed and only serve as emergency exits. Windows
should be designed so that they can’t be used as entry points for people , although some could be
equipped to be utilized as emergency exits if needed .
Doors/Glass
All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks,
latch guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have
2-1/2 to 3” wood screws. If glass doors are used, they should be fitted with the hardware described
above and additionally be fitted with a layer of security film. Security film can increase the strength
of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry.
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Security
It is recommended that this business have monitored security alarms installed . There should be a
plan set in place for lockdown procedures, as well, should an emergency occur, and alarms are set
off.
It’s not uncommon for a commercial/retail businesses 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 visitors.
Based on plans submitted to the City of Renton , Southport West has noted several considerations for
adequate pedestrian and parking lot lighting, safety and wayfinding, as well as in and around the
facility. Plans indicate layout will be similar to previous Southport facilities (developed over the past
few years) to keep uniformity of design.
Structures 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 co rrect
location for response.
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
two feet tall. This will help eliminate areas of concealment for suspicious persons. Trees and shrubs
which are not maintained can cause safety issues. Regular maint enance should be planned, and
landscaping monitored, to stay within the above-mentioned guidelines.
Garage
The structured parking garage will be a very tempting target for auto thieves. Theft from motor
vehicle and auto theft are prevalent. I recommend the installation, and substantial advertisement of,
surveillance cameras inside and outside this garage, well-placed and abundant lighting, and a
noticeable presence of courtesy patrol – especially between the hours of 10:00 p.m. and 6:00 a.m.
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ow nership over the business. The most
straight-forward examples of territoriality are signs restricting access, directing visitors to the main
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entry doors or parking, 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 perpetra tors 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.
COMPLETED MIXED-USE RETAIL/RESIDENTIAL LOCATIONS
Doors
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 can increase
the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain
entry.
If access to the back of the mixed-use areas is unrestricted it is recommended that security alarms be
installed at these locations following construction. Use of key fobs or access cards may be the best
way to separate public traffic from private at this project site.
The installation of cameras within the internal hallways of the multi-housing structures is
recommended. Having cameras installed in and throughout the property will assist in thwarting
negative activity within typically isolated areas.
Limited Access Garage Locations & Parking Lots
See garage and parking security recommendations noted above. In addition, signage advising
residents, guests, and retail users to keep valuables out of their vehicles while parked should be
posted in all parking areas.
Natural Access Control Recommendations:
Establish transitional zones for drivers and pedestrians to indicate movement from public to
semipublic to private spaces. Transitional zones distinguish proprietorship and hi ghlight the intended
uses of the areas or “zones”. Examples are pedestrian paths that lead to entrances, especially from
rear parking lots to main entrances located at the front of a building, or parking garages/lots that may
be a block or so away from business district.
Natural access also applies to traffic calming. Traffic calming measures can improve safety for anyone
on foot or a bicyclist, especially if there are intersections without any traffic safety lights or crossing
signals. Some of these include curb extensions, speed signs, and high visibility crosswalks at unsafe or
busy intersections and crossings. Natural Access Control recommendations are as follows:
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1. Clearly define and identify public entrances with architectural elements, lighting, landscaping,
paving and signage.
2. Promote natural access control measures in all private and semi-private areas, including
break/rest areas, bicycle parking, rear entrances and alleyways, and semi-private plaza spaces. Use
low or see-through fencing or landscaping to distinguish between public and private areas, such as a
residential building that neighbors a city park or commercial property.
3. Install pedestrian and vehicle scale wayfinding signage, roadway and parking lot markings and
other devices to guide and direct visitors.
During my review of the Southport West plans, there was numerous mentions of pedest rian
wayfinding, lighting, and safety measures similar to the recommendations listed above.
Courtyard / Landscaping Areas
Discourage the installation of long benches, solid surface tables, or “rest stops” that can be easily
accessed by the public; these will more likely attract a homeless population, pushing out the intended
users for these locations. 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.).
Disposal Receptacles
All dumpster areas should be housed within a structure of a height and strength that will deter
unwanted subjects from gaining access to them when not in use.
Open Common Areas
Open common areas can attract unwanted subjects. 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 be reported and covered up
immediately, and any suspicious activity be reported to 911 as soon as possible.
Storage Units
Although it may seem low risk, it’s quite common for multi-housing properties to experience storage
room thefts. I recommend placement of these units been in a high traffic area, within a structu re
that has 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. Any bike s torage locations should be
fully enclosed with electronic access for residents and surveillance cameras installed in the event
there are any problems with theft from the area.
Maintenance Rooms
Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the
strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms
from being pried.
Notes
It’s important that an emergency access code be available to law enforcement so they can respond to
emergency situations. It should be noted that this can come in the form of an emergency call box
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that unlocks main entry doors or a Knox Box that contains access fobs inside. 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, 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.
I highly recommend that the developer have a Renton Poli ce Crime Prevention Representative
conduct a security survey of the premises once construction is complete.
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