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HomeMy WebLinkAboutEx34_Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA23-000066 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 may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Development Engineering: (Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov) 1. See attached Development Engineering Memo dated March 22, 2023. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Environmental Impact Comments: a. Fire impact fees are applicable at the rate of $1.29 per square foot of hotel space. This fee is paid at time of building permit issuance. 2. Fire Code Comments: a. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA23-000066 b. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. 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. c. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. 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. d. Hotel building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. e. All areas of the hotel 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. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov) 1. The draft joint parking easement with the businesses/projects to the north and west will be reviewed, along with the easement and attachments, at a later phase. 2. There are some covenants recorded under 20100803001658 (one provision of this regarding new trip generation was later amended, but this particular covenant is still in effect). As with the easement, it may also come into play in a later phase of the project. Note that there is a construction covenant specific to short-term hotels with sleeping rooms at grade level. Community Services: (Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov) 1. No comments at this time. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 22, 2023 TO: Clark Close, Principal Planner FROM: Yong Qi, Development Engineering SUBJECT: LivAway Renton Hotel Development 780 Logan Ave N LUA23-000066 I have completed the review for the above-referenced proposal located at parcel 0886610010. The following comments are based on the land use application submittal made to the City of Renton by the applicant. EXISTING SITE CONDITIONS The proposed LivAway Hotel will consist of a four story 126-key hotel building and associated parking on an approximately 1.67-acre parcel, east of the new Topgolf facility. The site is currently vacant and is comprised of a recently constructed parking area and pad-ready building site along the Park Ave N frontage to the east. Water The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone and in the Downtown 196 Pressure Zone. The static water pressure is approximately 120 and 72 PSI at an elevation of 30 feet in the 308 and 196 pressure zones respectively. There is an existing 12-inch water main (308 pressure zone) located in N 8th St that can deliver a maximum flow capacity of 4,800 GPM. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 8,000 GPM. There is an existing 12-inch water main (308 pressure zone) located on the parcel within an easement that can deliver a maximum flow capacity of 4,800 GPM. Sewer The site is in the City of Renton sewer service area. There are three existing 6-inch PVC sewer stubs installed as part of the Topgolf civil construction project (C20000631). Storm There is an existing 8-inch CPE and an existing 12-inch CPE storm stub installed as part of the active Topgolf civil construction project (C20000631) intended to service the Phase II site where the hotel is proposed. Streets The proposed development fronts Park Ave N along the east property line. The Logan Ave N is classified as a Principal Arterial Road. Existing ROW width is approximately 91 feet per the King County Assessor’s Map. Logan Ave N existing street section consists of a pavement width of approximately 60’, 5’ wide planter, and 5’ wide sidewalk. Dedication is being provided as part of the Topgolf civil construction project (C20000631). LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 Page 2 of 7 CODE REQUIREMENTS WATER COMMENTS 1. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton Water Design Standards and Details as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 2. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,000 GPM with the use of an automatic fire sprinkler system. 3. The proposed preliminary civil construction plan depicts an extension of the existing on-site 12- inch water main (308 pressure zone) on the west side of the proposed building to the north and to the east, within the new driveway, connecting it to the 16-inch water main (196 pressure zone) in Park Ave N. a. The proposed concept is acceptable. However, the preliminary utility plan indicates the 12’’ water main extension and one fire hydrant to the north will be installed under Renton Park Retail project (LUA22-000291). This section of water main extension and the fire hydrant may be installed under the proposed LivAway Hotel project depending on the construction schedule of these two upcoming projects. b. If the 12’’ water main extension and the fire hydrant to the north are installed under Renton Park Retail project first, the water mains and fire hydrant must be protected during the construction of the proposed LivAway Hotel development. 4. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. a. The proposed 15’ wide public water easement and water main separation from the building foundation are acceptable. 5. Installation of a separate water meter 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. a. The proposed domestic water meter with RPBA located outside of the building concept is acceptable. 6. 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. a. The proposed fire service and associated DDCVA outside of the building concept is acceptable, ensure to use City Standard Plan 360.2 for the DDCVA proposed. LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 Page 3 of 7 7. 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). a. The proposed conceptual plan depicts the FDC within 50 feet of a new fire hydrant which is acceptable. 8. 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. The meter vault shall be located within public ROW or within an easement on private property. 9. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of Civil Construction Permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2023 water fee is $4,850 per 1-inch meter, $24,250 per 1-1/2 inch meter, $38,800 per 2-inch meter, and $77,600 per 3-inch meter. b. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. For meters larger than 2-inch, a $220 processing fee is applied and the applicant must provide materials and installs. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=0&repo=Cit yofRenton. SEWER COMMENTS 1. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial use of the building. All new sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. a. The preliminary utility plan depicts a building sewer connection to the existing on-site private 6-inch sewer stub. Staff has reviewed the conceptual layout and determined it is acceptable. b. An area drain connected to an oil/water separator prior to entering the city’s sewer system shall be installed for the proposed trash enclosure area to the southwest of the building. The enclosure and surrounding area shall be graded such that no surface water flows into the enclosure (and no contaminated water flows out to the storm). The trash enclosure needs to be covered so rainwater is not getting into the sewer. 2. A grease interceptor is required on services line(s) if a commercial kitchen is proposed. 3. An oil/water separator will be required for connecting the covered parking lot, if proposed, to sewer. If a sub-terrain parking 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. 4. 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. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 Page 4 of 7 a. The current sewer fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, and $58,400 per 3-inch meter. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the East Lake Washington drainage basin. a. A preliminary technical information report (TIR) by NAVIX Engineering, Inc., dated February 10, 2023, was submitted by the Applicant with the Land Use Application, which was prepared following the 2022 RSWDM. b. Core Requirement #2, off-site analysis: A Level 1 downstream analysis was completed on April 19, 2018 as part of the Topgolf project. Staff concurs that the prior downstream analysis is acceptable for use. c. Core Requirement #3, per the TIR, the flow control is not required since the proposed project will not generate more than 0.15-cfs increase in the 100-year peak flow as compared to the existing site condition. Given that the proposed project area was included in the prior analysis and the proposed project land use does not differ from the prior assumptions, staff concurs that the exemption is acceptable. 2. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to meet RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The proposal depicts runoff being routed to the existing site catch basins and building drains being connected to the existing storm stub. A conveyance capacity analysis is included showing that the stubs have sufficient capacity to convey the new runoff. a. The report refers to the TIR approved as part of C20000631 in which the conveyance system for the east basin of the site was designed assuming a 100% impervious area for the phase II construction. The report indicates that further conveyance capacity analysis is not needed as the proposal does not exceed the original design parameters. Staff concurs with the assessment. 3. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a CSWPP and ESC plan. The preliminary TIR includes a CSWPP and indicates that an ESC plan will be developed. a. A final CSWPP and ESC plan shall be included with the TIR and utility plans submit as part of the civil construction permit. 4. Maintenance and Operations, Core Requirement #6: The preliminary TIR includes a maintenance and operation manual, which will be further reviewed as part of the civil construction permit. 5. Financial Guarantees and Liability, RSWDM Core Requirement #7: All drainage facilities constructed or modified for projects must comply with the financial guarantee requirements and the liability requirements of the City. a. The preliminary TIR indicates that a bond quantity worksheet and all required documents will be provided at a future date, which shall be included as part of the civil construction permit application. LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 Page 5 of 7 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. The preliminary TIR refers to the TIR approved as part of C20000631 in which the east basin water quality facility was designed assuming the future phase II area to be 100% impervious surface. The report indicates that further water quality measures are not needed as the proposed land use is consistent with that assumed in the design of the existing water quality facility. Staff concurs with the assessment. 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 as described in Section C.1.3 of the 2022 RSWDM. a. The project is proposing to use soil amendment to satisfy Core Requirement #9, On- Site BMPs. Staff concurs with the assessment which is consistent with the analysis conducted in the TIR approved as part of C20000631. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), 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. a. A geotechnical report by GeoEngineers, dated October 29, 2019, was submitted by the Applicant with the Land Use Application. b. The geotechnical report conclude that infiltration facilities is not feasible due to shallow groundwater table and the presence of low permeability silt soils near the ground surface at the project site. 9. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. 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 COMMENTS 1. The proposed development fronts Park Ave N along the east property line. Park Ave N is classified as a Principal Arterial Road. Existing ROW width is approximately 91 feet. Per City code 4-6-060, a five (5) lane Minor Arterial Roadway requires a ROW width of 103 feet. The half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 6 feet of ROW. a. A modification was submitted and approved as part of LUA18-000094. Dedication is being provided as part of the approved construction permit C20000631. A modification was submitted and approved as part of LUA18-000094 for the master site plan and phase 1 construction. The modification approved retaining the existing street frontage LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 Page 6 of 7 along the entire parcel (including Park Ave N) provided the required dedication is provided in addition to conditions such as replacing broken elements and raising the landscape strip to be flush with the sidewalk. Dedication and compliance with the conditions of approval is being completed under the approved civil construction permit C20000631. 2. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. a. A TIA dated March 2023 was prepared by TranspoGroup and submitted with the land use application. The TIA discussed traffic impacts at a horizon year of 2031. The report evaluates the Level Of Service (LOS) at two subject intersections: N 8th St/Park Avenue N and N 6th St/Park Avenue N. The LOS at the subject intersections was found to operate at a LOS C or better without the project at the horizon year and with the project the intersections were found to operate at LOS C or better. The TIA concludes that the LOS is within the City’s published standard and mitigation measures, other than payment of transportation impact fees, are not required. b. At the request of City staff, left turning movements from Park Ave N are allowed into the site while a left turn out of the site onto Park Ave N is not allowed. Figure 9 in the TIA indicates a left turn out of the site onto Park Ave N is allowed, which shall be modified. In addition, in order to accommodate a left turning movement into the site from Park Ave N, a portion of the existing landscaped median must be removed. c. The preliminary site plan indicates the driveway from Park Ave N is installed under Renton Park Retail project (LUA22-000291). The required improvements associated with the new driveway and Park Ave N may be constructed within the proposed LivAway Hotel project depending on the construction schedule of these two upcoming projects. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed 30 feet 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. 5. Street lighting improvements are required for projects consisting of more than 5,000 SF commercial. See RMC 4-6-060 for street lighting requirements. a. The street modifications as noted above retained the existing improvements therefore compliance with the street lighting standard is not required. 3. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rates of transportation impact fee are listed below: a. The 2023 transportation impact fee for a hotel is $4,819.16 per room. b. Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.” LivAway Renton Hotel Development - LUA23-000066 March 22, 2023 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. 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. 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: http://rentonwa.gov/business/default.aspx?id=42473 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 2023 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 LUA23-000066 LivAway Renton Hotel Development City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 30 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. 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 Page 2 of 3 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 is recommended that all commercial areas be monitored with recorded security. It’s common for hotels to experience theft, burglary and/or vandalism - especially during the hours of darkness. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open. This is a common occurrence, especially when hotel guests or employees go outside to smoke, take out the garbage, etc. 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 hotel guests/visitors. It is recommended that adequate pedestrian and parking lot lighting be in place for safety and wayfinding. Placement of this hotel was designed to support neighboring retail, parks, waterfront, and trails. Lighting will be critical in pathways directing anyone towards Top Golf and/or the retail establishments. There should be no dark areas. Maintenance should be a factor long-term to keep pedestrian pathways and the parking lot lighting in good working order. As landscaping grows around the hotel, parking lot, or pathways, it could affect lighting through absorption. Maintenance should take this into account as well and trim bushes and trees accordingly. LivAway should consult 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 two to 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. 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 guests and visitors to the main entry doors of the hotel. The public needs to be made Page 3 of 3 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. For further and more specific safety recommendations, I highly encourage that LivAway Hotel have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete.