HomeMy WebLinkAboutEx34_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000415
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, multi-family, and other nonresidential construction activities shall be restricted to the
hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See attached Development Engineering Memo dated April 11, 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 $964.53 per multi-family units, retail is $1.25 per
square foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee
is paid at time of building permit issuance. Credit is due for the area of existing building
removed.
2. Fire Code Related Comments:
EXHIBIT 34
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000415
a. The fire flow requirement is 2,750 gpm. Three fire hydrants are required. One within 150-feet
and two within 300-feet of the proposed building. One hydrant is required within 50-feet of all
fire department connections for standpipe and sprinkler systems. Existing hydrants may be
counted toward the requirements if they meet current code. Fire hydrants shall meet maximum
spacing requirements of 300-feet on center. A looped water main is required for all fire flows
over 2,500 gpm.
b. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the
building. 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 any on site roadways. 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. This facility 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. Buildings over 75-feet would be classified as a high rise per the building code. This would trigger
multiple fire and building code requirements. The project shall comply to all applicable high-rise
requirements of the International Building and Fire Codes, 2018 editions. This includes some
things like emergency power, fire pumps, secondary on-site fire protection water, pressurized
stair enclosures, voice evacuation fire alarms with zoning, fire command center, etc.
g. Project shall comply with local city fire code ordinance Section 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 the Fire
and Emergency Services Department rescue 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.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. See attached Environmental & Developmental Application Review Sheet.
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
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 11, 2023
TO:Clark Close, Principal Planner
FROM:Yong Qi, Development Engineer
SUBJECT:800 Garden Mixed Use Building
800 Garden Ave N
LUA22-000415
I have reviewed the application for the 800 Garden Mixed Use Building project located at 800 Garden
Ave N and have the following comments:
EXISTING CONDITIONS
The site is comprised of existing parcel 0823059217, is approximately 501,611 square feet in size. The site
currently contains a one-story commercial building, asphalt parking lot, two driveways, concrete
pedestrian walkways, and landscaping. The site is fronted by Garden Ave N to the west, N 8th St to the
south, a home improvement store to the north, and railroad to the east.
WATER: The proposed development is within the City’s water service area and in the Kennydale 320
Pressure Zone. There is an existing 12-inch water main located in Garden Ave N that can deliver
a maximum flow capacity of 4,800 GPM (see water plan No. W-011003). There is an existing 12-
inch water main located in N 8th St that can deliver a maximum flow capacity of 4,800 GPM (see
water plan No. W-011003). There is an existing 12-inch water main within an easement (KC
recording number 20041223001308) on the parcel that can deliver a maximum flow capacity of
4,800 GPM (see water plan No. W-274904).
SEWER: The proposed development is within the City’s sewer service area. There is an existing 21-inch
gravity wastewater main located in N 8th St (see record drawing S-016805). There is an existing
8-inch gravity wastewater main located in Garden Ave N (see record drawing S-235701). There
is an existing 6-inch side sewer serving the parcel (see record drawing S-294503).
STORM: There is an existing 72-inch stormwater main within an easement (KC recording number
198809230146) on the west side of the parcel (no record drawing available) that routes Johns
Creek, a non-fish seasonal creek, around the parcel. There is an existing 42-inch stormwater
main in N 8th St (see record drawing TED-4002448). There is an existing 48-inch stormwater
main in Garden Ave N (no record drawing available). There are two, private, on site conveyance
systems discharging to the southwest and northwest of the parcel (see record project
TED4002945).
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April 11, 2023
STREETS: The proposed development fronts Garden Ave N along the West property line. Garden Ave N is
classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately
60 feet according to King County Assessors Map. The proposed development fronts N 8th Street
along the south property line. N 8th St is classified as a Minor Arterial street with an existing
right-of-way (ROW) width of approximately 70 feet, however the road is not centered and there
is approximately 30 feet of ROW on the project side of the centerline.
WATER
1. Civil plans for the water main improvements are required and must be prepared by a professional
engineer registered in the State of Washington. Refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 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. There are six existing fire hydrants within 300 feet of the property and three existing hydrants
on the property.
3. Based on the review of project information submitted, Renton Regional Fire Authority (RRFA) has
determined that the fire flow demand for the proposed development, including the use of a fire
sprinkler system, is 2,750 gpm.
4. The proposed preliminary civil construction plan depicts a relocation of the existing onsite 12-
inch along the easterly and northerly sides of the entire development connecting the existing
12-inch water mains in Garden Ave N and N 8th St. The proposed concept is acceptable.
a.The sections of existing on-site water mains impacted by the new development shall be
decommissioned and removed after the completion of the new water mains.
b.The applicant shall request the city to grant a partial release of the existing easement
for the portions of the existing water mains that will be removed.
c.All the existing water mains must be protected during the demolition of the existing
building and construction of the new development.
5.Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) 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 DDCVA shall be
installed on the private property in an outside underground vault per City Standard Plan 360.2.
The DDCVA may be installed inside the building if it meets the conditions per City Standard Plan
360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the
building must be pre-approved by the City Plan Reviewer and Water Utility.
6. 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.
7. Installation of a separate water meter for the commercial portion of the new building. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located
inside the building if a drainage outlet for the relief valve is provided and the location is pre-
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April 11, 2023
approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention
assembly must be located adjacent to and behind a building exterior wall.
a.The proposal depicts a 2-inch commercial water service and meter with an RPBA
backflow which is acceptable. Meters and backflow prevention shall be installed in
accordance with City standard plans. The water service for the meter should be taken
from the new 12-inch main extension within the site due to the meter location and
length of water service.
b.Water meters should be placed within the ROW in the planting strip or soft surface.
Meters located outside of the ROW are required to be in an easement.
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
1. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-
040 and City of Renton Standard Details.
a.The proposal depicts three residential and commercial sewer connection points for each
building. Staff has reviewed the conceptual layout and determined it is acceptable with
the condition of a capacity analysis being required for the phase 1 and 2 buildings
connecting to the existing 8-inch main in Garden Ave N.
2. An oil/water separator will be required for connecting the covered parking lot to sewer.
a.An oil/water separator is not shown on the preliminary civil construction plan.
b.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.
3. A grease interceptor is required on services line(s) if a commercial kitchen is proposed.
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.
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April 11, 2023
a.The current sewer fee is $3,650 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/DocView.aspx?id=10067870&dbid=0&repo=Cit
yofRenton.
STORM DRAINAGE
1. A geotechnical report dated March 10, 2022, completed by GeoEngineers, was provided with the
Land Use Application. The report discusses the soil and groundwater characteristics of the site
and provides recommendations for project design and construction. The report indicates the
design infiltration rate is low being ½-inch per hour or less and a pilot infiltrate test will be required
if infiltration facilities are planned for the project site.
2. KPFF Consulting Engineers, with the Land Use Application, submitted a Preliminary Drainage Plan
and Technical Information Report (TIR), dated December 2022. Based on the City of Renton’s flow
control map, the site falls within the Peak Rate Flow Control Standard Area matching Existing
Site Conditions and is within the East Lake Washington Drainage Basin. The report is based on a
Full drainage review and the nine Core Requirements, and the six Special Requirements have been
discussed in the Technical Information Report.
a. General: The following general comments shall be addressed as part of the Civil
Construction Permit Application:
b. General: The preliminary TIR refers to the design manual of 2017 RSWDM, however,
effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is
based on the 2021 King County Surface Water Design Manual. All projects vested on or
after June 22, 2022 will be subject to these new stormwater requirements. Please refer
to RMC 4-1-045 for information regarding project vesting.
c. Offsite Analysis, 2022 RSWDM Core Requirement #2:
i.The report refers to the exemption for Core Requirement #2 per Criteria 2 of
Section 1.2.2 of the RSWDM. Staff concurs that the off-site analysis exemption
is acceptable due to the net reduction of impervious surface and water quality
facilities being provided.
d. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. The project is claiming to be exempt due to less
than a 0.15 CFS increase.
i.The report refers to the exemption for flow control exemption. Given that the
proposed project will have a net reduction of impervious surface, and the
current conveyance system has sufficient capacity for the project and no erosion
concerns with Johns creek, staff concurs that the exemption is acceptable.
e. 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.
i.The report indicates that the conveyance calculations will be provided for both
on-site and off-site conveyance system, which is acceptable.
f. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does
not include a CSWPPP and TESC plan. The preliminary TIR includes a CSWPPP and
indicates that an TESC plan will be developed.
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April 11, 2023
i.A final CSWPPP and TESC plan shall be included with the TIR and utility plans
submit as part of the civil construction permit.
g. Maintenance and Operations, Core Requirement #6: The proposal does not include a
maintenance and operations manual.
i.A Maintenance and Operations manual shall be included with the TIR as part of
the civil construction permit.
h. 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. The preliminary TIR indicates that
a bond quantity worksheet and all required documents will be provided as part of the civil
construction permitting process.
i.A bond quantity worksheet shall be included with the TIR as part of the civil
construction permit. Financial guarantees and liability requirements shall be
met prior to civil construction permit issuance.
i. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface (PGIS) that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed
require water quality.
i.The preliminary TIR and drainage plan indicates that a series of proprietary
water quality vaults are proposed to meet the enhanced basic water quality
requirement. Staff concurs with the proposal.
j. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development.
i.The report provides a preliminary analysis of the large lot BMP’s concluding soil
amendment and roof downspout connections are feasible and proposed to meet
on-site BMPs requirement.
ii.The report indicates that the further feasibility of the specific BMPs will be
assessed during civil construction permit, which is acceptable.
2. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2023 SDC fee is $0.92 per square foot of new impervious surface but not less than
$2,300.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$175,000. The proposed development fronts Garden Ave N to the west, N 8th St to the south and
private properties on all other sides.
a. Garden Ave N is classified as a Minor Arterial street with an existing right-of-way (ROW) width
of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial
streets with 4 lanes, a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half street
improvements as taken from the ROW centerline shall be required and include a minimum
54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 2-foot clear space at back of walk and storm drainage improvements. However, the
COR transportation department has determined that the existing curb-curb width is sufficient.
Therefore, half street improvements as taken from the existing curb shall be required and
include an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk and
storm drainage improvements. Street parking is allowed with an additional 8 feet of
dedication and curb bulb outs. Dedication of approximately 23.5 feet will be required.
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a. These improvements are shown on the preliminary civil plan.
b. N 8th St is classified as a Minor Arterial street with an existing ROW width of approximately
70 feet, however the road is not centered and there is approximately 30 feet of ROW on the
project side of the centerline. To meet the City’s complete street standards for Minor Arterial
streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of
street improvements as taken from the ROW centerline shall be required and include a
minimum 54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an
8-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements.
Dedication of approximately 15.5 feet will be required pending final survey. However, WSDOT
has plans to install an HOV connection to I-405 on N 8th St. Current design, on the project
side of the ROW centerline, includes a 37-foot paved road. Street improvements, from the
back of roadway, would include a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk,
2-foot clear space, storm drainage and street trees. Dedication of approximately 23.5 feet will
be required pending final survey.
a. These improvements are shown on the preliminary civil plan.
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 (TIA). The trips should be calculated based on the
guidelines of the current ITE Trip Generation Manual.
a. A TIA dated December 2022 and an updated TIA dated April 4, 2023 were prepared by TENW
and submitted with the land use application. The TIA discussed traffic impacts at a horizon
year of 2037. The report evaluates the Level Of Service (LOS) at 16 signalized off-site
intersections. All these intersections are expected to operate at acceptable levels during the
weekday AM and PM peak hours in 2037 except one intersection of Garden Ave N and N
Southport Dr, which is anticipated to operate at LOS F during the weekday PM peak hour in
2037.
b. The updated TIA dated April 4,2023 identifies four (4) measures to mitigate traffic impacts
of the proposed development: 1) Installation of frontage improvements at both Garden Ave
N and N 8th Street; 2) Providing funds to the City in an amount up to $100,000 for the City to
implement Adaptive Signal Control Technology (ASCT) Split Cycle Offsite Optimization
Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection prior to Final
Certificate of Occupancy of Phase 3 (Building C); 3) Payment of transportation impact fees
based on the current impact fee rate at the time of building permit issuance, and 4)
Providing a transportation management plan (TMP) to encourage use of other modes such
as transit and other non-single occupant vehicles modes. Staff has reviewed the above four
mitigation measures and determined they are acceptable.
c. Additionally, the TIA discusses that vehicular access to/from the proposed project will be
provided from one signalized intersection and three driveways, all turn movements entering
and existing the site access study intersection and driveways are expected to operate at
acceptable levels (LOS C or better) in 2037 with minimal queueing.
3. Street lighting improvements are required for projects consisting of more than four (4) residential
units. See RMC 4-6-060 for street lighting requirements.
a. Detailed street lighting plan and photometric analysis shall be provided during civil
construction permit review.
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.
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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. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
a. All existing and proposed utilities are required to be undergrounded.
6. 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.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as
outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. 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.
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800 Garden Mixed Use Page 1 of 3 LUA22-00415
PROJECT LUA22-00415
800 Garden - Mixed-Use
(800 Garden Ave N., Renton)
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
1,003 Estimated Annual Police Calls-for-Service (Total includes both residential and commercial space)
CONSTRUCTION PHASE
To protect materials and equipment it is recommended that all materials and tools be locked up when not in
use. The site will need security lighting and any construction trailers should be completely fenced in with
portable chain-link fencing. Fencing will provide both a physical and psychological barrier to any prospective
thief and will demonstrate that this area is private property.
Construction trailers should be kept locked when not in use and should also have a heavy-duty deadbolt
installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be shatter
resistant. Any construction material that contains copper should be removed from the construction site at the
end of each working day or secured in an appropriate container to deter theft. Toolboxes and storage
containers should be secured with heavy-duty shrouded padlocks when not in use. Construction property
thieves are highly motivated to access sites during the hours of darkness, so it’s recommended the entire
expanse of the site be secured with temporary construction fencing and alarmed.
No Trespassing signs should be posted at various locations at the site. This may assist police in taking
enforcement action on the property after hours. I recommend the use of private security personnel to patrol
the site during the hours of darkness due to the risk of this site being highly attractive to area thieves/burglars.
Foregoing that, it is recommended an interactive CCTV surveillance system be temporarily put into place to
deter unwanted subjects from coming onto the job site.
COMPLETED MIXED-USE LOCATIONS
All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch guards
and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted with hardware
described above and equipped with a layer of security film. Security film increases the strength of glass,
reducing the likelihood of suspects being able to shatter it quickly in order to gain entry.
Access to the rear of the mixed-use areas appear to be unrestricted so it’s recommended security alarms be
installed inside each retail space. The vehicle and pedestrian traffic in and around this area reduces
exponentially during the late evening and early morning hours, which in turn increases the likelihood of
criminal activity. Use of key fobs or access cards may be the best option to separate public traffic from private
at this project site.
The installation of cameras in and around the property are highly recommend; with security monitoring after-
hours being the most effective.
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Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and latch
guards. These locations can be tempting targets for thieves who want to break into laundry appliances to
collect the quarters that accumulate there, or for those who may be unhoused and looking for a place to sleep.
I further recommend the installation of devices that run these appliances by prepaid cards or fobs only. It’s
very expensive to fix laundry machines, only to have them broken into time-after-time.
Limited Access Garage Locations & Parking Lots
Parking garages and lots will be a tempting target for thieves; regardless of limitations, they will be breached
by area prowlers. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles are
likely to have items of value left inside (electronic equipment, personal items, recent purchases, etc.). I
recommend the installation and substantial advertisement of surveillance systems in and outside of any
parking garage; an abundance of lighting, and a noticeable presence of security or courtesy patrol. I predict
there will be a large influx of unwanted subjects brought into this area due to its location, customers, and large
parking lot footprint.
Signage advising residents, guests, and retail users to keep valuables out of their vehicles while parked should
be posted in all parking areas – including any limited-access garage.
Courtyard / Public Plaza Areas
I discourage the installation of solid benches, tables, or “rest stops” that can be easily accessed by the public;
these will more than likely attract unwanted subjects, pushing out the intended use for these locations.
Offering a space of respite for those in the area is one thing, providing a long-term hub for those who may take
advantage and detract positive activity is another. Any retaining walls, concrete berms, or easily accessible
wall placements should be finished with material that would discourage long-term loitering (grated designs,
skateboard deterrents, varied leveling, etc.).
Lighting
Lighting is the #1 deterrent to crime and with a development this size, it will be especially important due to the
amount of vehicle and pedestrian traffic that will be pulled into this location. This will assist in the deterrent of
theft from motor vehicle as well as provide safe pedestrian travel for both employees, customers, and
residents.
Disposal Receptacles
All dumpster areas should be housed within a structure of a height, discretion, and strength that will
discourage unwanted subjects from gaining access to them when not in use.
Open Common Areas
Unfortunately, it won’t be long before the property experiences unwanted subjects utilizing the common areas
and attempting entry into the multi-housing building(s). It will be important for residents and employees to
work in corroboration to keep the property hospitable for legitimate users. This would include keeping the
common areas clean of debris and garbage, any graffiti should be reported and covered up immediately, and
any suspicious activity be reported to 911 as soon as possible. There should be no cigarette disposal
receptacles installed in open areas, as these tend to attract unhoused individuals. If you wish to have these
onsite, they should be situated close to residential or business access points, with a designated associate
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responsible for placing them outside during hours of business, and then bringing them back inside at the close
of day.
Storage Units
It’s common for multi-housing properties to experience storage room thefts. I recommend placement of these
units be in a high traffic area – and not located in a parking garage or lower-level location. Each storage unit
should be properly secured with a deadbolt with 3” wood screws installed in the strikeplate, as well as the
installation of latch guards to help protect the locking mechanism from being pried. Any bike storage locations
should be fully enclosed with electronic access for residents and surveillance cameras installed in the event
there are any problems with theft.
Maintenance Rooms
All maintenance or utility rooms should have deadbolts with 3” wood screws installed in the strikeplate, with
latch guards installed to help protect the locking mechanisms from being pried.
Notes
It’s important that an emergency access code be available to Renton PD for the residential buildings so officers
can respond to crisis situations on the property after hours. This can come in the form of an emergency call
box that unlocks main entry doors or a knox box that contains access fobs inside. Please Note: This type of
access is a separate accommodation from what is provided for the fire department.
If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi-housing buildings,
care should be taken if these rooms will be housing flat screen TVs, projector, or computer equipment. It’s
common for these types of items to be stolen (even when they are placed within the building itself), so I
recommend access to these locations be by resident fob or access card only so subjects coming into these
locations can be tracked in the event of a burglary.
TRAFFIC SAFETY CONCERN: In reviewing this project, there doesn’t appear to be any consideration for
bollards along the perimeter of North 8th Street, as well as Garden Ave N., to assist in safe pedestrian travel.
Garden Avenue North experiences a high volume of vehicle traffic due to the commercial district nearby, as
well as just general commuter flow in and around this project area.
It has also become common practice for criminals to use vehicles as ‘ramrods’ so they can break into
businesses during the hours of darkness. I highly recommend the strategic placement of trees along the
perimeter of this project, and/or the installation of cement bollards (in the form of concrete-filled planters if
preferred so they are esthetically pleasing), to assist in deterring burglary at the businesses and to help protect
those who will be traveling in and around this location on foot.
There is mention of limited parking per residential unit, which will necessitate consideration of alternative
options for those living, working and frequenting this development. If those considerations are not properly
vetted, this will create a predictable conflict with already established businesses nearby (i.e., Target, Lowe’s,
The Landing, etc.).
It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a security
assessment of the premises once construction is complete. This will allow for a more comprehensive security
evaluation that would be specific to each structure. Contact Cyndie Morris, cmorris@rentonwa.gov when you
would like to make an appointment for this assessment.
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