HomeMy WebLinkAboutEx12_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 11 LUA23-000069
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: Angelea Weihs, 425-430-7312, aweihs@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.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See attached Development Engineering Memo (page 3) dated May 31, 2023.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Environmental Impact Comments:
a. Fire impact fees for new retail occupancy additions is applicable at the rate of $
1.25 per square foot. This fee is paid at the time of building permit issuance .
2. Fire Code Comments:
a. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two others within 300-feet of the building. A
minimum of one new fire hydrant will be required. One hydrant is required within
50-feet of the fire department connection for the fire sprinkler system. Looped
water mains are required for fire flows that exceed 2,500 gpm.
b. Approved fire sprinkler and alarm systems are required throughout both the new
and the existing buildings. Fire alarm systems are required to be fully addressable
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EXHIBIT 12
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ADVISORY NOTES TO APPLICANT
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and full detection is required. Separate plans and permits required by the fire
department. Direct outside access is required for the fire sprinkler control room.
c. Fire department apparatus access roadways are required. Fire lanes are required
to meet 20-feet width with 25-foot inside and 45-feet outside turning radius.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Fire Lane signage required for onsite roadways. Access is required to within 150-
feet of all points on the building.
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. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
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.
1. See attached police comments memo.
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: 05/31/2023
TO: Angelea Weihs, Associate Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: ARB Flagship Store TI & Change in Use
720 Rainier Ave S
LUA23-000069
I have reviewed for the ARB Flagship Store TI & Change in Use project located at 720 Rainier Ave S (parcel
192305-9053). The following comments are based on the land-use application submittal made to the City
of Renton by the applicant.
EXISTING CONDITIONS
The project site totals approximately 37,702 sq. ft. (0.87 acres) and is located at the previous location of
the Walker’s Renton Mazda car dealership. Surface parking for 30 stalls is proposed on the project site.
Access to the site is provided via an existing 30’ commercial driveway cut off of Rainier Ave S. Aquifer
Protection Area Zone 2 and a high seismic hazard area are mapped on the project site. The site is
primarily flat and consists entirely of parking lot, drive aisles and building footprint and slopes to
localized low points within the parking areas and drive aisles.
Water Water service is provided by the City of Renton.
• There is an existing 12-inch water main in Rainier Ave S (from Hardie Ave to S 7th St) that
can provide a maximum flowrate of 5,000 gpm, but south of Hardie Ave SW the flow rate
from the 12-inch main is reduced to 3,400 gpm because of a lesser flow coming from the
south (refer to City water project plan no W-343003).
• There is an existing 8-inch water main that traverses the south side of the property before
crossing to the parcel to the south near the mid-point of the property’s south property line
(refer to City water project plan no W-178501).
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• There are 3 existing fire hydrants in the vicinity of the site. One south of the building
within the parking lot of the neighboring property. The hydrant occurs just after where
the 8-inch water main crosses the south property line of the subject parcel. One
approximately 75’ south of the property located in Rainier Ave S. One adjacent to the
property’s northwest property corner in Rainier Ave S.
• There are no existing fire protection facilities provided to the building.
• There is one existing 1” domestic water service and one existing ¾” domestic water service
serving the site. Neither service is protected by a backflow assembly.
Sewer Wastewater service is provided by the City of Renton.
• Existing City records and side sewer drawings do not definitively show the existing side
sewer and how it connects to City sewer, however, based on preliminary research, the
side sewer appears to follow the looped water main and connect to the City’s main
located on the 192305-9035 parcel.
Storm The site is located within the Black River – Springbrook Creek Drainage Basin.
• The site is located in the City’s Zone 2 Aquifer Protection Area (APA).
• The site does not contain critical areas such as streams, wetlands, erosion, steep slope or
landslide hazard areas. The site is located in the high seismic hazard area.
• There is an existing 18” ductile iron stormwater main and associated catch basins located
in the east flowline of Rainier Ave S flowing from the north to south. There is are two
existing mapped parking lot catch basins that connect into this stormwater main near the
site’s southwest corner (see City record drawing no. D-343003).
• There is an existing Filterra water quality unit located in the flowline and within the
sidewalk just north of the site’s commercial driveway.
Streets The proposed development fronts Rainier Ave S along the western property line of the
development for a length of approximately 163 feet.
• Rainier Ave S is classified as a 7-lane Principal Arterial. Per the King County Assessor
map, the existing half street ROW width on the site frontage is approximately 62-64 feet
and contains a 9’ sidewalk flush with the back of the curb with trees grates located in
the sidewalk.
• The site is currently accessed via a 30’ wide commercial driveway cut directly from
Rainier Ave S along the southwest portion of the site’s property line.
CODE REQUIREMENTS
WATER
1. The applicant has submitted a preliminary Overall Utility plan with the land use application that
was prepared by CRW Engineering Group, LLC, dated January 20, 2023. The plan shows new fire
services connecting to the existing 8-inch main located within the south driveway access in
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addition to adding a new fire hydrant and utilizing the existing domestic and irrigation services
connected to the 12” main in Rainier Ave S.
2. Renton Regional Fire Authority has determined that the preliminary fire flow demand for the
proposed development is 3,000 gpm for the existing building and new building addition including
the use of an automatic fire sprinkler system. The following developer’s installed water main
improvements will be required to provide domestic and fire protection service to the
development.
a. A minimum of three fire hydrants are required, one within 150-feet feet and two others
other within 300-feet of the building. A minimum of one new fire hydrant will be required.
One fire hydrant is required within 50-feet of the fire department connection for the fire
sprinkler system.
b. Due to the fire flow exceeding 2,500 gpm, looped water mains are required around the
site. The location of the existing looped water main is sufficient in meeting this
requirement.
c. Installation of a backflow prevention assembly(s) on private property behind the
new/existing domestic water meters. The backflow prevention device for the domestic
service must meet current standards as required by Washington State Department of
Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building
must have RPBAs (Reduced Pressure Backflow Assemblies). The RPBAs shall be installed
inside an above ground heated enclosure per City Standard Plan 350.2. The RPBAs may be
located inside the building if a drainage outlet for the relief valve is provided, and the
location is approved by the City Plan Reviewer and City Water Utility Department.
d. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA)
for backflow prevention to the commercial building. The DDVCA 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 may be installed inside the building if it meets the
conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA
inside a building.
e. The location of the fire district connection (FDC) in relation to the building and nearby
hydrant(s) will be reviewed during the Civil Construction Permit process and may be
required to be relocated closer to the building to meet City and fire codes.
f. The domestic and fire meters and backflow assembly boxes shall be located in public
utility easements connecting to the public utility easements for the water main. The new
and existing fire hydrants shall be placed within public utility easements connecting to the
existing public utility easements for the water main.
g. Meters 3” or larger, shall be installed inside an underground vault located outside the
building within the r/o/w or within an easement on the private property per COR Standard
Plan 320.4. Bypass piping, valves, and associated piping shall be purchased and installed
by the developer/contractor under City observation for meters 3” or larger.
3. Refer to City of Renton General Design and Construction Standards for Water Main Extensions as
shown in Appendix J of the City’s 2021 Water System Plan.
4. 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 City mains.
5. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
6. A conceptual utility plan was provided as part of the land use application for the subject
development.
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7. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Note, the existing site had water service
so the site is entitled to a credit to the SDC based upon the size of the domestic water meter(s)
from the old site, subject to the credit being good for 5 years following the lack of tenancy within
the building.
SEWER
1. The applicant has submitted a preliminary Overall Utility plan with the land use application that
was prepared by CRW Engineering Group, LLC, dated January 20, 2023.
a. The plans show sewer service from the building and garbage/recycling area discharging
into an existing side sewer line south of the building within the parking lot.
b. Due to the unknown location and aged condition of the pipe, it shall be the applicant’s
responsibility to determine the exact location and condition of the pipe and where it ties
into the existing sewer main prior to Civil Construction Permit approval. The applicant
shall provide a CCTV inspection of the existing side sewer along with the alignment and
any easements. The applicant shall repair and/or replace the pipe to a location deemed
acceptable by the City’s Sewer Utility Department. Coordination with Sound Transit and
owner of the neighboring southern parcels will be required to ensure that the sewer
connection and/or repair is made in conjunction with the South Renton Transit Center
project site development. The side sewer does not appear on the pre-application
documents for the South Renton Transit Center project and those plans do not appear to
show an easement for a private sewer main.
2. The following sewer system improvements will be required as a part of the development:
a. Installation of an oil/water separator downstream of the garbage/recycling area. The
oil/water separator shall be sized in accordance with standards found in the latest edition
of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by gravity to
the sewer main and shall be located so that it is accessible for routine owner maintenance.
b. In accordance with King County Metro wastewater requirements, garbage/recycling
areas shall be covered unless express consent is given by the agency allowing for the area
to remain uncovered.
c. Any floor drains proposed and existing within in the existing building footprint and new
addition shall drain through an oil/water separator outside the building footprint, within
the side sewer. No connections are to be made to the storm system and any connections
to the sewer will be required to be upgraded if an oil/water separator system is not
already present
d. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to th e
main at a minimum slope of 2%.
e. Any new sewer mains to be owned and maintained by the City shall be placed in a 15’
wide public sewer easement.
f. Side sewers shall connect directly into the sewer main (public or private) and not into
manholes. Cleanouts are required at the ROW/Back of sidewalk or behind the property
line per City Standard Plan 406.1.
3. The development is subject to applicable wastewater system development charges based on the
size of the new domestic and water meters to serve the parcel. These fees will be collected at the
issuance of the civil construction permit. Note, the existing site had sewer service so the site is
entitled to a credit to the SDC based upon the size of the domestic water meter(s) from the old
site, subject to the credit being good for 5 years following the lack of tenancy within the building.
The same 5 year time frame also applies to the King County connection charge.
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a. King County Wastewater Treatment Division provided a comment letter on May 18,
2023. Specifically, the letter states that “a capacity charge be applied to any project
that constructs a new connection to the sewer system, any reconnection within five
years of a disconnection, or any change in use or building remodel that includes an
increase in plumbing fixtures”.
b. The letter also commented: “Please complete and send a Non-Residential Sewer Use
Certification form for the above project to the King County Capacity Charge Program in
a timely manner. The form should be sent to Caera Quan, Project Program Manager,
Capacity Charge Program, KSC-NR-0502, at the address above. If you need additional
forms or have questions about the program, please contact Ms. Quan at 206 -477-5516
or caera.quan@kingcounty.gov.”
c. Based on King County comment, the applicant shall be responsible as noted above to
contact King County Wastewater Treatment Division and may be subject to additional
capacity charges to be determined at the time of Civil Construction Permit and Building
Permit issuances.
SURFACE WATER
1. The development is subject to a system development charge (SDC) for stormwater. The
2023 SDC for stormwater is $0.92 per square foot of new impervious surface area, but not
less than $2,300.00. The fee that is current will be charged at the time of construction
permit issuance.
2. A preliminary Drainage Plan and Technical Information Report (TIR), dated January 20, 2023,
was submitted by CRW Engineering Group, LLC with the Land Use Application. Based on the
City’s flow control map, the site falls within the Peak Rate Flow Control Standard area
matching Existing Conditions and is within the Black River Drainage Basin. The development
is subject to a Full Drainage Review in accordance with the 2022 Renton Surface Water
Design Manual (RSWDM). All nine core requirements and the six special requirements have
been discussed in the Technical Information Report. The water quality and conveyance shall
be designed in accordance with the RSWDM that is current at the time of the civil
construction permit application. The applicant has proposed to connect to the City of
Renton’s storm drainage system located within existing parking lot.
a. The report states that Core Requirements #1, #2, #3, #4, and #8 (Discharge at Natural
Location, Offsite Analysis, Flow Control Facilities, Conveyance System, and Water Quality
Facilities respectively) meet specific exemptions as outlined within the RSWDM and
therefore do not have performance measures that need to be met like constructing
additional conveyance, detention or water quality facilities.
i. Staff is in concurrence with this analysis for the current development as proposed.
Final review will occur during the Civil Construction Permit review phase and will
take into consideration any changes or increases in project civil scope
improvements that may affect stormwater analysis.
b. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the
2022 RSWDM. All targeted impervious area to the maximum extent feasible shall be
conveyed to an On-site BMP.
i. The applicant is currently proposing basic dispersion and perforated pipe
mitigation the site based on the “Large Lot” infeasibility criteria within the 2022
RSWDM. Staff generally concurs with BMP selection and analysis and final review
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of proposed onsite BMP’s will be reviewed during the Civil Construction permit
approval process.
c. The following stormwater improvements are required and shall be discussed or revised
within the TIR:
i. All Core Requirements and Special Requirements must be evaluated within the TIR.
The preliminary TIR discussed all Core and Special Requirements and final review
will occur during the Civil Construction Permit review phase and will take into
consideration any changes or increases in project civil scope improvements that
may affect stormwater analysis.
ii. There is an existing Filterra stormwater treatment unit that was installed during
the Rainier Ave to Grady Way Improvements in 2012 in the flowline north of the
site’s entrance. The Filterra unit shall be protected during construction.
3. Storm drainage improvements along all public street frontages are required to conform to
the City’s street and stormwater conveyance standards. Any new storm drain installed on
or off-site shall be designed and sized in accordance with standards found in Chapter 4 of
the 2022 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.
4. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on
the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-
site BMP sizing credits for modeling credits can no longer be used for privately maintained
on-site BMPs, with the exception of full dispersion and full infiltration BMPs.”
5. A geotechnical report for the site was prepared by Geotech Consultants, Inc. dated April 19,
2022 and was provided with the land-use submittal. The report includes information
concerning the soils, geology, drainage patterns, vegetation present, water table and soil
permeability, with recommendations of appropriate on-site BMP options with typical
designs for the site from the geotechnical engineer.
a. The geotech report indicates that the soils underlying the site and surrounding area have
been deposited by various rivers that flowed through the deep valleys that remained after
the last glaciers receded from the Puget Sound. The soils are known as alluvial deposits
(alluvium) and boring confirm that the alluvial soils typically consist of finer-grained
sediments (silt and silty, fine-grained sands) extending to depth of 20 to 25 feet. Below
this depth, the alluvium becomes more coarse-grained, consisting of gravel and gravelly
sand with a groundwater table that underlies the entire area that fluctuates seasonally
but often lies within 8 to 10 feet of the ground surface.
i. Due to the soil conditions, high groundwater, location within the Zone 2 APA,
infiltration onsite is infeasible and best management practices (BMP’s) such as
limited infiltration or bioretention are infeasible.
6. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open
facilities and open conveyance systems may require a liner in accordance with the design
criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 City of Renton Surface Water Design
Manual.
7. Erosion control measures and construction stormwater pollution prevention measures to
meet the City requirements shall be proved for during the civil construction permit process.
8. A Construction Stormwater General Permit from Department of Ecology will not be required
since grading and clearing of the site does not exceed one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
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9. 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.
TRANSPORTATION
1. Street and frontage requirements: The proposed development site has frontage on Rainier Ave
S.
a. Rainier Ave S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal
Arterials are required to have a minimum ROW width of 125 feet, consisting of the
following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot
wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm
water improvements on the public street frontages are applicable. The Renton Trails and
Bicycle Master Plan has a shared use path planned for Talbot Road S.
i. The Renton Transportation Division has no plans to widen Rainier Ave S at this
time, however, Sound Transit is currently in the preliminary design phase, but has
not yet applied for Civil Construction Permit, for the new South Renton Transit
Center (SRTC) on the properties to the south of the subject site. The SRTC project
plans to perform intersection upgrades just south of the subject site to the
intersection of Hardie Ave SW and Rainier Ave S to accommodate a “bus-only” left
turn into the Sound Transit Site. In addition, Sound Transit has acquired a
temporary 9-foot temporary construction easement along the south side of the
subject property to accommodate construction of the transit center. The Rainier
Ave S Phase 3 Improvement project constructed the existing frontage
improvements along the site’s frontage in 2012-2014, however, the section was
not consistent with the remainder of the corridor improvements due to the
previous ownership having concerns that the additional right-of-way acquisition
and planter strips would negatively impact the previous car-dealership business.
Therefore, the City opted at the time to omit the planter strip from the design and
construction of the improvements resulting in the mismatch of frontage
improvements between the subject site and the remaining corridor improvements.
The City is in support of a street modification to retain the existing curb line and
match the frontage improvements from the Phase 3 Rainier Ave project which
consists of: 5-foot-wide landscaped planter behind the existing curb line, street
trees, street lighting, 8-foot-wide sidewalk, and 1 feet of clear space at back of
sidewalk. Varying right-of-way dedication will be required pending the final survey
and prior to issuance of building permit occupancy.
ii. The applicant shall verify with the Washington State Department of
Transportation (WSDOT) that any changes to the curb entrance or frontage do not
require WSDOT approval. If approval is warranted, the applicant shall work with
WSDOT to gain the necessary approvals prior to issuance of the Civil Construction
Permit.
3. The applicant is requesting a parking modification in order to utilize a temporary parking lot plan
(23 exterior parking stalls) in response to a 9-foot temporary construction easement, utilized by
Sound Transit, that will be taken along the south property line of the subject property. In order
to accommodate this temporary easement, the applicant requests a parking modification to
reduce the required 24-foot drive aisle to 18 feet (at the narrowest point) and to allow for 50
percent of the parking stalls to be compact, rather the code-required maximum of 30 percent.
a. The temporary parking and drive aisle alignment shall be limited to the life of the
temporary construction easement which is anticipated to be approximately 3-5 years.
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b. Renton Regional Fire Authority (RRFA) has indicated that the temporary parking lot
configuration is acceptable in the interim. Final approval from RRFA will be required
prior to issuance of the Civil Construction Permit.
c. During the Civil Construction Permit approval process, the applicant shall provide
detailed engineering and landscaping plans for both the temporary and permanent
parking lot build-out. The plans shall be complete and constructable, meeting all City
of Renton engineering and permitting requirements for both scenarios.
d. The permanent parking lot improvements shall be deferred utilizing the City’s Deferral
Permit process upon construction completion of the temporary parking facilities and
prior to building permit occupancy. The deferral will require a cash surety of 150% of
the value of the improvements to be held by the City until completion of the permanent
parking facilities and landscaping.
4. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-
aisle improvements will be reviewed in conjunction with the civil construction permit for the
project and will require a grading plan consisting of spot elevations and slopes showing that ADA
and City specifications are being met.
a. ADA access shall be provided as an accessible route of travel to the building’s main
entrance from both the public sidewalk in the right-of-way and the ADA parking stalls.
ADA shall be accounted for both the temporary and permanent parking lot layouts.
5. Property corner dedication meeting City code shall be provided.
6. Street lighting and street trees are required to meet current city standards. Final lighting plans
are required to be submitted with the civil construction permit application and will be reviewed
during the construction utility permit review.
7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
8. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay
Requirements.
9. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.4 and 104.5.
a. Driveways shall be located a minimum of 5-feet from property lines.
b. Maximum driveway slope is 8%
i. The existing commercial driveway serving the site on Rainier Ave S will continue to
be restricted to right turn in and out movements.
10. Parking lot construction shall be in accordance with City code 4-4-80 (G).
a. The temporary parking lot layout and widths shall be consistent with the Modification
to Parking Standards and Drive Aisle Dimensions and Renton Regional Fire Authority
requirements in the interim until a time the full parking lot build-out occurs.
b. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire Authority
requirements.
11. A traffic study dated March, 14 2023 was provided by Transportation Engineering Northwest
(TENW). The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, (2021). The analysis
determined vehicular traffic generated from a proposed development did not exceed 20 new
vehicle trips per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
a. The trip generation was calculated utilizing the proposed use of ‘Automobile Parts and
Service Center’ less existing use of ‘Automobile Sales (New)’.
b. Based on the calculations provided, the proposed development would average 299 daily
vehicle trips less 244 daily vehicle resulting in a new trip generation of 55 vehicles per day.
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Weekday peak hour AM trips would generate 16 new vehicle trips, with 5 new vehicles
leaving and 11 new vehicles entering the site (total of 34 less 18 vehicle trips). Weekday
peak hour PM trips would generate -1 new vehicle trips, with -1 new vehicles entering and
0 new vehicles exiting the site (total of 37 less 38 vehicle trips).
i. The change-in-use of the property from the existing use of automobile sales to the
proposed use of automobile parts and service center is not anticipated to generate
more than 20 new trips in the AM or PM peak hours, therefore, a full traffic impact
analysis is not required.
ii. Increased traffic created by the development will be mitigated by payment of
transportation impact fees, frontage and intersection improvements as noted in
sections 1 & 2 above, and access improvements as noted in section 1 above.
iii. Per RMC 4-1-190 (G) (4) Vacant Structures or Buildings: “When an existing
structure or building or portion thereof has been vacant for a period of three (3)
years or more, the impact fee shall be the applicable impact fee for the land use of
the new category; there shall not be a deduction of the impact fee that was or was
previously paid for the land use category of the prior use.” Since the site has been
vacant for more than 3 years, the proposal is subject to full transportation impact
fees and will not receive credit.
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services,
etc.) along property frontage and within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan 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 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.
7. A demo permit is required for the demolition of any existing buildings. The demo permit shall be
acquired through the building department.
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PROJECT LUA23-000069
ARB Flagship_V1
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
19 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
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security film. Security film can increase the strength of the glass by up to 300%, greatly
reducing the likelihood of breaking glass to gain entry.
Security
It’s not uncommon for any retail business to experience theft and/or vandalism during the
hours of darkness or when the business is closed. It would be recommended that an
auxiliary security service be used to patrol the property during those times. Any
alternative employee entrances should have coded access to prevent trespassing. Exterior
doors should be checked routinely to insure they are not being propped open.
Lighting
Lighting is collectively considered to be one of the most important security features.
Good lighting has been documented to deter crime and produce a more secure
environment. Good lighting also enhances the effectiveness of CCTV systems.
All areas of parking and pedestrian travel need to have adequate lighting. This will assist
in the deterrent of theft from motor vehicle (one of the most common property crimes in
any city) as well as provide safe pedestrian travel for employees and customers. ARB
should consult with lighting experts on proper selection and placement that adhere to the
standards of the Illuminating Engineering Society (IES).
Landscaping
The “Broken Window Theory” says, “An ordered and clean environment – one which is
maintained – sends the signal the area is monitored and that criminal behavior will not be
tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs
should be pruned to no more than three feet tall. This will help eliminate areas of
concealment for suspicious persons. Trees and shrubs which are not maintained can
cause safety issues. Since the planned landscaping will be in its “infant” stages once the
business is completed I do not anticipate this being an issue within the first few months.
However, regular maintenance should be planned and landscaping monitored to stay
within the above mentioned guidelines.
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ownership over the business.
The most straight-forward examples of territoriality are signs restricting access, directing
customers to the main entry doors or sales departments, as well as posting the businesses
hours of operation. The public needs to be made aware at all times of what space is
private and what space is public. Signs and graphics can also assure staff and the public
that their safety is being monitored. Likewise, potential perpetrators may be deterred by
a notice that they are under surveillance. Proper No Trespassing signs should be posted in
conspicuous locations throughout the outside of the buildings (including parking areas)
so enforcement action can be taken if needed.
Defining clear borders is another step that reinforces territoriality. A low fence or hedge
around the edge of the property may not physically stop a trespasser, but it helps identify
where public space ends and private space begins. Maintenance further reinforces
territoriality. Any unkempt part of the property will soon send a message that no one is
particularly concerned about or possessive of that part of the business. If the area
remains neglected, it will also seem ideal for misbehavior or loitering.
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For further and more specific safety recommendations, I highly encourage that ARB have
a Renton Police Crime Prevention Representative conduct a security survey of the
premises once construction is complete.
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