HomeMy WebLinkAboutEX_06_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA**-000***
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: Jill Ding, 425-430-6598, jding@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, new single 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.
Development Engineering:
(Contact: Huy Hyunh, 425-430-7384, hhuynh@rentonwa.gov)
1. See Attached Development Engineering Memo dated February 26, 2024
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. None at this time
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. None at this time
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. None at this time
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. See Attached Police Memo
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None at this time
EXHIBIT 6DocuSign Envelope ID: 6D919735-4AE7-4A01-A55A-6AEE8BC6E431
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: Feb 26, 2024 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Bindaas Restaurant 811 S 3rd St LUA24-000046 I have reviewed the application for the Bindaas Restaurant located at 811 S 3rd St and have the following comments: EXISTING CONDITIONS The site is a single parcel (7231501820) of approximately 12,000 square feet. The site currently contains a commercial property. The site is fronted S 3rd St in the north, private property to the west, Wells Ave S to the east, and private property to the south. WATER: The proposed development is within the City’s water service area and in the Valley 196 pressure zone. There is an existing 12-inch water main located on S 3rd St (Record drawings: W-036721) that can deliver a maximum flow rate of 5,000 gallons per minute (GPM). There is an existing 12-inch water main located in Wells Ave S that can deliver a maximum flow capacity of 3,500 GPM (see water plan No. W-391101). The static water pressure is approximately 67 psi at ground elevation of 42 feet. There is an existing 1-inch meter (facility ID number LAT-020430) and one existing ¾” meter (facility ID numbers LAT-020433 and LAT-020434) serving the lot on Wells Ave S. SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater main located in Wells Ave S (record drawing S-27221D). There are two existing concrete wastewater service lines located in Wells Ave S. STORM: There is an existing 8-inch concrete surface water main on S 3rd St . STREETS: The proposed development fronts S 3rd St along the North property line. S 3rd St is classified as a Residential Access Street with an existing ROW of approximately 60 feet. The proposed development fronts Wells Ave S along the east property line. Wells Ave S is classified as a Residential Access Street with an existing ROW of approximately 60 feet. DocuSign Envelope ID: 6D919735-4AE7-4A01-A55A-6AEE8BC6E431
Index Ave Townhomes– LUA23-000381 Page 2 of 7 December 6th, 2023 WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 pressure zone. For the Tenant Improvement (TI) at 811 S 3rd St, there is an existing 12-inch water main located on S 3rd St (Record drawings: W-036721) that can deliver a maximum flow rate of 5,000 gallons per minute (GPM). There is an existing 12-inch water main located in Wells Ave S that can deliver a maximum flow capacity of 3,500 GPM (see water plan No. W-391101). The static water pressure is approximately 67 psi at ground elevation of 42 feet. There is an existing 1-inch meter (facility ID number MTR-017185) and one existing ¾” meter (facility ID numbers MTR-017185) serving the lot on Wells Ave S. i. A double check valve assembly (DCVA) backflow prevention assembly will be required for the existing and proposed commercial use of the building. The DCVA shall be installed inside the building on the private water supply line before any water fixtures. A plumbing permit will be required for this work. 2. 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 2024 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. If the project will keep using the existing water services and no water system development charges (SDC) or water improvements are required. b. However, if the proposed development requires to upgrade and/or add water services and meters, the development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses. Current fees can be found in the 2024 Development Fees Document on the City’s website. Credit will be applied to the 3/4-inch existing service if abandoned. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. For the Tenant Improvement (TI) at 811 S 3rd St, There is an existing 8-inch gravity wastewater main located in Wells Ave S (record drawing S-27221D). There are two existing concrete wastewater service lines located in Wells Ave S. a. There is no new sewer stub proposed. The existing stub can be CCTV’s and if found acceptable to the wastewater utility, can be used if the size/locations are compatible with the proposed us/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton standard details. b. A grease interceptor is required if not currently equipped with one. 3. If the existing sewer service can be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be upsized or additional meters are required as result of the project, applicable SDC fees would be required. Credit would be provided of the existing meter size. STORM DRAINAGE COMMENTS 1. A drainage report complying with the 2022 Renton Surface Water Design Manual (2022 RSWDM) will be required if construction is proposed exterior to the existing building. Based on the City’s DocuSign Envelope ID: 6D919735-4AE7-4A01-A55A-6AEE8BC6E431
Index Ave Townhomes– LUA23-000381 Page 3 of 7 December 6th, 2023 flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the East Lake Washington-Renton Drainage Basin and Johns Creek sub basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. a. No drainage review will be required since there is no construction proposed exterior to the existing building. TRANSPORTATION/STREET COMMENTS 1. As this project is proposing an interior remodel and no new construction or additions valued at over $175,000, no street frontage improvement or right of way dedication are required per RMC 4-6-060. GENERAL COMMENTS 1. The fees listed are for 2024. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. DocuSign Envelope ID: 6D919735-4AE7-4A01-A55A-6AEE8BC6E431
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PROJECT LUA24-000046
Bindaas Restaurant/Bar/Banquet
811 S. 3rd St., Renton
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
10 Police Calls for Service Estimated Annually (based on square footage)
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.
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Doors/Glass
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes.
All strike plates should have 2-1/2 to 3” wood screws. If glass doors are used, they
should be fitted with the hardware described above and additionally be fitted with a layer
of security film. Security film can increase the strength of the glass by up to 300%,
greatly reducing the likelihood of breaking glass to gain entry.
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 criminal activity as well as provide safe pedestrian travel for employees and
customers.
Considerations for adequate pedestrian and parking lot lighting should be in design
elements. Lighting selection should adhere to the standards of the Illuminating
Engineering Society (IES) as well as Crime Prevention Through Environmental Design
(CPTED) standards.
Landscaping
The “Broken Window Theory” says, “An ordered and clean environment – one which is
maintained – sends the signal the area is monitored and that criminal behavior will not be
tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs
should be pruned to no more than three feet tall. This will help eliminate are as of
concealment for suspicious persons. Trees and shrubs which are not maintained can
cause safety issues. If new landscaping is planned, then it will be in its “infant” stages
once the business is completed which would not be an issue within the first few months.
However, regular maintenance should be planned, and landscaping monitored to stay
within the above-mentioned guidelines.
As noted above, landscaping must be well maintained to prevent overgrowth and/or
create areas that could be considered unsafe if individuals or criminal activity can go
unseen by passerbies or security doing patrols of the area.
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ownership over the business.
The most straight-forward examples of territoriality are signs restricting access, directing
customers to the main entry doors and lobby/reception areas, as well as posting the
businesses hours of operation. The public needs to be made aware at all times of what
space is private and what space is public. Signs and graphics can also assure staff and the
public that their safety is being monitored. Likewise, potential perpetrators may be
deterred by a notice that they are under surveillance. Proper No Trespassing signs should
be posted in conspicuous locations throughout the outside of the buildings (including
parking areas) so enforcement action can be taken if needed.
Defining clear borders is another step that reinforces territoriality. A low fence or hedge
around the edge of the property may not physically stop a trespasser, but it helps identify
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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. If there is a
smoking area provided outside the building, this area needs to be well-lit and monitored
often by employees for safety purposes.
Additional Recommendations for Restaurants, Bars & Banquet:
Since the plans specifically mention that this restaurant will also include a bar area,
banquet rental area, and DJ’s and/or live music I am making additional recommendations
to consider before and after the business is operational:
Main & Bar Entrance
The main entrance to the restaurant and bar should be monitored and visible to all
employees. For weekends/evenings where live music and/or DJ is present, or the banquet
room will be rented, consideration needs to be made as to what size of crowd could
attend. I recommend that security personnel be in place at the bar entrance to perform a
visual check and run identification checks before being allowed entry into the bar and/or
banquet area (if alcohol is being served at the event). If no security is present, then bar
staff/servers should check identification to prevent against underage drinking. This also
sends a message that you are paying attention to who enters your establishment, and that
security and safety is of utmost importance.
I recommend cameras be placed at several locations outside of the bar and inside to
capture facial recognition as people enter/exit. Cameras can be placed high to capture
overall activity, although some should be at eye level for facial recognition. If all
cameras are placed too high, it is not hard for those who want to avoid being captured on
film to look down and/or wear a hat. Camera surveillance can be a deterrent to crime but
also important to law enforcement when solving crime.
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.
This restaurant is in the process of permitting for a drive-thru window. If approved and
installed, extra security measures need to be considered. Drive thru windows are often
vulnerable and can be used as entry points to a business. I recommend a rolling security
shutter is installed and mounted on the interior of the opening. This will be a deterrent to
would-be criminals considering burglarizing your business through this entry point.
Main/Banquet Bar Area
The bar should be in a location that allows your staff viewing access throughout the main
floor bar, throughout the rest of the restaurant, and street views, if possible, via windows.
This visibility allows employees to see who is entering the building, activity happening
across the main floor, and outside the windows.
The bar area/counter should be open with no obstructions affecting the monitoring of
patrons and/or premises. Cash registers should be front facing allowing visibility of
patrons while conducting transactions. Floors behind the bar counter, where
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employees/bartenders/servers stand, should be built on a higher platform then the floor
level, to allow them visibility over the heads of their customers to see everything
happening on the main floor.
Kitchen Area
This area should be secure and clearly identified as an “employee only” area. You do not
want anyone to wander back there and breach into the “employee only” areas. Signs
should be posted that this is an “employee only” area and that a swing bar/gate type
structure be added to clearly define the space. This will deter unpermitted persons access
to the area where employees may keep their personal items and there is high-dollar
inventory, such as liquor, food, equipment, or other supplies that could be stolen.
Kitchens can get warm, and employees often prop open back doors to allow air
circulation. If doors are left propped open, they could allow a potential security breach
which could lead to theft, robbery, or other crimes.
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