HomeMy WebLinkAboutSR_Hazen_HS_Portables_230727_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_Hazen HS Portables_230727_FIN
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 28, 2023
Project File Number: PR23-000068
Project Name: Hazen High School Portables
Land Use File Number: LUA23-000127, SA-A
Project Manager: Alex Morganroth, Senior Planner
Owner: Renton School District No. 403, Matthew Feldmeyer, Executive Director, Capital
Planning and Construction, 300 SW 7th St, Renton, WA 98057
Applicant/Contact: Lisa Klein, AHBL /2215 N 30th St, Tacoma , WA 98402 / klein@ahbl.com
Project Location: 1101 Hoquiam Ave NE (APN 1023059278) – Hazen High School
Project Summary: The applicant, the Renton School District (RSD), is requesting Administrative Site
Plan Review in order to add four (4) portable classroom buildings at the Hazen High
School site located at 1101 Hoquiam Ave NE (to be constructed on APN
1023059278). The site is approximately 33.3 acres in size and is developed with
multiple school buildings, surface parking, and sports fields. The area of the site
where the portables are proposed to be placed has a Comprehensive Plan Land Use
of Designation of Residential Medium Density and a zoning designation of
Residential-8 (R-8) dwelling units per net acre (du/ac). According to the applicant,
each portable is 64 feet long and 28 feet wide with a total area of 1,792 sq. ft. Each
building contains two (2) classrooms and has two (2) entrances accessed via
aluminum stairs or a central ADA ramp. The four (4) portables will occupy a total
area of 7,168 sq. ft. of an existing surface parking lot on the north of the site.
Approximately 51 parking stalls would be eliminated as a result of the building
placement. The proposal would not result in the removal of any landscaping or trees
on the site. No new impervious surface is proposed. According to COR Maps,
sensitive slopes are mapped on the site. The applicant submitted an Environmental
Determination of Non-Significance, a Drainage Memo, and a Transportation Analysis
with the application.
Site Area: 33.3 ac
Project Location Map
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 2 of 23
B. EXHIBITS:
Exhibit 1: Admin Decision
Exhibit 2: Site Plan
Exhibit 3: Civil Plan Sheets
Exhibit 4: Boundary Survey
Exhibit 5: Determination of Non-Significance SEPA Consultation issued by the Renton School
District, dated April 7, 2023
Exhibit 6: Architectural Elevations
Exhibit 7: Drainage Memo, prepared by Jacobson Consulting Engineering, dated April 24, 2023
Exhibit 8: Traffic Memo, prepared by Heffron Transportation Inc, dated March 1, 2023
Exhibit 9: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated April 28,
2023
Exhibit 10: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Renton School District No. 403, Matthew Feldmeyer,
Executive Director, Capital Planning and Construction,
300 SW 7th St, Renton, WA 98057
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD)
4. Existing Site Use: High School
5. Critical Areas: Sensitive slopes
6. Neighborhood Characteristics:
a. North: Single-family residential; Residential-8 (R-8) zone
b. East: Single-family residential; Residential-8 (R-8) zone
c. South: Single-family residential; Residential-8 (R-8) zone
d. West: Single-family and multi-family residential; Residential-8
(R-8) and Commercial Arterial (CA) zones
7. Site Area: 33.3 ac
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Hazen Annexation A-75-002 2945 07/16/1975
Site Plan Review and
Variance
LUA99-137 N/A 03/22/2000
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 3 of 23
Site Plan Review LUA09-138 N/A 01/26/2010
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The proposed development is within the City’s water service area. There is an existing 10”
water main that runs east/west just south of the site’s northern property line in NE 12th St, which is
an unimproved gravel access road for adjacent properties and the City’s water tower. The existing
water main loops around the high school to provide fire flow and supply the nearby hydrants that
can deliver a maximum flowrate of 2,500-3,000 gallons per minute (gpm) with a static water pressure
ranging from 40-45 psi. It continues north to the water tower property north of the site and west to
the City’s distribution system in Duvall Ave NE.
b. Sewer: The proposed development is within the City’s sewer service area. There is an existing 8” PVC
sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 12th St adjacent to the site’s
northeast corner. There is also an existing 8” PVC sewer flowing west to east at the intersection of
Hoquiam Ave NE and NE 11th Ct adjacent to the site’s east property line.
c. Surface/Storm Water: The site contains only minor steep slope hazard areas. The site topography is
bisected at a high point near the middle of high school with the north half generally sloping to the
north and collected by onsite conveyance and the south half generally sloping to the south and
collected by the onsite conveyance system. City records show that the majority of the site is collected
and conveyed to the southwest through a series of private stormwater facilities which ultimately
discharge into the public storm drainage system in NE 10th St. A portion of the northeast school
parking lot is collected and conveyed via private storm drainage system that flows north in Hoquiam
Ave NE. A portion of the southeast school parking lot, ball fields and tennis courts is collected and
routed into the conveyance system in Hoquiam Ave Ne that runs north to south (see City stormwater
plan no. R-28510C). City records indicate three (3) discharge points from the site with one (1)
discharge at the site’s northeast corner, another at the site’s east property line close to the site’s
southeast corner, and the other at the site’s southwest corner.
2. Streets: The site fronts Hoquiam Ave NE, a Minor Arterial Road with an existing ROW width of sixty feet
(60’) along the east property line.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 4 of 23
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 27,
2023 and determined the application complete the same day. The project complies with the 120-day
review period.
2. The project site is located 1101 Hoquiam Ave NE, made of multiple parcels (APN 1023059057,
1023059278, 1023059201, 1023059277, 1023059094, 1023059292, 1023059084, 1023059072). All work
would occur on a single parcel on the campus site (APN 1023059278). The project site is currently
developed with the Hazen High School campus.
3. Access to the site would remain via four (4) existing driveways off of Hoquiam Ave NE.
4. A total of 465 existing parking stalls are located on the site. Additionally, 16 uncovered bicycle parking
spaces are provided on site near the front building entrance. The applicant has proposed the removal of
51 parking stalls and addition of 18 bicycle spaces.
5. The project proposes constructing four (4) portable classroom buildings. Each portable would be
approximately 64 feet long by 28 feet wide for a total area of 1,792 sq. ft. Each portable would have two
(2) aluminum stair systems and a central ADA ramp for access. The tallest point of each portable building
would be sixteen feet (16’) as measured from existing grade.
6. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
7. All parcels comprising the Hazen High School site are located within the Residential-8 (R-8), except for
one parcel on the west side of the site zoned Residential Multi-family (RM-F).
8. The site topography is bisected at a high point near the middle of high school with the north half generally
sloping to the north and the south half generally sloping to the south.
9. No trees are proposed for removal.
10. The site is mapped with sensitive slopes, however no sensitive slopes are within vicinity of the location
of the portables.
11. Minimal cutting is proposed for the utility trenching.
12. The applicant is proposing to begin construction in summer of 2023 and end in the fall of 2023.
13. Staff received no public comment letters.
14. No other public or agency comments were received.
15. The Renton School District acted as lead agency for the State Environmental Policy Act (SEPA) Review for
the project. On April 7, 2023 the Renton School District issued a Determination of Non-Significance (DNS)
for the Hazen High School project (Exhibit 5). A 14-day comment period commenced on April 7, 2023 and
ended on April 21, 2023. No comments were received on the threshold determination according to the
Renton School District.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 5 of 23
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places and
civic amenities. The proposal is compliant with the following development standards if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-50: Maintain existing, and encourage the creation of additional places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy CF-10: Coordinate with federal, state, regional and local jurisdictions, private
industry, businesses and citizens in the planning, design and development of facilities
serving and affecting the community.
18. Zoning Development Standard Compliance: The specific parcel (APN 1023059278) the proposed portable
classrooms would be located on is classified Residential-8 (R-8) on the City’s Zoning Map. The R-8 Zone is
established for single-family residential dwellings and is intended to implement the Residential Medium
Density Comprehensive Plan Designation. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Development Standards and Analysis
N/A
Density (R-8): The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: No dwelling units are proposed.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 6 of 23
Lot Dimensions (R-8): The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
Staff Comment: The subject parcel that the portables would be built on is approximately
178,596 sq. ft. (4.1 acres) in size with a width of 345 feet and a depth of 632 feet.
Therefore, the existing lot exceeds the minimum lot size, width and depth standards.
Setbacks (R-8): The required setbacks in the R-8 zone are as follows: front yard is 20
feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the
rear yard is 25 feet.
Staff Comment: The four (4) proposed portable classroom buildings would have a front
yard setback of approximately 70 feet from the front property line (east). Side yard
setbacks for the proposed buildings would be approximately 67 feet (north) and 200
feet (south). The rear yard setback (west) would be approximately 223 feet. Therefore,
the buildings would comply with all setbacks upon completion.
Compliance
not yet
demonstrated
Building Standards (R-8): The R-8 zone has a maximum building coverage of 50% and
a maximum impervious surface coverage of 65%. The allowed height of public facilities
shall be determined through site plan review.
Staff Comment: Upon installation of the portable classroom buildings, the building
coverage on site would be approximately 60,954 square feet, or 34% (178,596 sq. ft. /
60,954 sq. ft = .034). Due to the complexity of the site and dispersed landscaping
elements, compliance with the impervious surface coverage could not be verified. The
portable classroom buildings would be installed within an existing parking lot and
would not result in an increase of impervious surface coverage on the site. However,
the applicant would be required to demonstrate compliance with the impervious
surface coverage requirements at the time of formal building permit application review.
The tallest point of the proposed portable classroom would be approximately 16 feet
above grade. See analysis under FOF 19: Site Plan Review; Structure Scale for additional
height analysis.
Compliance with the building coverage, impervious coverage, and height requirement
would also be verified at the time of formal building permit application review.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
shall be planted within planting strips pursuant to standards set forth in RMC 4-4-
070F.2.
Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially
sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along common property lines.
Parking Lots: Vehicle parking lots shall meet minimum landscape standards:
All parking lots shall have perimeter landscaping as provided in RMC 4-4-070H.4.
Perimeter landscaping may not substitute for interior landscaping.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 7 of 23
Interior Parking Lot Landscaping: Surface parking containing between 51-99 parking
spaces shall provide a minimum landscape area of 25 square feet per parking space.
Interior parking lot landscaping dimensions are stipulated in RMC 4-4-070H.5
Storm Drainage Facility Landscaping: A landscaping strip with a minimum fifteen feet
(15') of width shall be located on the outside of the fence, unless otherwise determined
through the site plan review or subdivision review process. The landscape strip shall be
located entirely within the boundaries of the storm drainage facility tract when
associated with a subdivision.
Staff Comment: Per RMC 4-4-080B.1, the landscaping requirements are not applicable
to additions that increase the gross square footage of a building by less than one third,
other changes in the use of a property or remodel of a structure that requires
improvements equal to or greater than fifty percent (50%) of the assessed property
valuation. According to the King County Assessor’s office, in 2023, the total assessed
value of the property is approximately $36,822,800. According to the applicant, the
total estimated value of the work proposed is $1,600,000, or 4.3% of the total value
(1,600,000 / 36,822,800 = .043). Therefore, the proposed additions do not trigger
compliance with the landscaping regulations in RMC 4-4-080.
Tree Retention: For residential or institutional development, the City’s adopted Tree
Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent
of trees. Tree credit requirements shall apply at a minimum rate of thirty (30) credits
per net acre based on values for existing or new trees as provided in RMC 4-4-
130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant has not proposed the removal of any trees and therefore,
the project complies with the tree retention requirements in the R-8 zone. If the
applicant proposes removal of any trees as part of an updated landscape plan, a tree
retention worksheet would be required to be submitted at the time of building permit
application, to ensure compliance with the R-8 zone tree retention standards.
Based on a total parcel size of approximately 4.1 acres, the applicant would be required
to provide a minimum of 123 tree credits on the parcel. However, alterations to
impervious surface are exempt from the tree credit requirements. In addition, the
portables are temporary in nature.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 8 of 23
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street
parking stalls be provided based on the number of employees and number of busses to
be parked onsite.
Staff Comment: The following ratios would be applicable to the site:
Use Ratio Required Spaces
Senior High
School
A minimum and maximum of 1 per employee
and 1 per every 10 students 1 off-street
parking space for each bus of a size sufficient
to park each bus.
325 (based on
155 employees
and 1,694
students)
According to the applicant, the total number of employees and students at the school
would not change as a result of the project. Approximately 465 parking stalls on
currently located on the site. Installation of the portable classroom buildings would
result in the removal of 51 parking stalls, reducing the total number of stalls on site to
414. Based on a total of 155 employees and an approximate enrollment of 1,694
students, the applicant is required to provide 325 total parking stalls in order to meet
code. The site currently has significantly more parking stalls than required by code and
will continue to after removal of the 51 stalls. While the site would continue to exceed
the parking stall maximum after completion of the project, the removal of stalls
decreases the non-conformity and therefore the project complies with the parking
requirements. The parking conforms to the minimum requirements for drive aisle,
parking stall, dimensions and the provision of ADA accessible parking stalls.
An existing school bus load and unload area is located off of Hoquiam Ave NE between
the south parking lot and the tennis courts. The bus loading area would not be changed
as a result of the project.
Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be at least equal to 10
percent of the number of required off-street vehicle parking spaces. The school has 16
existing uncovered bicycle parking spaces, fewer than the minimum required. The
applicant has proposed adding eighteen (18) additional outdoor bike parking spaces
near the proposed portable structures. Therefore, the project complies with the bicycle
parking requirements.
Refuse and Recyclables: Per RMC 4-4-090, office, educational and institutional
developments require a minimum of 2 square feet per every one thousand (1,000)
square feet of building gross floor area be provided for recyclables deposit areas and a
minimum of four (4) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas. A total minimum area of one
hundred (100) square feet shall be provided for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review. The gate opening for any separate building or other
roofed structure used primarily as a refuse or recyclables deposit area/collection point
shall have a vertical clearance of at least eleven (11’) feet but shall not exceed fourteen
(14') feet.
Staff Comment: After installation of the portable classroom buildings, the gross square
footage of all schools buildings would total 60,441 sq. ft., the school is required to
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 9 of 23
provide a total area of 121 sq. ft. for recyclables deposit and 242 sq. ft. for refuse deposit,
totally 363 sq. ft. The school current provides two (2) 30 cubic yard in a centrally located
area south of the main school building. The dumpsters are located in an area
approximately 1,000 square feet in size, which far exceeds the minimum area
requirement for office, education, and institutional developments. The area the
dumpsters are located is not visible from the public ROW and is screened from the
surrounding properties by the existing parking lot landscaping along the southern
property line.
N/A
Fences and Retaining Walls: For commercial, industrial, and nonresidential uses, a
maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or
hedge does not stand in or in front of any required landscaping or pose a traffic vision
hazard.
Staff Comment: The applicant has not proposed the installation of any new fencing or
retaining walls on the site. Any new fences proposed shall comply with the fence and
wall standards in RMC 4-4-040.
N/A
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: No surface or roof-mounted equipment is proposed due to the
temporary nature of the buildings. If equipment is proposed at the time of building
permit submittal, compliance with the screening requirements would be reviewed at
that time.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all K-12 educational
institutions regardless of zone. Site Plan applications are evaluated for compliance with the specific
requirements of the RMC 4-9-200.E.3 and the following table contains project elements intended to
comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency. Staff Comment: The Urban Design
Regulations are not applicable to Senior high educational institutions located in R-
8 zone.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 10 of 23
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency. Staff Comment: The subject property is not located in a Planned Action
Ordinance area and a Development Agreement is not proposed.
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The positioning and size of the new portable buildings on the site is
respectful of the neighboring residential-scaled properties due their small sizes relative
to the significantly larger main high school building on the campus. Each portable has
a gross floor area of approximately 1,792 sq. ft., or approximately 1% the gross floor
area of the main high school building (170,791 sq. ft.). In addition, the portables would
be installed on a developed portion of the site within an existing parking lot located
between the two (2) main wings of the main building. The north side of the existing
building is sited approximately 84 feet from the nearest residential-zoned lot and
approximately 140 feet to the nearest residential structure. Once installed, the portable
classrooms would be sited approximately 65 feet from the nearest residential-zoned lot
and approximately 120 feet to the nearest residential structure. While closer to the
residential uses north of the site than the main school building, the significantly lesser
height and overall size of the proposed portables would not result in an
overconcentration of development on the site. In addition, the portables would be
mostly hidden from the street (Hoquiam Ave NE) and would therefore not visually
impact the residential properties on the east side of Hoquiam Ave SE across from the
school campus. Therefore, the school will continue to integrate into the surrounding
residential neighborhood and the portable classrooms would not result in an overscale
structure or overconcentration of development on any portion of the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See “Internal Circulation” under criterion ‘g’ below for analysis.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: The applicant has not proposed any changes to the trash and
recyclables area and the structure does not contain any rooftop equipment. See
additional analysis under FOF 18: Zoning Development Standard Compliance, Refuse
and Recycling.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the small size of the portable classrooms relative to the existing
school building and highly developed nature of the campus site, the additions would not
significantly impact any of the limited views in the immediate area.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 11 of 23
Staff Comment: No landscaping is proposed for removal as part of the project. Existing
landscaping on site includes parking lot perimeter and interior landscaping, a large
treed area on western edge of the campus site, and areas near the central plaza by the
front entrance. The existing landscaped areas help provide transitions between campus
and the predominantly single-family residential neighborhood while enhancing the
overall site. See comment under FOF 18, Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting was proposed in the land use application submittal
documents. If lighting is added to the project, lighting impacts would be evaluated at
the time of building permit review.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed portable classroom buildings represent a small increase
in the building coverage on the site and would be located on a developed area of the
site between two (2) existing building wings. Therefore, the portables would not create
privacy or noise issues on the site beyond those found at a typical high school.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The four (4) portables buildings are significantly smaller than the
existing structures on the high school campus and would not result in a significant visual
change to the building or site due to the small size and locations of portables.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The applicant has not proposed the removal of any vegetation or trees
on the site. In addition, no significant cut or fill has been proposed as the portables are
temporary in nature and only minor utility trenching is necessary. No significant natural
features are present on the site.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: No expansions of the existing surface parking areas are proposed.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 12 of 23
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 18, Zoning Development Standard: Landscaping for analysis.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The site is currently accessed via four (4) existing driveways off of
Hoquaim Ave NE, the site’s only street frontage. No changes to the access points on the
site are proposed.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant has proposed minor changes to the sites pedestrian and
vehicular circulation in order to provide adequate spacing for the portable classrooms.
For pedestrians, a striped pathway is proposed connecting a sidewalk and landing area
southwest of the proposed portables. For vehicles, a drive aisle in the parking lot the
portables would be installed on would be removed. Due to removal of the interior
parking stalls on either side of the drive aisle, the aisle is no longer necessary. The
parking stalls on the perimeter of the lot would continue still be accessible via an
existing drive aisle. New curb stops are proposed along the existing stalls adjacent to
the portables in order to provide separation between the stalls and buildings. The aisle
proposed for removal is not a designated fire lane and therefore emergency vehicle
access on the site would not change. The applicant has proposed extruded curbing
along the north side of the portables in order to provide separation between the drive
aisle and the portable buildings. Overall, the larger site allows for adequate vehicle and
pedestrian access via the existing internal driveways and pedestrian linkages
connecting the track area, pool building, both parking lots, and the main school
building, which will continue after construction of the portable buildings.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No changes to the loading and delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. See FOF 18: Zoning Standards;
Parking for analysis.
King County Metro Transit provides bus service in the vicinity of the project site with the
closest stops served by Route 105, 114 and Route 240. The routes have stops located
approximately 0.5-miles northwest of the site near the intersections of NE Sunset Blvd
and Duvall Ave NE. School bus transportation is provided to non-walkers attending the
existing high school.
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 13 of 23
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: A new four (4’)-foot wide striped pedestrian pathway is proposed across
the parking area in order to connect the central area between the proposed portable
buildings with the existing sidewalk system near the main building (Exhibit 3). The
pathway would be required to maintain ADA compliance throughout its entire length.
See Advisory Notes (Exhibit 10) for additional comments. See above under ‘Internal
Circulation’ for additional analysis.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Open space is currently provided on the site via multiple elements
including the various sports fields, grassy areas adjacent to the pedestrian walkways,
an interior courtyard adjacent south of the proposed portables. No new significant open
space is proposed as part of the project and no existing open space would be eliminated.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: No noteworthy natural systems are located on or adjacent to the site.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code required
improvements and fees. This includes the potential installation of one (1) new fire
hydrant to serve the two (2) western-most portables. The need for an extra hydrant
would be determined by the Renton Regional Fire Authority at the time of formal
building permit application review. A Fire Impact Fee, based on amount per square foot
per the City of Renton Fee Schedule in effect at the time of building permit application
submittal would be applicable to the proposal.
Water and Sewer.
Staff Comment: Water and sewer service to the site is provided by the City of Renton.
The portable classrooms would not be hooked up to either water or sewer. No changes
to the existing water or sewer connections are proposed.
Drainage.
Staff Comment: A Drainage Memorandum prepared by Jacobson Consulting Engineers
and dated April 24, 2023 (Exhibit 7) was submitted by the applicant. Based on the City’s
flow control map, the site falls within the Flow Control Duration Standard area
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 14 of 23
matching Forested Site Conditions and is within the May Creek – Honey Creek Drainage
Basin.
City records show that the majority of the site is collected and conveyed to the
southwest through a series of private stormwater facilities which ultimately discharge
into the public storm drainage system in NE 10th St. A portion of the northeast school
parking lot is collected and conveyed via private storm drainage system that flows north
in Hoquiam Ave NE. A portion of the southeast school parking lot, ball fields and tennis
courts is collected and routed into the conveyance system in Hoquiam Ave Ne that runs
north to south (see City stormwater plan no. R-28510C). City records indicate three (3)
discharge points from the site with one (1) discharge at the site’s northeast corner,
another at the site’s east property line close to the site’s southeast corner, and the other
at the site’s southwest corner.
The memorandum submitted by the applicant states the clearing limits for utility
trenching is approximately 1,500 sf. However, the civil plans submitted by applicant
(Exhibit 3) show approximately 1,830 sf of replaced impervious. The drainage memo
also refers to “two” double-classroom structures in the narrative, while four (4) are
proposed. Depending on updates to memo, a full drainage review may be required. Staff
accepts the memorandum in lieu of a formal drainage report with the understanding
that all phases of the improvements shall meet the requirements of the City of Renton’s
adopted surface water design manual at the time of permit submittal, and that a
complete Technical Information Report shall be provided at the time of Civil
Construction Permit application if deemed required. See Exhibit 10 Advisory Notes for
additional comments.
Erosion control measures to meet the City requirements shall be provided.
Transportation.
Staff Comment: The proposed development fronts Hoquiam Ave SE along the east
property line for a length of approximately 1,260 feet. 128th Ave SE is classified as a 2-
lane Collector arterial with parking and flush 5’ sidewalks on both sides. The road has
an existing right-of-way (ROW) width of approximately 60 feet. In order to meet the
City’s complete street standards for Collector Arterial streets, the minimum ROW is 83
feet, necessitating approximately 11.5 feet of ROW dedication in front of the site. In
addition, half street improvements would include a pavement width of 46 feet (23 feet
from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of
clear space at back of walk, street trees and storm drainage improvements.
The Transportation Analysis prepared by Heffron Transportation, dated March 1, 2023
analyzed the trip rate demand for the school based on the new additions. The analysis
concluded that the student enrollment capacity and employment would not change as
a result of the proposed portable classrooms and therefore, no additional trips would
be created. City Staff concurs with this assessment and concludes that a formal Traffic
Impact Analysis is not required.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
9), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, and future payment of
appropriate Transportation Impact Fees.
N/A l. Phasing: The applicant is not requesting any phasing.
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 15 of 23
N/A
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: Infiltration is not feasible on the site due to the location of the portables
on an existing parking lot.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are met:
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designations
and complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 18.
3. The proposal complies with Site Plan Review decisional criteria provided the applicant complies with City
Code and conditions of approval, see FOF 19.
4. The proposal complies with the street standards as established by City Code, provided the project
complies with all advisory notes and conditions of approval contained herein, see FOF 19.
5. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code
and conditions of approval, see FOF 20.
6. There are adequate public services and facilities to accommodate the proposal, see FOF 19.
7. A key feature which is integral to this project is the proposed location of the four (4) portables which
results in no new impervious surface and no removal of vegetation or trees.
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping database identifies sensitive slopes (15-40%)
located along the western edge of the project site. The proposed portable classroom
buildings would be located on mostly flat area of the site currently used as surface
parking and would not be located on or near the mapped sensitive slopes. Therefore,
the project complies with the Critical Area Regulations in RMC 4-3-050.
DocuSign Envelope ID: CF47A1ED-D2D0-48F7-B909-4ACAFFC7A3EB
City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 16 of 23
J. RECOMMENDATION:
The Hazen High School Portables, File No. LUA23-000127, SA-A, as depicted in the site plan (Exhibit 2) is
approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Angie Mathias, Acting Planning Director Date
TRANSMITTED on July 28, 2023 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Renton School District No. 403,
Matthew Feldmeyer, Executive
Director, Capital Planning and
Construction, 300 SW 7th St,
Renton, WA 98057
Lisa Klein, AHBL /2215 N 30th St,
Tacoma , WA 98402 /
klein@ahbl.com
Lisa Klein, AHBL /2215 N 30th St,
Tacoma , WA 98402 /
klein@ahbl.com
TRANSMITTED on July 28, 2023 to the Parties of Record:
None
TRANSMITTED on July 28, 2023 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on August 11, 2023. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st
floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 17 of 23
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
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City of Renton Department of Community & Economic Development
Hazen High School Portables
Administrative Staff Report
LUA23-000127, SA-A
Report of July 28, 2023 Page 18 of 23
The following exhibits are included with the Administrative report:
Exhibit 1: Admin Decision
Exhibit 2: Site Plan
Exhibit 3: Civil Plan Sheets
Exhibit 4: Boundary Survey
Exhibit 5: Determination of Non-Significance SEPA Consultation issued by the Renton School
District, dated April 7, 2023
Exhibit 6: Architectural Elevations
Exhibit 7: Drainage Memo, prepared by Jacobson Consulting Engineering, dated April 24, 2023
Exhibit 8: Traffic Memo, prepared by Heffron Transportation Inc, dated March 1, 2023
Exhibit 9: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated April 28,
2023
Exhibit 10: Advisory Notes
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Hazen High School Portables
Land Use File Number:
LUA23-000127, SA-A
Date of Report
July 28, 2023
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Lisa Klein, AHBL /2215 N 30th
St, Tacoma , WA 98402 /
klein@ahbl.com
Project Location
1101 Hoquiam Ave NE (APN
1023059278) – Hazen High
School
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