HomeMy WebLinkAboutPRE24-000148_Renton_High_School_Reconstruction_Meeting_Summary_240523_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Renton High School Reconstruction
400 S 2nd St, Renton, WA 98057
PRE24-000148
May 23, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:May 23, 2024
TO:Alex Morganroth, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Renton High School
1. The preliminary fire flow calculation is 3,750 gpm. A minimum of four hydrants are required. One
within 150-feet and three within 300-feet of the proposed building. At least one new fire hydrant shall
be installed within 50 feet of the fire department connection to the fire sprinkler and standpipe
systems. A looped water main is required to be installed around the building, per city ordinance, if
fire flow exceeds 2,500 gpm, looped fire water mains are required. The building shall also meet
maximum fire hydrant spacing requirements of 300 feet on center.
2. Fire impact fees are applicable at the rate of $28.02 per student. The fee will be based on the increased
capacity of students only. This fee is paid at the time of building permit issuance.
3. An approved fire sprinkler and standpipe system is required throughout the building. An approved
fully automatic fire alarm system is required throughout the building. Separate plans and permits
required by the fire department. Direct access is required to the fire sprinkler equipment room from
the outside of the building. Separate plan and permits for the kitchen hood fire suppression systems.
Carbon dioxide systems for beverage dispensing shall meet Section 5307 of the fire code if the system
exceeds 100 pounds.
4. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support
a minimum of a 30-ton vehicle and 75-psi point loading. Approved turnarounds are required for dead
end roads that exceed 150 feet.
5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If
inadequate, the building shall be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed amplification systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 23, 2024
June 20, 2011
TO:Alex Morganroth, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:Renton High School Reconstruction
400 S 2nd Street, Renton, WA
PRE24-000148
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcels #
0007200060 and 42 upcoming acquisition properties.. The following comments are based on the pre-
application submittal made to the City of Renton by the applicant.
WATER COMMENTS
1. The proposed development is within the City of Rentons water service area and in the Valley
196 Pressure Zone. The approximate static water pressure is between 71 PSI and 69 PSI at
elevations 32’ and 36’.
2. There is an existing 6-inch Cast Iron water main through the project site between existing school
buildings and baseball fields that can deliver a maximum capacity of 1,300 gallons per minute
(gpm) (no record drawing available).
3. There is an existing 12-inch Cast Iron water main in S Tobin St that can deliver a maximum
capacity of 5,000 gpm (Record Dwg: W-002005).
4. There is an existing 10-inch Ductile Iron water main within southern section of Logan Ave S
(between S Tobin St and S 2nd St) that can deliver a maximum capacity of 3,500 gpm (Record
Dwg: W-002005).
5. There is an existing 12-inch Ductile Iron water main within northern section of Logan Ave S
(between Airport Way and S Tobin St) that can deliver a maximum capacity of 4,000 gpm
(Record Dwg: W-038501).
6. There is an existing 8-inch Cast Iron water main in Airport Way that can deliver a maximum
capacity of 2,000 gpm (Record Dwg: W-038112).
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7. There is an existing 12-inch Ductile Iron water main in S 2nd St that can deliver a maximum
capacity of 5,000 gpm (Record Dwg: W-21810C).
8. There is an existing 8-inch Ductile Iron water main in Shattuck Ave S that can deliver a maximum
capacity of 2,500 gpm (Record Dwg: W-094001).
9. There is an existing 8-inch Cast Iron water main in Lake Ave S that can deliver a maximum
capacity of 2,500 gpm (Record Dwg: W-033001).
10. There are four existing domestic water meters serving the existing buildings:
•a 4-inch water meter to the northeast of the existing Tennis Court (Facility ID No. MTR-
015695).
•a 4-inch water meter to the northwest of the existing northern #409 building (Facility ID
No. MTR-015959).
•a 4-inch water meter to the northeast of the existing northern #409 building (Facility ID
No. MTR-005690).
•a 4-inch water meter from S 2nd St to the south of the existing southern building
(Facility ID No. MTR-004989).
11. There are two existing fire water services serving the existing buildings:
•a 4-inch water meter to the northeast of the existing northern #409 building (Facility ID
No. MTR-001197).
•a 6-inch water meter to the southwest of the existing southern building (Facility ID No.
MTR-006232).
12. There are two existing irrigation water services serving the project site:
•a 2-inch water meter from Lake Ave S to the west of the existing baseball field (Facility
ID No. MTR-015732).
•a 2-inch water meter from S 2nd St to the south of the existing southern building
(Facility ID No. MTR-001198).
13. The western portion of the project site falls within Zone 2 of the Aquifer Protection Area (APA).
The eastern portion of the project site falls within Zone 1 of the APA.
14. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 3,750 gpm including the use of an automatic fire sprinkler system throughout
the buildings. The following developers installed water main improvements will be required to
provide domestic and fire protection service to the development including but not limited to
(see attached conceptual water main improvement layout):
a) A new 12-inch water main in Lake Ave S connecting the existing 12-inch water main in S 2nd
St. to the existing 12-inch water main in S Tobin St.
b) A new 12-inch water main in Airport Way S connecting existing 12-inch water main in Logan
Ave S to the new 12-inch water main in Shattuck Ave S.
c) A new 12-inch water main to be located on site from Logan Ave S and within the proposed
fire emergency access road north of the main gymnasium building and across the proposed
parking lot and north driveway to Shattuck Ave S, and extending north in Shattuck Ave S to
Airport Way S. The new main shall be connected to the existing 10-inch water main in
Logan Ave S, to the existing 12-inch water main in S Tobin St, and to the new 12-inch water
main in Airport Way S.
d) Replacement of 2 short sections of existing 8-inch water main with new 12-inch water main
at the intersection of S Tobin St and Logan Ave S.
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e) Installation of new hydrants to be located on-site and off-site to be connected to the above
new water mains. The final number and location of the hydrants shall be determined by the
Fire Authority and city water utility.
f) Installation of domestic water service lines and water meters reduced pressure backflow
prevention assemblies (RPBAs). The RPBAs shall be installed behind the domestic water
meters and shall be located inside heated above ground enclosures (Hot-Box or Safe-T-
Cover).
g) The existing water mains located in easements within the schools property shall be
abandoned and removed. An application to the city is required for the release of
easements.
h) The existing water mains, hydrants, and water meters in the portion of S Tobin St that is
being proposed for street vacation shall remain operational until all the existing dwellings
are demolished.
i) Water mains relocation shall limit the impact to the water services for existing adjacent
properties.
j) Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to outside
edge of pipe.
k) A 15-foot-wide public water easement is required for any new and existing public water
main, hydrants and water meters located outside City Right of Way.
l) Installation of separate domestic water meter is required for each of the proposed new
building. Water meters 2 in size or less will be installed by City forces and a water meter
permit is required. The sizing of the meter and of the private service line to the building shall
be in accordance with the most recent edition of the Uniform Plumbing Code (UPC).
Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard
plan no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
m) Installation of a Storz adapter on the existing hydrants will be required, if they are not
already equipped with one.
n) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to the proposed buildings. The sizing of the fire sprinkler
stub and related piping shall be done by a registered fire sprinkler designer/contractor. The
DCDA shall be installed on the private property in an outside underground vault per City
Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions
per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of
the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water
Utility.
o) A hydrant is required within 50 feet of the buildings fire sprinkler system fire department
connection (FDC).
p) Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City
standard plan no.340.8, if applicable.
15. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix K
of the Citys 2021 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining
Renton High School Reconstruction_PRE24-000148 Page 4 of 10
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walls, rockeries or similar structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
16. A conceptual utility plan will be required as part of the land use application for the subject
development.
17. The development is subject to meter installation fees based on the number and size of the
meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024
Development Fees document on the Citys website. Fees will be charged based on the rate at
the time of construction permit issuance.
a) The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is
$24,250.00 and a 2-inch meter is $38,800.00.
b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter. This is payable at issuance of the building.
d) Fire sprinkler service fee is $648.00 per 1-inch service line, $3,238.00 per 1-1/2-inch service
line, and $5,181.00 per 2-inch service line.
e) Credits will be applied to the existing services if abandoned, but no refund if the service is
reduced per RMC 4-1-180.B.
f) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at civil construction permit issuance.
g) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There are existing 15-inch PVC wastewater mains and associated sewer manholes within an
easement through the project site to the west of the existing buildings (Record Dwg: S-1901),
which is connected to the existing 15-inch sewer mains within S Tobin St (Record Dwg: S-
190102).
3. There are existing 8-inch PVC wastewater mains and associated sewer manholes within Logan
Ave S (Record Dwg: S-211003), which is also connected to the existing 15-inch sewer mains
within S Tobin St (Record Dwg: S-190102).
4. There are 8-inch PVC wastewater mains and associated sewer manholes within S Tillicum St and
Shattuck Ave S (Record Dwg: S-0449), which is connected to the existing 15-inch sewer mains
within S Tobin St (Record Dwg: S-190102).
5. There is a private 8-inch PVC sewer main to the south of the IPAC building (Record Dwg: S-
285202), which is connecting to the 15-inch sewer main crossing the project site (Record Dwg:
S-1901). Sewer services for the two southern buildings are provided through two 6’’ PVC
sewer stubs connecting to this 8-inch private sewer main. The sewer service for the northern
building is provided through a 6-inch sewer stub connecting to the 15-inch sewer main on S
Tobin St.
6. The applicant will need to show how they propose to serve the new development with sanitary
sewer service to each of the buildings. All new sewer stubs shall be a minimum of 6 and shall
run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to
the standards in RMC 4-6-040 and City of Renton Standard Details.
Renton High School Reconstruction_PRE24-000148 Page 5 of 10
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7. Public sewer easements are required for any new and existing sewer mains that are not located
within the public right of way. Easements shall preclude the installation of permanent structures
and be unencumbered with surface improvements that may impeded maintenance, operation,
repair and replacement of the sewer facilities.
8. Improved permanent access to new and existing sewer manholes shall be provided for future
maintenance and operation purposes.
9. Sewer main relocation may be required to accommodate the layout of the new development,
and the sewer main relocation shall limit the impact to the sewer services for existing adjacent
properties.
10. Sewer mains and manholes that are no longer necessary shall be abandoned or
removed. Abandonment of mains up to 10-inches in diameter can be accomplished by plugging
each end with concrete. Abandonment of sewer mains 12 inches and greater shall be
accomplished by filling the main with an uncompressible material. Unused side sewer stubs
shall be abandoned at the main. This may be accomplished by exposing and capping each
connection or lining the sewer main and not restoring the connection.
11. If proposed, any commercial kitchen will require a grease trap/grease interceptor.
12. All wastewater from the parking structure, if proposed, shall be routed through a City
approved oil/water separator prior to discharge into the sewer main. The covered parking
may require a grinder pump depends on the elevation of the sewer main.
13. A conceptual utility plan will be required as part of the land use application for the subject
development.
14. The development will be subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. Current fees
can be found in the 2024 Development Fees Document on the Citys website. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. Credits of the SDC in the amount equal to the SDC fee for the size of the previous
abandoned water meter will be applied, but no refund if the service is reduced per RMC
4-1-180.B.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
SURFACE WATER
1. There are existing 12-inch concrete stormwater mains and associated catch basins along the
north side of Airport Way (Record Dwg: R-15540). Runoff from these conveyance systems is
conveyed northeast and eventually outfalls to the Cedar River.
2. There are existing 24-inch concrete stormwater mains and associated catch basins within Logan
Ave S (Record Dwg: D-12720F & R-155408). Runoff from these conveyance systems is conveyed
north and eventually outfalls to the Cedar River.
3. There are existing 12-inch PVC stormwater mains and associated catch basins within S 2nd St
(Record Dwg: R-394923). Runoff from these conveyance systems is conveyed south through the
12-inch surface water main within Shattuck Ave S (Record Dwg: R-394929).
Renton High School Reconstruction_PRE24-000148 Page 6 of 10
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4. There are existing 24-inch PVC stormwater mains and associated catch basins within Lake Ave S
(Record Dwg: D-217208). Runoff from these conveyance systems is conveyed south through a
33-inch surface water main within the parking lot of Village Square Shopping center (Record
Dwg: D-352914).
5. There are existing 18-inch and 12-inch private surface water mains and associated catch basins
surrounding the existing buildings onsite (Record Dwg: R-28520). Runoff from these conveyance
systems is conveyed west through a 24-inch surface water main within S Tobin St (Record Dwg:
D-21720A).
6. Refer to Figure 1.1.2.A Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the Citys flow control map, the
entire site falls within the Citys Peak Rate Flow Control Standard (Existing Site Conditions). The
majority west portion of the site falls within the Black River drainage basin, and the remaining
northeastern portion of the site falls within the Lower Cedar River drainage basin.
7. The discharge point from northeastern portion of the project site is less than a half mile to the
100-year floodplain of the Cedar River. Therefore, this portion of the project may qualify for the
direct discharge exemption in accordance with Section 1.2.3.1 of the 2022 RSWDM if the project
adheres to all requirements thereof.
8. The eastern portion of the project site falls within Zone 1 of the Aquifer Protection Area (APA).
Therefore, open facilities such as flow control and water quality treatment ponds, stormwater
wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance
systems such as ditches and channels are prohibited.
9. The western portion of the project site falls within Zone 2 of the APA. Therefore, open facilities
and open conveyance systems, if proposed, may require a liner in accordance with the design
criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM.
10. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault. Special inspection from the
building department is required.
11. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
12. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3.
Information on the water table and soil permeability (infiltration rate within Aquifer Protection
Area of Zone 2), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
13. Storm drainage improvements along all public street frontages are required to conform to the
Citys Street 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
Renton High School Reconstruction_PRE24-000148 Page 7 of 10
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developed conditions for onsite tributary areas and existing conditions for any offsite tributary
areas.
14. All work proposed outside of the applicants property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
15. Public utility easements are required for any new and existing public storm mains and structures
that are not located within the public right of way.
16. Access to the new and existing public storm mains and structures shall be provided for future
maintenance and operation purposes.
17. Critical areas that may affect surface water review, the project site is within high seismic hazard
areas.
18. Erosion control measures to meet the City requirements shall be provided.
19. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
20. A Construction Stormwater General Permit from the Washington Department of Ecology is
required since land disturbance of the site will exceed one acre.
21. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a) The 2024 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton&cr=1.
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed
an overall valuation of $175,000, the project site(s) shall be required to meet the Citys Complete
Streets Standards: The proposed project fronts Airport Way to the north, S Tobin St to the north,
Logan Ave S to the east, S 2nd St to the south, Lake Ave S to the west, and Shattuck Ave S to the west.
•S 2nd St is classified as a 5-lane Principal Arterial Street with an existing right-of-way (ROW)
width of approximately 60 to 90 feet per the King County Assessors map. S 2nd St is listed on
the Citys TIP as project 23-22. The City will support a waiver to install improvements provided
the necessary dedication to support the TIP is provided. A waiver is required to be submit
with the land use. The project is currently in preliminary design and a cross section has not
been determined. ROW dedication as needed to support the street sectioned defined by the
TIP will be required.
•Lake Ave S is classified as a residential access street with an existing ROW width of
approximately 60 feet per the King County Assessors map. To meet the Citys complete street
standards for residential access streets a minimum ROW width of 53 feet is required. Per RMC
4-6-060 half of street improvements as taken from the ROW centerline shall be required along
the abutting property frontage and include a minimum 26-foot paved road (13 feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm
drainage improvements.
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i. However, Lake Ave S has an existing curb line set approximately 8 feet west of the
property line. The curb line shall be maintained, therefore dedication of
approximately 5 feet will be required to install the above listed improvements
pending final survey.
ii. Lake Ave S is part of the Citys adopted Bike and Trails Plan (plan element 66). This
project requires a signed shared roadway along this portion of Lake Ave S. The above
listed improvements provide for a paved width consistent with the plan element.
•S. Tobin Street is classified as a residential access street with an existing ROW width of
approximately 60 feet per the King County Assessors map. To meet the Citys complete street
standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per
RMC 4-6-060, half street improvements as taken from the ROW centerline will be required
and include a minimum 13-foot paved road, 0.5-foot of cub, an 8-foot planting strip, and 5-
foot sidewalk, street trees and storm drainage improvements.
i. However, S. Tobin St. has an existing curb-curb paved width of approximately 40 feet
with a curbline set approximately 8 feet north of the property line. The established
curbline shall be maintained, therefore dedication of approximately 5 feet will be
required to install the above listed improvements pending final survey.
ii. S. Tobin St. is part of the Citys adopted Bike and Trails Plan (plan element 66). This
project requires a signed shared roadway along this portion of Lake Ave s. The above
listed improvements provide for a paved width consistent with the plan element.
iii. A portion of S. Tobin St. is proposed to be vacated. A vacation shall be submitted in
accordance with RMC 9-14.
•Shattuck Ave S is classified as a residential access street with an existing ROW width of 50 feet
per the King County Assessors map. To meet the Citys complete street standards for
Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060,
half street improvements as taken from the ROW centerline will be required and include a
minimum 13-foot paved road, 0.5-foot of cub, an 8-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements. Dedication of approximately 1.5 feet is
required pending final survey.
i. Shattuck Ave S is part of the Citys adopted Bike and Trails Plan (plan element 66).
This project requires a signed shared roadway along this portion of Shattuck Ave S.
The above listed improvements provide for a paved width consistent with the plan
element.
•A portion of S. Tillicum St. is proposed to be vacated. A vacation shall be submitted in
accordance with RMC 9-14.
•Airport Way is classified as a 7-lane Principal Arterial Street with an existing ROW of
approximately 80 feet per the King County Assessors map. To meet the Citys complete street
standards for a Principal Arterial Street with 7 lanes a minimum ROW width of 125 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required along the abutting property frontage and include a minimum 88-foot paved
road (44 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 foot
clear space at back of walk, street trees and storm drainage improvements.
i. However, Airport Way has an existing established paved width of approximately 78
feet with a curbline set approximately 6 feet north of the property line. The City has
determined that the existing paved width and curb location on the south side of
Airport Way is sufficient. Therefore, a modified street section as taken from the ROW
centerline shall be provided that includes a minimum 39-foot paved road, a 0.5-foot
curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk,
Renton High School Reconstruction_PRE24-000148 Page 9 of 10
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street trees and storm drainage improvements. Dedication of approximately 12 feet
will be required pending final survey. A modification shall be submitted with the land
use application for the listed section.
ii. Note Airport Way is part of the Citys adopted Bike and Trails Plan (plan element 29),
however, the plan identifies improvements to the Lake Washington Loop Trail which
is on the north side of Airport Way.
•Logan Ave S. is classified as a 2 lane Minor Arterial Street with an existing ROW of
approximately 60 feet per the King County Assessors map. To meet the Citys complete street
standards for a Minor Arterial Street with 4 lanes a minimum ROW width of 91 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required along the abutting property frontage and includes a minimum 54-foot paved
road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot
clear space at back of walk, street trees and storm drainage improvements. Dedication of
approximately 15.5 feet is required pending final survey.
i. Since this section of Logan Ave S. is a part of downtown streetscape plan, the
modified sidewalk behind the curb will be a 12-foot sidewalk with street trees in
tree grates on both sides of the street. Therefore, frontage improvements including
a minimum 54-foot paved road (27 feet each side), a 0.5-foot curb, a full width of
the 12-foot sidewalk, 0.5-foot curb with street trees in tree grates are required.
ii. Note the proposal indicates the addition of a bus lane/parking lane along the west
side of Logan Ave S. Additional dedication would be required to accommodate the
proposed improvements.
iii. The submitted proposal indicates a mid-block pedestrian crossing on Logan Ave S to
accommodate football players, which is conceptually acceptable. A HAWK (High
Intensity Activated Crosswalk) or RRFB (Rectangular Rapid Flashing Beacon) will be
required pending on final site plan.
2. ADA accessibility along all frontages shall be provided and existing, non-conforming facilities shall be
replaced to meet current ADA standards. Any ramp, including ancillary features such as pushbuttons,
installed or replaced along the property frontage shall provide or upgrade and existing non-
conforming ramp and features to meet ADA standards. An ADA accessible path from the ROW to the
property shall be provided.
3. Refer to City code 4-4-080 regarding driveway regulations.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is required for a project that consists of more than 5,000 square feet of commercial
space. See RMC 4-6-060 for street lighting requirements.
6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
•Note street improvements and roadway classifications identified in section 1 above are per
existing standards. Given the proposed vacations and traffic patterns, the requirement of
roadway sections and nearby traffic lights may be subject to change pending analysis through
a TIA.
7. Paving and trench restoration within the City of Renton right of way shall comply with the Citys Trench
Restoration and Street Overlay Requirements.
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May 23, 2024
10
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
•Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
•Credits will be applied for existing trips generated per current use.
•See Section XII.5.b for the full impact fee schedule:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2024 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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-
000148\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 23, 2024
TO: Pre-Application File No. 24-000148
FROM: Alex Morganroth, Principal Planner
SUBJECT: Renton High School Reconstruction
(Parcel #0007200060 + 42 additional properties)
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The
applicant is cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development
Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need
to be revised based on site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at www.rentonwa.gov.
Project Proposal: The applicant, Renton School District, proposes to reconstruct and expand the Renton High
School campus. The existing Renton High School is located at 400 S 2nd St (APN 0007200060). The site is
approximately 23.23 acres and is developed with the original 1931 school building, an annex classroom building,
gymnasium, sports fields, and associated surface parking. The site also includes the former Renton High School
vocational training building which currently serves as the Renton School District central warehouse. The applicant
proposes to expand the site by acquiring approximately 42 single-family and commercial properties on the block
bounded by Logan Ave S, S Tobin St, Shattuck Ave S, and Airport Way, as well as two properties off of Lake Ave S
(see the attached map provided by the applicant). The 42 properties total approximately ten (10) acres in area.
Upon acquisition of the additional properties, the site will have zoning designations of Commercial Arterial (CA),
Center Downtown (CD), and Residential-8 (R-8). The site will also be located in Urban Design Districts A and D.
Upon acquisition of the additional properties, the applicant proposes to reconstruct the Renton High School
campus by preserving approximately 17,433 square feet of the existing 1931 building, including retention of the
exterior historic façade, retention of the existing Ikea Performing Arts Center (IPAC) building, construction of a
new 350,000 square foot main building, and construction of approximately 8,000 square feet of miscellaneous
site buildings for athletics and storage. Access to the site is proposed via two (2) entrances off of S 2nd St, one
entrance off of S Tobin St, and emergency-only entrance off of Logan Ave S. The applicant has proposed the
vacation of approximately 800 linear feet of S Tobin St between Shattuck Ave S and Logan Ave S. City of Renton
(COR) Maps indicates the presence of a high seismic hazard and both Downtown Wellhead Protection Areas Zones
1 and 2.
Current Use: The site is developed with 264,797 square foot main school building, a 42,609 square foot annex
building, the 17,433 square foot IPAC building, sports fields, and associated surface parking.
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1. Zoning and Overlay Districts: The project site is located within multiple Comprehensive Plan land use
designations including Residential Medium Density (RMD) and Commercial Mixed Use (CMU). The site is also
located within multiple zoning classifications Commercial Arterial (CA), Center Downtown (CD), and
Residential-8 (R-8). The properties are also within the Urban Design Districts A and D. Per the Zoning Use
Table in RMC 4-2-060, K-12 educational institution (public or private) are permitted in all zones with an
approved Hearing Examiner Condition Use Permit.1
2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential
Zoning Designations” and RMC 4-2-120B, “Development Standards for Commercial Zoning Designations”
effective at the time of complete application.
Development Standard CD Zone CA Zone R-8 Zone
Density N/A – no units proposed N/A – no units proposed N/A – no units proposed
Minimum Front Yard None 15-ft 20-ft except when all
vehicle access is taken
from an alley, then 15-
ft.
Maximum Front Yard 15-ft for portions of the
building less than 25-
feet in height. No
maximum for the
portion over 25-feet in
height.
20-ft N/A
Minimum Secondary
Front Yard
None 15-ft 15-feet
Maximum Secondary
Front Yard
15-ft for portions of the
building less than 25-
feet in height. No
maximum for the
portion over 25-feet in
height.
20-ft N/A
Minimum Rear Yard None, unless the CD lot
abuts a lot zoned
residential, then there
shall be a 15 ft.
landscaped strip or a 5
ft. wide sight-obscuring
landscaped strip and a
solid 6 ft. high barrier
None, except 15 ft. if lot
abuts a lot zoned
residential.
25-feet
1 Development consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review, is
considered to be a permitted use. Other activities that are permitted include the addition of up to four (4) new portables, or
changes in facilities not exceeding ten percent (10%) of gross floor area. Other proposed activities require a Hearing Examiner
Conditional Use Permit.
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used along the common
boundary.
Minimum Side Yard None None, except 15 ft. if lot
abuts or is adjacent to a
lot zoned residential.
5-feet
Max. Building Coverage None 65% of total lot area or
75% if parking is
provided within the
building or within an on-
site parking garage.
50%
Max. Impervious
Coverage
None None 65%
Min. Lot Width None None 50-feet (60-feet for
corner lots)
Min. Lot Depth None None 80-feet
Max. Building Height
Site is within airport
influence area*
20 ft. more than the
maximum height
allowed in the abutting
residential zone
50 ft., except 70 ft. for
vertically mixed use
buildings (commercial
and residential).
Heights may exceed the
Zone’s maximum height
with a Conditional Use
Permit.**
2-stories and 24 ft wall
plate height
Max. units per building N/A N/A N/A
*No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace.
Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area
shall show the maximum elevation of buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting
Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport
Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of
approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects.
Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or
aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where
aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the
City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. The Renton
Municipal Airport Building Height Restrictions map indicates the maximum building height for airport
purposes would be approximately 182 above sea level. Compliance with requirements would be determined
at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for
full requirements.
**Public facilities are allowed the following height bonus: Publicly owned structures shall be permitted an
additional fifteen feet (15') in height above that otherwise permitted in the zone if “pitched roofs,” as defined
herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory
structures. In addition, in zones where the maximum permitted building height is less than seventy-five feet
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(75'), the maximum height of a publicly owned structure may be increased as follows, up to a maximum height
of seventy-five feet (75') to the highest point of the building:
a. When abutting a public street, one additional foot of height for each additional one and one-half feet
(1-1/2') of perimeter building setback beyond the minimum street setback required at street level unless
such setbacks are otherwise discouraged; and
b. When abutting a common property line, one additional foot of height for each additional two feet (2')
of perimeter building setback beyond the minimum required along a common property line; and
c. On lots four (4) acres or greater, five (5) additional feet of height for every one percent (1%) reduction
below a twenty percent (20%) maximum lot area coverage by buildings for public amenities such as
recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to
the public during the day or week.
3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. If applicable, the application would need to include elevations and details for the proposed
methods of screening. For outdoor loading areas, screening is not required except when the subject
commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is
proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or
landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or
acoustical screening. These provisions may be modified through the site plan development review process, or
the modification process for site plan exempt proposals, where the applicant can show that the same or better
result will occur because of creative design solutions, unique aspects or use, etc. No mechanical or utility
equipment was identified in the submitted materials. However, based on the proposed uses, which include
eating and drinking establishments, the installation of new exhaust or HVAC equipment on the roof is likely.
See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance
with these requirements would be determined at the time of land use application review.
4. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site refuse and
recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and
Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall
not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into
public right-of-way. In office, educational and institutional developments, a minimum of two (2) square feet
per every one thousand (1,000) square feet of building gross floor area shall 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. Based on a building square footage of 375,433
square feet, the applicant would be required to provide a minimum of 751 square feet of refuse and
recyclable deposit areas and a minimum of 1,502 square feet for refuse deposit areas. Full compliance would
be determined at the time of permit review.
*Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can
be donated or included as part of waste collection. The new legislation will go into effect in three (3)
phases: 2024, 2025, and 2026.
5. Fences/Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall shall not
exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the
site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry
product that complements the proposed building and site development. There shall be a minimum three-foot
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(3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining
wall standards (RMC 4-4-040) for additional information about fences and retaining walls.
Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard
and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard
property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown,
gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is
nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brought into
conformance.
6. Landscaping: Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-resistant
vegetative cover.
Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways and driveways. Street trees, selected from the City’s
Approved Street Tree List, in the ROW planter will also be required. Landscaping may include hardscape such
as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of RMC 4-6-
060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when
present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at
the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way including, but not limited to,
underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-
sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center;
and iii. Large-sized maturing trees: fifty feet (50') on center.
Within the CD zone development is subject to RMC 4-4-070F.2, Street Trees and Landscaping Required Within
the Right-of-Way on Public Streets, RMC 4-4-070F.6, Parking Lots and RMC 4-4-070P, Maintenance. New
buildings and changes in the use of a property trigger landscaping requirements. The subject property is a
commercial zoned lot abutting a residential zone (south property line), therefore 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 the common property line.
Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the
ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of
30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90 percent coverage within three (3) years.
Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior
parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at
least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall
include a mixture of trees, shrubs, and groundcover.
New buildings would trigger landscape requirements. A conceptual landscape plan shall be provided with
the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other
certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping.
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7. Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land use application
as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees.
Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific
tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing
significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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;
significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that
shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such
sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
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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.
The Administrator may require independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to
the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions
D, of a property.
8. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions
of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking
requirements for senior high schools (public, private, and parochial) include a minimum and maximum of one
(1) parking stall per employee plus one (1) stall for every 10 students enrolled2. In addition, if buses for the
private transportation of children are kept at the school, one (1) off-street parking space shall be provided for
each bus of a size sufficient to park each bus.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls
must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for
van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking,
and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of
ADA accessible stalls is based on the total number of spaces provided.
Bicycle Parking – All non-residential development that exceeds 4,000 gross sf in size would also be required
to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces
required would be based on 10% of the required number of off-street vehicle parking stalls. Each bicycle
parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven
feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be
within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian
access route. Modification of these minimum standards requires written approval from the Department of
Community and Economic Development. An analysis demonstrating compliance with the bicycle parking
standards shall be submitted at the time of formal land use application. Please review RMC 4-4-080F.11 for
further general and specific bicycle parking requirements.
The applicant will be required at the time of land use application to provide a parking analysis of the subject
site (analysis should include parking requirements for all uses on the site) with calculations based on the
requirements noted above. The analysis would include dimensions of stalls and drive aisles.
9. Access/Driveway: Access to the site is proposed via two (2) entrances off of S 2nd St, one entrance off of S
Tobin St, and emergency-only entrance off of Logan Ave S. Driveway widths and quantity are limited by the
driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not
exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet.
2 Per the 2023 Renton School District capital facilities plan is 1,389 students and the project is being designed for future
capacity of 1,600 students.
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There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving
any one property or among properties under unified ownership or control; for each one hundred sixty five
feet (165') of additional street frontage another driveway may be permitted.
10. Urban Design Regulations: The subject project site is within the Urban Design Districts ‘A’ and ‘D’, therefore
compliance with District ‘A’ and ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general, the
regulations encourage building design that is unique and urban in character, comfortable on a human scale
and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will
be required to provide a narrative with the land use application of how the project complies with the Urban
Design District ‘A’ and ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and
standards applicable to your project.
• Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental
lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along
at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height
of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level.
• At least one of the following design elements shall be used to promote a transition to surrounding uses:
Building proportions, including step-backs on upper levels in accordance with the surrounding planned
and existing land use forms; or Building articulation to divide a larger architectural element into smaller
increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition
with existing development.
• In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be
enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have
self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three.
• Parking shall be located so that no surface parking is located between a building and the front property
line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or
gateway features as dictated by location.
• A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space,
and parking areas with the sidewalk system and abutting properties shall be provided.
• Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible
spaces and at facades along streets, shall be provided.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
• All mixed use residential and attached housing developments of ten (10) or more dwelling units shall
provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be
provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level
must feature views or amenities that are unique to the site and are provided as an asset to the
development.
• All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in
width.
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• Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows
and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight
feet (8') above ground (as measured on the true elevation).
11. Critical Areas: A high seismic hazard, Wellhead Protection Area Zone 1, and Wellhead Protection Area Zone 2
are present on the site. A geotechnical report would be required at the time of formal land use application.
The analysis should assess soil conditions and detail construction measures to assure site stability. A fill
source statement shall be required if any fill is brought onto the site.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
12. Environmental Review: The proposal includes the construction of a building greater than 4,000 square feet
in size; therefore, an environmental review (SEPA) determination is required. According to the applicant, the
Renton School District would be the lead agency for environmental review. It is anticipated that the District
would be doing phased SEPA application for demolition of acquired properties and onsite buildings first,
followed by the project. The threshold determination and appeal period would need to be complete before
issuance of a land use decision by the City of Renton.
13. Site Plan Approval: Per RMC 4-9-200, Hearing Examiner Site Plan review is required for the development of
K-12 educational institutions regardless of zone. The purpose of the site plan review process is to analyze the
detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures
quality development consistent with City goals and policies. Site plan review analyzes elements including, but
not limited to, site layout, building orientation and design, pedestrian and vehicular environment,
landscaping, natural features of the site, screening and buffering, parking and loading facilities, and
illumination to ensure compatibility with potential future development. Decisional criteria for site plan
approval are itemized in RMC 4-9-200E.3. It is the applicant’s responsibility to identify how the proposal
meets the decisional criteria and a narrative responding to these criteria shall be submitted with the
application .Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3.
14. Lot Combination: The applicant would be required to combine the various parcels as part of the project. The
lot combination could be completed after approval of the site plan and environmental review, prior to
issuance of a Certificate of Occupancy for the new building.
15. Planned Urban Development (optional additional entitlement process if significant number of code
modifications are proposed): There are two (2) principal purposes of the planned urban development
regulations: a) To preserve and protect natural features of the land; and b) To encourage innovation and
creativity in the development of residential, business, manufacturing, or mixed use developments by
permitting a variety in the type, design, and arrangement of structures and improvements. In approving a
planned urban development, the City may modify any of the standards of chapter 4-2 RMC, RMC 4-3-100,
chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except for code provisions restricted from modification
under RMC 4-9-150.B.3. All modifications including but not limited to development standards, parking,
setbacks, etc. will be considered simultaneously as part of a planned urban development. Please note that
special conditions related to the use table (i.e. highlighted conditions above under zoning standard) cannot
be modified through the PUD process. Applicants must demonstrate that a proposed development is in
compliance with the Comprehensive Plan, that the proposed development will be superior to that which
would result without a planned urban development, and that the development would not be unduly
detrimental to surrounding properties. See RMC 4-9-150 for additional requirements and standards.
Renton High School Renovation
PRE24-000148
May 23, 2024
10
Example of PUD Decision Criteria (see RMC 4-9-150 for additional decisional criteria): The City may approve
a planned urban development only if it finds that the following requirements are met.
Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed
development is in compliance with the purposes of the Planned Urban Development and with the
Comprehensive Plan. The proposed development shall be superior to that which would result without a
planned urban development and that the development will not be unduly detrimental to surrounding
properties.
Public Benefit – In addition, applicants shall demonstrate that a proposed development will provide identified
benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban
development, particularly those adverse and undesirable impacts to surrounding properties, and that the
proposed development will provide one or more of the following benefits than would result from the
development of the subject site without the proposed planned urban development:
i. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as
without a planned urban development; or
ii. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such
as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not
otherwise required by other City regulations; or
iii. Public Facilities: Provides public facilities that could not be required by the City for development of
the subject property without a planned urban development; or
iv. Use of Sustainable Development Techniques: Design which results in a sustainable development;
such as LEED certification, energy efficiency, use of alternative energy resources, low impact
development techniques, etc.; or
v. Overall Design: Provides a planned urban development design that is superior to the design that
would result from development of the subject property without a planned urban development. A
superior design may include the following:
a) Open Space/Recreation:
1. Provides increased open space or recreational facilities beyond standard code requirements
and considered equivalent to features that would offset park mitigation fees in Resolution
3082; and
2. Provides a quality environment through either passive or active recreation facilities and
attractive common areas, including accessibility to buildings from parking areas and public
walkways; or
b) Circulation/Screening: Provides superior circulation patterns or location or screening of parking
facilities; or
c) Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the
proposed planned urban development; or
d) Site and Building Design: Provides superior architectural design, placement, relationship or
orientation of structures, or use of solar energy; or
e) Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse
units.
Renton High School Renovation
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11
16. Permit Requirements: The proposed project would require Hearing Examiner Conditional Use Permit, Hearing
Examiner Site Plan Review, Environmental (SEPA) Review, a Planned Urban Development* (or modifications),
lot combination, and right-of-way street vacation. All land use permits would be processed within an
estimated time frame of 12 weeks. The 2024 application fees include $3,710.00 for a Conditional Use Permit,
$4,270.00 for Site Plan Review, $6,080.00 for preliminary PUD review, $1,800.00 for SEPA Review, and $570.00
for a lot consolidation, $560 filing fee for street vacation fees (plus processing and completion fees based on
appraised value of vacated ROW), and a 5% technology fee. All fees are subject to change. Any modifications
requested would require an additional $290 fee. In addition to the required land use permits, separate
construction and building permits would be required. Detailed information regarding the land use application
submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community &
Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all
applications. The City’s Electronic File Standards can also be found on the City’s website at
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
*For PUD application only: The applicant shall, within two (2) years of the effective date of action by the
Hearing Examiner to approve the preliminary plan, submit to the Department of Community and Economic
Development a final plan showing the ultimate design and specific details of the proposed planned urban
development or the final phase or phases thereof. Following approval of the final plan, and within the two (2)
year effective date of the approved preliminary plan, the applicant shall submit complete building permit
applications. The Final PUD is an administrative review process with an estimated time frame of six (6) weeks.
The 2024 application fee is $3,030.00 plus a 5% technology fee.
In addition to the required land use permits, separate construction and building permits would be required.
17. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the review
of an application. In addition, non-applicable submittal requirements may be waived. The applicant should
contact the assigned Project Manager if there are any questions regarding submittal requirements.
18. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits,
Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and to facilitate
timely and effective public participation in the review process. The applicant must follow the specifications
provided in the public information sign handout (see land use forms on City website). The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated with the sign.
19. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact mitigation
fees are required for the construction of new building areas or changes of use to a more intensive use. If any
building expansions or new buildings are proposed or a change in use to a more intense use, fire and
transportation impact fees may be assessed.
a. A Transportation Impact fee would be determined from the ITE manual; and
b. A Fire Impact fee of $28.02 per student for education use.
20. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-
screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal
Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.
21. Expiration: Once the Site Plan application has been approved, the applicant has two (2) years to comply with
all conditions of approval and to apply for any necessary permits before the approval becomes null and void.
Renton High School Renovation
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The approval body that approved the original application may grant a single two-year extension pursuant to
RMC 4-9-200. The approval body may require a public hearing for such extension. It is the applicant’s
responsibility to monitor the expiration dates.
Upon preliminary approval of planned urban developments are valid for two (2) years of the effective date of
action by the Hearing Examiner. A Final Planned Urban Development application must be submitted prior to
the 2-year expiration It is the applicant’s responsibility to monitor the expiration date.
Renton High School Reconstruction – Pre-Application Questions
May 23, 2024
BUILDING
Phasing
1. Proposed phasing potentially includes existing structures with less than 30' building separation from
new construction - what temporary mitigation measures may be triggered for this condition? Don’t
understand the question.
Construction Types
2. The Existing 1931 Building is classified as Type V and will be demolished to the southern facades.
Understood
IPAC Renovation
3. The Existing 2020 IPAC is Type IIA. Work will include a partial renovation. Understood
4. Project includes interior lobby upgrades to IPAC and partial renovation of IPAC façade where new
building abuts existing. Intent is to provide a Fire Wall Building Separation between Building Addition and
existing IPAC. Please confirm no seismic upgrades are required. Subject to the Washington State Existing
Building Code and Engineers design.
5. We are considering a 6,000 sf addition to IPAC of the same existing IPAC construction type. Addition
would not exceed allowable area for Type IIA - please confirm this approach. Follow 2021 IBC
Requirements
6. What threshold of building addition would trigger seismic upgrade requirements. Campus Allowable
Area. Don’t understand the question.
7. For the purpose of allowable areas proposed approach is to divide campus into 3 Buildings.
Understood
8. Building A (area behind existing facade) will be Type IIIB or IIB non-rated non-combustible
construction. Understood
9. Building B will be Type IV B (rated construction with mass timber elements). Understood
10. There will be a fire wall separation between Buildings A and B and between new and IPAC.
Understood
Occupancy
11. Building Occupancy Type is Education with Assembly and Business Accessory uses.
Please confirm proposed assumption for building area as Education (WSBC 303.1.3) Occupant Load
Egress 12. The following are assumed Occupant Loads Factor for Exiting Calculations:
13. Main Gym and Auxilliary Gym Occupant Load Factor of 7 (Assembly without fixed seats
– chairs only). Understood
14. Commons Occupant Load factor of 7 (Concentrated - chairs only). Understood
15. All non-gym exercise (such as weight room, gymnastics, wrestling, indoor track) Occupant
Load Factor 50 for (Exercise) RHS PreApp. Understood
IPAC
16. No modifications to existing theater seating or occupancy loads exist widths. Understood
Plumbing Counts All Understood
Daytime Use
17. 2902.1 note e. states that the number of occupants for E occupancies shall be determined by using
an occupant load factor of 100 per the gross building area of the proposed Renton High School will be
approximately 350,000 SF therefore we would base our fixture minimums on an occupancy of 3,500.
This would generate a required fixture count for a typical “daytime’ use of 50 water closets and 21
lavatories for males and 70 water closets and 35 lavatories for females.
18. We are designing the school capacity based on an estimated current enrollment of 1,600 students
and 150 staff and a projected future enrollment of 2000 students with approximately 170 staff. Would
the jurisdiction be willing to consider projected enrollment to determine required fixtures? The building
department has no objection. This may effect water service/meter and side sewer size.
19. We understand that all-gender facilities may be provided in lieu of separate facilities and that there is
no reduction in overall count per 2902.2 Exception 6 and 2902.2.2.
IPAC Use
20. In our determination of E occupancy fixtures we intend to exclude the IKEA Performing Arts Center
(IPAC) area. The IPAC will operate independently of the New Renton High School, and we therefore
intend to calculate any fixture requirements independently.
21. Restrooms that currently serve the IPAC are located outside IPAC “Building” and may be demolished
as part of adjacent building demo scope. We would intend to replace the existing fixtures using
considering the space an A-1 occupancy and using the fixed seats, stage and associated spaces to
determine Occupant Load per 1004.5.
After Hours Use
22. The new Renton High School may host functions after hours and we therefore propose to determine
minimum fixture counts for a typical “after hours” use. These uses are considered independent of the
typical “daytime” use as they are not intended to nor are we designing for them to occur simultaneously.
The typical after hours spaces and minimums are described below:
Gyms
a. For the proposed Main Gym we intend to calculate the occupant load using the full capacity of the
associated bleachers including a potential future bleacher addition and the floor of the gym using an
Occupant Load Factor of 7 net per 1004.5. Regarding the minimum required fixtures, we plan to
consider the space an A-3 per 2909.1. Understood
b. For the proposed Auxiliary Gym we intend to calculate occupant load using the net floor area of the
gym floor using an Occupant load Factor of 7 per 1004.5. Regarding the minimum required fixtures, we
plan to consider the space an A-3 Assembly per 2902.1. RHS PreApp. Understood
Commons/Cafeteria
c. For the proposed Commons/Cafeteria we intend to calculate occupant load based on the net floor
area of the commons using an Occupant Load Factor of 7 per 1004.5. Regarding the minimum required
fixtures, we plan to consider the space an A-2 Assembly. Understood
Black Box Theater
d. For the proposed Black Box Theater, we intend to calculate occupant load based on the seating count
and floor area using an Occupant Load Factor of 7 per 1004.5. Regarding the minimum required fixtures,
we plan to consider the space an A-1 Assembly. Understood
Athletics Facilities
e. For the proposed athletic facilities we intend to calculate the occupant load based on bleacher seating
capacity and regarding the minimum required fixtures we plan to consider the area an A-5 Assembly.
Understood
Kennydale
Valley
West Hill
Cedar River
City Center
Benson
Talbot
Highlands
´0 1,000 2,000 3,000 4,000500
Feet
City and County Boundary
Renton Community Planning Areas
Benson
Cedar River
City Center
East Plateau
Fairwood
Highlands
Kennydale
Talbot
Valley
West Hill
RHS Project Site
RHS Project - Vicinity Map
RHS PreApp | May 23, 2024 Page 8 of 14
´0 500 1,000 1,500 2,000250
Feet
S 2nd St
Parcels
Renton Overlay Districts
City Center Sign Regulation Area
Downtown Business District
Urban Design District A
Urban Design District B
Urban Design District C
Urban Design District D
RHS Project Site
Zone
R8
R10
CA
CD
RHS Project Site
Renton Overlay Districts Map
Williams Ave SLogan Ave SRainier Ave SLogan Ave NAirport Way
U900
¥405Lake Ave SS Tobin St
Burnett Ave SMain Ave SShattuck Ave SS 3rd StRenton Ave S
Cedar
River
Renton Zoning Map
Williams Ave SLogan Ave SRainier Ave SLogan Ave NAirport Way
U900
¥405Lake Ave SS Tobin St
Burnett Ave SMain Ave SShattuck Ave SS 3rd StRenton Ave S
RHS PreApp | May 23, 2024 Page 9 of 14
PAPI
PAPI
PAPI
PAPI
PAPI
PAPI
PAPIPAPIPAPIPAPIPAPIPAPIPAPI
PAPIPAPIPAPIROFZROFZTOFATOFABRLBRLROFAROFAROFADT = 340'200'BRLBRLP77P77P77P77P77P77P77P77TSATSATSARSARSATSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSSTSS200'TOFATOFATO
F
ATSATSA
TOFA AFOT TOFA
AFOT TOFA AFOT
S SHATUCK AVEEXISTING
RUNWAY 34 END
EL. 32’
S TILLICUM ST
S TOBIN ST
EXISTING RUNWAY 34
DISPLACED THRESHOLD
PERIMETER RD W
AIRPORT WAY
S 2ND ST LOGAN AVE NEXISTING DEPARTURE RPZ
500' x 700' x 1,000'
EXISTING RHS & IPAC
EXISTING APPROACH RPZ
500' x 700' x 1,000'RAINIER AVE SRHS Project Site
Parcel Outlines
Renton Municipal Airport Property Line
Approach/Departure RPZs
FAR Part 77 Approach Surface (P77)
Threshold Siting Surface (TSS)
PAPI Obstacle Clearance Surface (PAPI)
Existing Avigation Easement Parcels
Future Avigation Easement Parcels
Renton ALP (2022)
Renton Municipal Airport Layout Plan (2022) Exhibit
0'
20'
40'
60'
80'
100'
120'
0'200'400'600'800'1000'1200'1400'1600'1800'2000'2200'2400'
P77
P77
P77
P77
P77
P77
TSS
TSS
TSS
TSS
TSS
PAPI
PAPI
PAPI
PAPI
PAPI
PAPI
PAPI
PAPI
EXISTING EB99A THRESHOLDSITING SURFACETYPE 4 (SLOPE 20:1)
EXISTING PART 77NON-PRECISION 'C'APPROACH SURFACE(SLOPE 34:1)
RENTON AIRPORT LAYOUT PLAN (2022) - RUNWAY 34 APPROACH PROFILE
PAPI OCS2/3 GPA
EXISTING RUNWAY 34END EL. 32.0'
EXISTING DISPLACEDTHRESHOLD EL. 30.4'
AIRPORT WAY
S TOBIN ST
S TILLICUM ST S 2ND ST
RHS PreApp | May 23, 2024 Page 10 of 14
W26.4'30'30'45.5'35.5'PRACTICE TRACK AND FIELDPRACTICE SHOTPUTPRACTICE JAVELINPRACTICE DISCUSEXISTING TENNIS COURTSTENNIS COURTSBATTING CAGESBASKETBALLSITE BLDGSITE BLDGBASEBALLSOFTBALLMULTI PURPOSE FIELDSLOADING & SERVICEMechanical PenthouseIPAC TO REMAINFUTURE LOBBY EXPANSIONMechanical PenthouseMechanical PenthouseExisting Approach Runway Protection ZoneExisting Departure Runway Protection ZoneMAIN GYMNASIUMSHOP ACCESSCTE2D/3D ARTSGEN ED/SPEDGEN ED/SPEDGEN ED/SPEDGEN ED/SPEDSCIENCEAUX GYMSCOMMONS BELOWprop. lineBUS DROP-OFF (25 BUSES / 50+ AFTER HOURS STREET PARKING SPACES)BUS DROP-OFF (25 BUSES / 50+ AFTER HOURS STREET PARKING SPACES)BUS DROP-OFF (25 BUSES / 50+ AFTER HOURS STREET PARKING SPACES)BUS DROP-OFF (25 BUSES / 50+ AFTER HOURS STREET PARKING SPACES)center line of Logan aveBuilding Main EntrancePlazaprop. lineParent Drop-offParent Drop-offParent Drop-offprop. lineprop. lineprop. lineprop. lineprop. lineprop. lineFIRE/ EMERGENCYPAPI Obstacle Clearance Surface (PAPI)PAPI Obstacle Clearance Surface (PAPI)PRACTICE SHOTPUTHEALTHPOINT COMMUNITY CLINIC TO REMAINCROSSWALKLANDSCAPE SETBACK FROM PROPERTY LINELANDSCAPE SETBACK FROM PROPERTY LINEPOSSIBLE OUTFIELD FENCINGPOSSIBLE OUTFIELD FENCINGLANDSCAPE SETBACK FROM PROPERTY LINELANDSCAPE SETBACK FROM PROPERTY LINELANDSCAPE SETBACK FROM PROPERTY LINELINE OF POSSIBLE FUTURE ADDITIONFIRE/ EMERGENCYMechanical Penthouseprop. linecenter line of Logan aveprop. line12'-0"11'-0"11'-0"6" curb12'-0"Logan CL roadway12' Turn lane12' sidewalk + tree Grates25'-0"Building45'-6"12' Turn Lane (6'-0" each side of CL)11' Travel lane5'-0"Back of walk (ROW)5' Bike Lane+10' for Bus Lane11' Travel laneSITE BLDGSOFTBALLprop. lineprop. lineplantingsidewalk05/05/24RENTON HIGH SCHOOL | RENTON SCHOOL DISTRICTCA Zoning District (RMC 4-2-120A) Maximum: 20 ft. Minimum: 15 ft. R-8 Zoning District(RMC 4-2-110A)Minimum: 20 ft. except when all vehicle access is taken from an alley, then 15 ft.Requirements Standards Front Yard SetbackSetbacks Maximum: 20 ft. Minimum: 15 ft. Minimum: 15 ft. Secondary Front Yard Minimum: 10 ft. landscaped setback from the property line. Minimum: 5 ft. Side Yard Minimum: None, unless the CA lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip. Minimum: 25 ft. Rear Yard CD Zoning District (RMC 4-2-120B) Maximum: 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Maximum: 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Minimum: None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuringlandscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Minimum: None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Airport Wy and Logan Ave SS 2nd St (Major Arterial)Logan Ave S (minor arterial)S 2nd StAirport WySite PlanLogan Ave SLogan Ave SScale: 1" = 40'-0"Scale: 1" = 40'-0"Scale: 1" = 80'-0"RHS PreApp | May 23, 2024Page 11 of 14W W W W WWWW W WWWWW////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////8" CI W8" CI W8" DI W8" CI W8" CI W6" CI W6" CI WW W W W W W W W
NEW 12" WATERNEW 12" WATERABANDON AND REMOVEEXISTING WATER MAINSABANDON ANDREMOVE EXISTINGWATER MAIN12" CI W12" CI W12" DI W8" DI W8" CI WNEW 12" WATERWWWWWWW10" DI W12" DI W12" DI W12" DI WCONNECTION TO EXIST 12"WCONNECTION TO EXIST 12"WCONNECTION TO EXIST 10"WCONNECTION TO EXIST 12"W12" DI W10" DI WABANDON ANDREMOVE EXISTINGWATER MAINAIRPORT WAY SLOGAN AVE SLAKE AVE SS 2ND STS TOBIN ST//////////////////////////////////////////////////6" CI WABANDON ANDREMOVE EXISTINGWATER MAIN4" DI W8" DI W12" CI W12" CI W8" CI W12" CI WS TOBIN ST8" CIWREPLACE SHORTSECTION OF 8" W WITH12" WCONCEPTUAL WATER MAIN EXTENSION LAYOUTBy: Abdoul Gafour - City of Renton Water Utility EngineeringMay 21, 2024
CTE
GEN ED/SPED
SHOPS BELOW
FLE
CTE
G
05/09/24RENTON HIGH SCHOOL | RENTON SCHOOL DISTRICT
TYPE IVB
TYPE IIIB
EXISTING TO BE
DEMOLISHED
(E) TYPE IIA
(E) FIRE
WALL
F
I
R
E
W
A
L
L
FIRE
WALL
EXISTING TO BE
DEMOLISHED
EXISTING TO BE
DEMOLISHED
Alternate +/- 6000
SF Lobby Expansion
A
B
C
Temporary
Condition
BUILDING TYPES DIAGRAM - NTS
RHS PreApp | May 23, 2024 Page 12 of 14
1datephaserevisionsdateproject5/2/2024 2:28:49 PMAutodesk Docs://23007 Renton HS/23007 Renton HS Bldg.rvt
RENTON HIGH SCHOOL
T 425.000.0000
RENTON SCHOOL DISTRICTPre-Application400 S. 2ND STREET, RENTON, WA 98057
2024-05-072230388NOT FOR
CONSTRUCT
ION 1200 6th Avenue, Suite 1620 Seattle, WA 98101206.267.2425TEL206.267.2429FAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEBT A C O M A SEATTLE SPOKANE TRI-CITIESEXISTING TREESGRAPHIC SCALE060120 FEET1" = 60 FEET30EXISTING TREES EXISTING TREE TO REMAIN - 21TREE PLANL2.00 EXISTING TREE THAT MIGHT REMAIN - 32 EXISTING TREE TO BE REMOVED - 97RHS PreApp | May 23, 2024Page 13 of 14
1RENTON SCHOOL DISTRICT | RENTO N HIGH SCHOOL MILESTONE SCHEDULE (UPDATED 5/9/2024)2030Today2024202520262027202820292030Feb 6 - Jul 5Schematic DesignJul 8 - Mar 7 Design Development
Mar 10 - Jun 1 Construction Documents
Jan 1 - Jul 1Properties Acquisition Feb 1 - Sep 1Land Use / Planning ReviewJul 15 - Oct 15FAA OE Review (Bldg)Mar 1 - Nov 1 SEPA - Demo of Acquired Properties OnlySep 1 - Sep 1PUDNov 1 - May 1SEPA - Demo of RHS Site OnlySep 1 - Sep 1Street VacationsOct 2 - Dec 31Final FAA OE Review (Crane)Jun 1 - Dec 31ConstructionJun 1 - Aug 7Building PermitJun 1 - Oct 30SEPA - New ConstructionJun 1 - Oct 16Civil Construction PermitJun 1 - Apr 2 Phase 1 Demo & Site
Apr 5 - Jun 29Phase 2 New BuildingJun 29 - Dec 31Phase 3 Existing Building & SiteRSD School Board Update
Apr 24City Pre-App MtgMay 23Archeology Monitoring NotificationJun 1Plan of Work Archeology SurveyJul 1FAA OE Submittal (Bldg)Jul 15Follow up to Tribal GroupsSep 1RSD School Board Update Sep 11Submit Tech Reports (Archeology & Built Env.) to DAHPOct 1RSD School Board Update
Mar 26
RSD School Board Update (TBD)Sep 1RSD School Board UpdateJan 5RSD School Board Update
Jul 1Bldg Permit ApprovalAug 10Final FAA OE Submittal (Crane)Oct 1RSD School Board UpdateMay 1RSD School Board UpdateJun 2Final CompletionDec 31RHS PreApp | May 23, 2024 Page 14 of 14