HomeMy WebLinkAboutPN_Project_Narrative_241007_v1.pdf
MEMORANDUM
TO: Alex Morganroth
Principal Planner, City of Renton Planning Division
FROM: Alexandra V. Forin
Project Manager, Integrus Architecture
DATE: 7 October 2024
SUBJECT: Project Narrative
Hazen High School Modernization
Integrus Project No. 22318.00
Project Introduction and Public Benefit
The Hazen High School Modernization project offers significant public benefits that
extend beyond the immediate upgrades to the school’s facilities. A key outcome of the
project is the enhancement of safety and security for students and staff. The project
includes critical seismic upgrades to safeguard the school community in the event of an
earthquake. Additionally, the new secure entry vestibule and security system
enhancements will increase safety on the campus by controlling access to the school.
Another benefit of the project is a focus on sustainability. The installation of a ground
source system will significantly reduce the school’s energy consumption and reliance on
fossil fuels. The replacement of the athletic fields with synthetic turf will decrease water
use for irrigation and eliminate the need for chemical treatments, contributing to a lower
environmental impact while ensuring the fields are available year-round.
The modernization efforts will directly benefit the educational environment by upgrading
essential learning spaces such as science classrooms, the Library, and the student
Commons. These improvements will create modern, technology-equipped spaces that
enhance student engagement and improve learning outcomes.
By upgrading the athletic fields, the project will offer an improved space for school
athletes and the Renton community at large. The new synthetic turf allows for extended
use throughout the year, supporting community wellness through increased
opportunities for physical activity.
Finally, the project includes essential long-term infrastructure upgrades that will benefit
both the school and the surrounding community. By modernizing the HVAC system, roof,
and electrical infrastructure, the project will reduce future operational costs , providing
savings that can be redirected to other community needs. ADA access will be improved at
the crosswalks along Hoquiam Ave NE and pedestrian safety increased by adding a
beacon at the main crosswalk at NE 11th Court and by improving pedestrian access
707 SW WASHINGTON ST
SUITE 1200
PORTLAND, OR 97205
503.221.0150 | OFFICE
503.295.0840 | FAX
117 S MAIN ST
SUITE 100
SEATTLE, WA 98104
206.628.3137 | OFFICE
206.628.3138 | FAX
10 S CEDAR ST
SPOKANE, WA 99201
PO BOX 1482 (99210)
509.838.8681 | OFFICE
509.838.2194 | FAX
Memorandum
Integrus Project No. 22318.00
Page 2
7 October 2024
connecting to NE 10th Street at the west end of the school. These improvements ensure
that Hazen High School remains a valuable and resilient asset to the Renton community
for years to come.
Narrative Information requested by City
A. Project name, size, location of site:
This project is Hazen High School Modernization. The school is located on a 1,435,329
square foot site at 1101 Hoquiam Ave NE in Renton, Washington.
B. Zoning designation of site and adjacent properties:
The Hazen High School complex consists of eight parcels designated Residential Medium
Density (R8) and one parcel designated Residential High Density (RM-F) which are
bordered by Commercial & Mixed Use (CA) & Residential Medium Density (R8) zones to
the north, Residential Medium Density (R8) to the east and south, and Residential
Medium & High Density (R8 & R10) to the west. There is a parcel owned by a church
within the Hazen High School complex.
C. Current use of the site & existing improvements:
The site includes approximately 327,395 square feet of educational facilities surrounded
by parking areas and athletic fields.
D. Special site features (wetlands, steep slopes):
City of Renton regulated slopes (15-40%) are located in isolated areas bordering the
athletic fields. Some of these appear to be stormwater drainage facilities. No other
critical areas are located on or directly adjacent to the site. There is an existing wetland
adjacent to a single family development SW of the site. It appears to be a constructed
wetland and serves as a surface water stormwater drainage facility. Honey Creek with
associated wetlands is adjacent to single family developments east of the site.
E. Soil type and drainage conditions:
Exploration borings taken at the site generally indicate 5-7’ of existing fill over native
soils. These native soils include Vashon ice-contact sediments, Vashon lodgement till,
Vashon advance outwash (lacustrine) and/or pre-Fraser sediments.
F. Proposed use of property and scope of proposed development (height, square footage,
lot coverage, parking, access):
The property has one and two-story structures used as a public high school. The
proposed project scope is a building systems modernization and seismic upgrade with a
ground source system installation and associated athletic field replacement. The project
includes replacing the existing HVAC system, converting the existing water heating
system, remodeling the existing science classrooms, Library, and student Commons,
conducting voluntary seismic upgrades throughout the building, improving security via a
new entry vestibule, reroofing and adding exterior insulation to the majority of the
building, and replacing select interior finishes.
The entry vestibule is the only new building area proposed. No changes in building
height are proposed. The proposed vestibule is approximately 400 square feet. The final
lot coverage will be 16.3% (50% allowed). This project does not increase the capacity of
the school or proposed changes to site access.
Memorandum
Integrus Project No. 22318.00
Page 3
7 October 2024
G. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main):
All work proposed is located on the site. The majority of the work is within the existing
building. This project does not increase the capacity of the school or increase demand on
existing infrastructure.
H. Total estimated construction cost and estimated fair market value of the proposed
project:
$70.3 million estimated total construction cost.
I. Estimated quantities and type of materials involved if any fill or excavation is proposed :
Preliminary estimates of required excavation are 10,375 cubic yards, including
approximately 4,000 cubic yards for field excavation and 6,248 cubic yards for excavation
of detention systems required for fields. Preliminary estimates of required fill are 1,977
cubic yards, including approximately 1,565 cubic yards for backfill of detention systems
required for fields.
J. Number, size, type of trees to be removed:
The minimum possible number of trees are to be removed for this project. Please refer
to Tree Retention/Land Clearing Plan for a complete analysis of project tree impacts.
To facilitate wayfinding at the primary entry, the following tree will be removed:
• Alaska cedar (Callitropsis nootkatensis) 14.6” DBH
• All other trees at the entry will be protected
To enable the installation of a new acid/waste sewer line supporting the science
program, the following trees will be removed:
• Quaking aspen (Populus tremuloides) 6.3” DBH
• Two other non-significant trees (under 6” DBH)
• Other trees in this area will be protected (4.5-7.4” DBH)
To connect the synthetic field stormwater system to stormwater infrastructure in Duvall
Ave, the following trees will be removed:
• Douglas fir (Pseudotsuga menziesii) 22.3” DBH
• Douglas fir (Pseudotsuga menziesii) 19.8” DBH
• Douglas fir (Pseudotsuga menziesii) 15.7” DBH
• Other trees in this area will be protected
K. Explanation of any land to be dedicated to the city:
N/A
L. Shoreline applications:
N/A
M. Subdivision applications:
N/A
Supplemental Information
A. Frontage improvements threshold
Frontage improvements are not required for the modernization portion of this project: 4-
6-060.D exceptions 1 and 2 are applicable to this project. The majority of the building
improvements are interior. The portion of new construction is limited to an entry
vestibule with an estimated construction cost below $175,000.
Memorandum
Integrus Project No. 22318.00
Page 4
7 October 2024
However, the city has indicated that the synthetic fields trigger frontage improvements.
The city noted that the existing street frontage along Hoquiam Ave already includes
mature trees and has agreed that targeted ADA improvements and crossing upgrades
along Hoquiam Ave and upgrades to a portion of NE 10th Street would better serve the
school and community. The following frontage upgrades are being explored:
• Upgrade existing curb ramps to be ADA-compliant curb at Hoquiam Ave NE &
NE 11th Court, both sides of street along crosswalk
• Upgrade existing curb ramps to be ADA-compliant curb at Hoquiam Ave NE &
NE 10th Street, both sides of street along crosswalk
• Add signal beacon at NE 11th Court crosswalk
• Upgrade existing curb cuts to be ADA-compliant along Hoquiam Ave NE
frontage
• Upgrade NE 10th Street ROW to meet street section standards, including
sidewalk, planting strip (if feasible), lighting; portion between Field Ave NE and
west edge of property
B. Fire hydrants & street width
This project does not increase capacity of the school or demand on existing
infrastructure. The primary access to the school is from Hoquiam Ave NE, a two-lane
collector street with a 60’ ROW width along Hazen High School frontage and sidewalks
and mature trees, both sides of the street.
C. Vehicle and Bicycle Parking
This project does not increase capacity of the school or demand for vehicle and bicycle
parking. No additional parking stalls are proposed.
D. Landscaping
The landscape planting scope entails remediation of disturbed site areas for utility
installation. Aside from the replacement of two athletic fields with synthetic surfacing,
the project has limited other site interventions. The athletic fields support and increase
active recreation opportunities for users of the site.
E. Refuse
This project does not increase capacity of the school or add to their current trash and
recycling storage needs. No changes to the existing refuse storage area are proposed.
F. Mechanical screening strategy
New rooftop mechanical equipment is proposed as part of this project. Two strategies
are employed for screening of this equipment from the public: an equipment screen and
building modulation (see Figure 1 below taken from sheet A201). New equipment
screening is provided to obscure equipment at the front of the building from the sight
lines of pedestrians and neighbors. Modulation in the building height itself provides
screening for equipment further back on the roof of the building.
Figure 1: Mechanical Screening Strategy
Memorandum
Integrus Project No. 22318.00
Page 5
7 October 2024
G. Neighborhood Meeting/Public Outreach/Public Hearing
A neighborhood meeting is not required per 4-8-090.A.2. exemption e, for the
construction or alteration of public facilities. Public outreach signage is not required per
4-8-090.B.2 exemption d, for the construction or alteration of public facilities. A public
hearing is not required for this Site Plan Review per 4-9-200.D.2 because the large
project scale criteria are not applicable, and the project is a public facility (not
commercial or industrial).
H. Non-Conforming Site Development Standards
This is triggered when remodels or other alterations exceed 100% of appraised value.
Proportional Compliance is triggered when remodels or other alterations exceed 30% of
appraised value. Improvements for fire, life safety, accessibility, and mechanical
equipment do not contribute towards these thresholds.
Insurance replacement value: $405/sf x 327,395 sf = $132,594,975
Total estimated construction cost: $70.3M
Estimated construction cost excluding life safety & systems upgrades: $20.2M
The majority of the construction cost is associated with fire, life safety, and mechanical
improvements. Mechanical improvements include a ground source system, HVAC
equipment and ductwork, electrical upgrades required to support the HVAC system
upgrades, and ancillary work required to install the HVAC system and restore the space
to its previous condition. Life safety upgrades include: voluntary seismic upgrades, entry
vestibule and security system upgrades, and fire sprinkler system modifications
associated with required mechanical system upgrades.
Non-life safety or systems upgrades include: new synthetic fields with lighting,
renovation of the Library, Commons, Science classrooms, and music support spaces,
new bleachers, and reroofing. The approximate estimated cost of these combined
improvements is $20,192,000.
The projected construction duration is March 2025 – December 2028 or 3.75 years.
Year 1: Library remodel, partial reroofing, baseball field
Year 2: Commons remodel, partial reroofing
Year 3: Science remodel, partial reroofing, softball field
Year 4: Bleachers replaced, music support remodel, partial reroofing
Because these improvements do not exceed 30% of appraised value of the structure and
will occur over a longer than 3 year period, proportional compliance is not required.
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