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MEMORANDUM
TO: Alex Morganroth
Principal Planner, City of Renton Planning Division
FROM: Alexandra V. Forin
Project Manager, Integrus Architecture
DATE: 8 November 2024
SUBJECT: Frontage Improvement Modification Request
Hazen High School Modernization
Integrus Project No. 22318.00
Project Background
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 with
exterior insulation at the majority of the building, and replacing select interior finishes. Total
estimated construction cost for this project is $70.3 million.
Frontage improvements are required per 4-6-060.C for both Hoquiam Ave NE to the east and NE
10th Street to the south. Duvall Ave NE to the west has recently been redeveloped, so no
improvements are required along the frontage to the west. The project design team met with the
City of Renton Planning Division on October 4, 2024 to discuss proposed frontage improvements
to determine a scope that would meet the spirit of the code and maximize benefit to the school
and greater community. A discussion of improvements at each right-of-way follows.
Frontage Improvements at Hoquiam Ave NE
A. Requirements per RMC 4-6-060.F.2:
Hoquiam Ave N is classified as a Collector Arterial while NE 10th Street is classified as a
Residential Access Street. Currently Hoquiam Ave N has a 60-feet right-of-way with (2)
two lanes of traffic northbound and southbound with parking allowed on the e ast side of
the street. The City of Renton code stipulates a required right-of-way width of 83-feet for
(2) two lanes of traffic, which would then require along the school frontage to have a 10-
ft travel lane, 5-ft bike lane, 8-feet wide parking lane, an 8-feet wide planter strip with
street trees, and 8-ft sidewalk. This would require the school district to dedicate
Memorandum
Integrus Project No. 22318.00
Page 2
8 November 2024
approximately 11.5-ft of ROW to construct these potential frontage improvements along
Hoquiam Ave N.
B. Modification Request:
The existing driveway curb cuts along Hoquiam Ave NE will be upgraded to meet current
City of Renton accessibility standards. The existing ADA ramp crossing on the south side
of intersection of Hoquiam Ave NE and 11th Court will be upgraded to have accessible
ramps upgraded to meet current City of Renton code; crosswalk shall also be replaced
with new thermoplastic striping; in addition, solar powered flashing beacon posts and
flasher will be installed on both sides of street at this crossing. The existing ADA ramp at
the NW corner of intersection of Hoquiam Ave NE and NE 10th Street will be updated to
meet City of Renton code.
Frontage Improvements at NE 10th Street
A. Requirements per RMC 4-6-060.F.2:
For NE 10th Street, the City of Renton code states two travel lanes for a Residential
Access Street for a total of 53-ft of right-of-way (ROW). Currently NE 10th Street provides
60-ft of ROW from roughly the intersection with Hoquiam Ave NE west to the cul -de-sac.
From the cul-de-sac west to the west property line of the Hazen High School campus
south of the football field, the ROW currently shrinks down to 30-ft. Along the school
frontage, a 10-ft travel lane, 6-ft parking lane (one side of street only), an 8-feet wide
planter strip with street trees, and 5-ft sidewalk. This would require the school district to
dedicate approximately 11.5-ft of ROW to construct these potential frontage
improvements along NE 10th Street, but only for the portion of ROW from the cul-de-sac
to the west property line along NE 10th Street.
B. Modification Request:
The existing driveway curb cuts along NE 10th Street will be upgraded to meet current
City of Renton accessibility standards. The existing ADA ramp at the NW corner of
intersection of Hoquiam Ave NE and NE 10th Street will be updated to meet City of
Renton code. The frontage along NE 10th Street from the cul-de-sac (where asphalt trail
starts) to the west property line south of the football field will be upgraded with 8-ft wide
planter strip with street trees and street lights, and also a 5-ft sidewalk that meet the
requirements for a Residential Access Street section per the City of Renton Municipal
Code Section 4-6-060(F.2), excluding curb, gutter, and street pavement section.
Next Steps
As discussed with the City of Renton, the project is in the process of obtaining additional survey
for the right-of-way from the Renton school district’s surveyor and for the Land Use and Civil
Construction Permit Submittals. The project will indicate notes of the above intended right-of-way
scope improvements, and upon receipt of the updated survey information, the project will revise
the plans accordingly and will submit plan revisions to the City of Renton for review.