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HomeMy WebLinkAboutD_SitePlanDecision_170410_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Site Plan REPORT.doc ADMINISTRATIVE SITE PLAN REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: April 27, 2011 Project Name: Lindbergh High School Site Improvements Owner: Renton School District No. 403, 7812 South 124th Street, Seattle, WA 98178 Applicant: Rick Stracke - Executive Director Facilities & Operations, 7812 South 124th Street, Seattle, WA 98178 Contact: Brad Medrud, AICP, AHBL, Inc., 2215 North 30th Street, Suite 300, Tacoma, WA 98403 File Number: LUA11-012, SA-A Project Manager: Vanessa Dolbee, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan Review for the re- design of Lindbergh High School parking and site circulation, including the relocation of the bus drop-off and pick-up. The proposal includes new parking lot landscaping, lighting, and improved emergency vehicle access. The project is intended to improve the safety and quality of the existing school facilities. No changes are proposed to the existing buildings and/or sports fields located on site. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and is approximately 37.25 acres in size. However, the area of work is limited to 5.37 acres of the 37.25 acre site. The site is located within a seismic hazard area and contains four category 3 wetlands. The applicant has proposed to retain 511 of the 577 trees on site. Project Location: 16426 128th Avenue SE Exist. Bldg. Area SF: 228,972 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): None None Site Area: 37.25 acres Total project area is 5.37 acres Total Building Area GSF: 228,972 RECEIVED 04/10/2017 mherrera PLANNING DIVISION City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 2 of 23 Site Plan REPORT.doc Project Location Map B. EXHIBITS Exhibit 1 Staff Report Exhibit 2 Neighborhood Map Exhibit 3 Conceptual Grading Plan, Sheet c3.01 Exhibit 4 Conceptual Drainage Control Plan, Sheet c4.01 Exhibit 5 Conceptual Drainage Control Plan, Sheet c4.06 Exhibit 6 Site Overview Plan, Sheet L1.0 Exhibit 7 Schematic Landscape Plan, Sheet L1.1 Exhibit 8 Schematic Landscape Plan, Sheet L1.2 Exhibit 9 Tree Cutting/Land Clearing Plan, Sheet L2.1 Exhibit 10 Three Cutting/Land Clearing Plan, Sheet L2.2 Exhibit 11 Site Plan, Sheet A1.01 Exhibit 12 Site Plan, Sheet A1.02 Exhibit 13 Site Details & Elevations, Sheet A1.11 Exhibit 14 Site Lighting Plan – New, Sheet E1.02 Exhibit 15 Engineering Report, TIR, Coughlin Porter Lundeen – dated 02/25/2011 Exhibit 16 Wetland Delineation and Fish and Wildlife Habitat Report, AHBL – dated September 2010/Revised February 2011 Exhibit 17 Technical Memorandum, Heffron Transportation, Inc. – dated 02/24/2011 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 3 of 23 Site Plan REPORT.doc C. GENERAL INFORMATION: 1. Owner(s) of Record: Renton School District No. 403, 7812 South 124th Street, Seattle, WA 98178 2. Zoning Designation: Residential 8 dwelling units per net acre (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: Lindbergh High School, Renton School District 5. Neighborhood Characteristics: a. North: Single family residential (King County R-6) b. East: Single family residential (King County R-6) c. South: A church, single family residential, and Renton Park Elementary (R-8 zone) and Forested land (RC zone) d. West: Single family residential (R-8 zone) 6. Proposed Orientation: 7. Access: Via 128th Avenue SE at three locations 8. Site Area: Total: 37.25 acres. Area impacted: 5.37 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/04 Zoning N/A 5349 02/26/2008 Annexation N/A 5327 03/1/2008 Variance for 70’ field lights LUA09-037 N/A 04/24/2009 E. PROJECT NARRATIVE: The applicant is requesting Site Plan Review for re-design of Lindbergh High School parking and site circulation. The subject site is located in the Residential Single Family (RSF) land use designation and is zoned Residential 8 dwelling units per net acre (R-8) and located at 16426 128th Avenue SE. The existing high school is comprised of three parcels (2823059004, 2823059042, and 2823059093) equaling 37.25 acres; however the area of impact by the proposed development would be limited to 5.37 acres of the overall site. In the R-8 zone, existing K-12 educational institutions are permitted. However, a Hearing Examiner Conditional Use Permit is required when changes in facilities exceed 10% of the development’s gross floor area. Based on the provided site plan the changes would not exceed the 10% threshold to trigger a Hearing Examiner Conditional Use Permit. The proposed renovations would not expand the uses at the subject site or change the way the site is being used today. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 4 of 23 Site Plan REPORT.doc The three parcels that make up Lindbergh High School are bordered by King County on the north and east and City of Renton to the south and west. The majority of the surrounding land uses are single- family residential homes, with the exception of a church, Renton Park Elementary, and an undeveloped parcel, all located to the south. The applicant has proposed a two phase development project. Phase one of the proposed project would start in June of 2011 with a completion schedule for the end of October. Phase two is expected to start in June of 2012 and be completed by October of 2012. Phase one and two would include the following work: Phase 1: • Lower Parking Lot (staff parking lot or north parking lot) and Bus – Relocate bus drop off and pick up to South Parking Lot except for special needs buses, maintain emergency vehicle pathway, and locate lighted bollard in front of sky-bridge to keep vehicles from driving through. • Faculty Parking Lot – Provide additional parking adjacent to existing parking facility, repave existing facility and re-stripe. • New East Side Parking and Emergency Vehicle Access – Provide additional faculty parking on east side of the school and enhance accessibility. Provide emergency vehicle access to east side of school and enhance building security. • Main School Site Entry North – Provide new left exiting turn lane along existing exit turn lane. • Landscaping – Provided additional/new landscaping in and around the lower parking lot. Phase 2: • South Parking Lot (student parking lot) – Relocate bus drop off and pick up, build a covered pedestrian waiting structure and covered walkway access, and repave the existing 210 – stall parking lot and restripe. • Landscaping – Provided additional/new landscaping in and around the south parking lot. The Renton School District was the lead agency that conducted Environmental Review, SEPA, for the proposed improvements. The School District issued a Determination of Non-Significance Mitigated on March 17, 2011 with 12 mitigation measures that addressed earth, air, water, noise, transportation, and historic and cultural preservation. The site is located in a seismic hazard area and contains four wetlands, in addition Molasses Creek is located to the east of the subject site approximately 300-feet away from the property line. The applicant submitted a Wetland Delineation and Fish and Wildlife Habitat Report, prepared by AHBL, dated September 2010. This report identifies the four wetlands on the subject site to be Palustrine scrub-shrub/emergent, seasonally flooded Category 3 wetlands. Category 3 wetlands require a 25- foot buffer. The proposed project does not impact any of the four wetlands or their buffers. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 5 of 23 Site Plan REPORT.doc The applicant also submitted a Technical Information Report (TIR) prepared by Coughlin Porter Lundeen, dated February 25, 2011. Pursuant to the TIR, under current conditions the subject site contains approximately 596,591 square feet of impervious area. After the proposed improvements the total impervious area for the site would be 647,321 square feet. Lindbergh High School was developed on a ridge resulting in two different drainage basins, identified as the South and North basins in the provided TIR. The TIR has identified that three detention systems would be installed to mitigate peak flows from the redeveloped area. These detention systems would comply with the 2009 King County Surface Water Design Manual (KCSWDM) as amended by the City of Renton. Within the North Basin a combined wet detention vault and 60-inch diameter detention pipe system would provide approximately 35,415 cubic feet of live storage and 27,675 cubic feet of water quality dead storage. Within the South Basin a combined wet detention vault located in the student parking area would provided approximately 79,000 cubic feet of live storage and 19,800 cubic feet of water quality dead storage. In addition, a 60-inch detention pipe system located at the southeast corner of the existing classroom building would provide another 5,104 cubic feet of live storage. The TIR concludes that the existing drainage conditions would not be altered as a result of this project and existing site discharge points in the northwest and southeast corners of the site would be maintained, the site would provided construction Stowrmwater BMP’s to meet the construction runoff standards; an erosion control plan would be provided with the site development permit submittal; water quality treatment would be provided by the dead storage in the combined wet detention vaults; and the dead storage would adequately treat all runoff for oil and any other naturally occurring pollutants. F. PUBLIC SERVICES: 1. Utilities a. Water: This site is not in the City of Renton water service boundary. The project site is located in the Soos Creek Water District service area. b. Sewer: The project site is located in the Soos Creek Sewer District service area. c. Surface/Storm Water: There is an existing onsite storm conveyance system. The storm drainage shall be updated to comply with the 2009 King County Surface Water Design Manual with the City of Renton Amendments. 2. Streets: 128th Avenue SE is currently improved with curb, gutter, and sidewalks. Street improvements to include curb, gutter, and sidewalk will be required to be restored if damaged. 3. Fire Protection: City of Renton Emergency Services. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 17, 2011, The Renton School District No. 403 issued a Determination of Non-Significance, Mitigated for the project. The DNS-M included 12 mitigation measures. To formally end the appeal period of the MDNS, the School Board approved a resolution at their April 13, 2011 meeting to establish an end date. The Notice of Action will be published and mailed to neighbors and agencies on Thursday, April 21 and April 28, 2011, with a 21-day appeal period ending May 19, 2011. Compliance with ERC Conditions City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 6 of 23 Site Plan REPORT.doc Based on an analysis of probable impacts from the proposal, The Renton School District No. 403 issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. As per the City of Renton Code, a Construction Stormwater Pollution Prevention Plan (CSWPPP) and Temporary Erosion and Sedimentation Control Plan (TESC) will be submitted to the City for review and implemented during the construction phases. 2. Mitigation measures, including Best Management Practices, will be implemented in accordance with theses plans before and during construction. 3. In addition, all work will be implemented consistent with the recommendation of the “Geologic Hazard and Preliminary and Geotechnical Engineering Report” prepared by Associated Earth Sciences in February 2010. 4. The applicant will water the ground as needed before and during the construction phases, including clearing and grading activities, to control dust particles. 5. Construction vehicles are expected to be equipped with factory-installed mufflers and spark arrestors that will control excessive emissions. 6. Materials stored on site (e.g. soil, fertilizer, and pesticides) will be enclosed and/or covered when not in use. The applicant will employ best management practices in the use and storage of these materials consistent with all applicable regulations. 7. As noted above, during construction phases, best management practices indentified in the TESC and CSWPPP will be implemented. 8. Stormwater design required as a part of site improvements will be based on the requirements of the City of Renton’s 2009 King County Surface Water Design Manual (KCSWDM), as amended by King County or the City of Renton. 9. Noise impacts associated with construction phases of the project will be limited in duration consistent with the City of Renton’s noise regulations. 10. To mitigate general noise impacts during the construction phases, measures such as using and regularly maintaining efficient mufflers and quieting devices on all construction equipment and vehicles will be taken. 11. The School District’s traffic engineering consultant will conduct a sight distance analysis for both left turns and right turns exiting the north entry, which is the proposed new existing left turn lane alongside the exiting left turn lane at the north site entry. 12. If culturally significant objects are found during site preparation work, the Washington State Office of Archaeology and Historic Preservation will be notified, and appropriate measures will be taken. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the appropriate recommendations have been incorporated into this report. G. CONSISTENCY WITH SITE DEVELOPMENT PLAN REVIEW CRITERIA The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 7 of 23 Site Plan REPORT.doc 1. Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the subject property is Residential Single Family (RSF). The Residential Single Family designation is intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single family living environments. Objective LU-JJ: Encourage re-investment and rehabilitation of existing housing and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets, 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. Policy Objective Met Not Met Staff Comment: The above objective and the other three policies of the RSF focus on single family residential development. Evaluating the subject improvements at the Lindbergh High School against existing residential policies is challenging. However, a school is a compatible use within residential areas, and the improvements of the existing high school’s emergency access, parking, circulation, and landscaping would not result in inconsistencies with the Comprehensive Plan’s Objectives and/or Policies. Therefore, the above Policy Objective has been met. Furthermore, The Comprehensive Plan contains policies on Public Facilities for the purposes of addressing the aspect of a public/quasi public use that is not addressed in the pertinent land use policies. The follow are Policy Objectives that address public facilities. Policy LU-76: Internal site circulation should be primarily pedestrian-oriented. Policy Objective Met Not Met Objective LU-S: Site and design municipal facilities to provide the most efficient and convenient service for people while minimizing adverse impacts on surrounding uses. Policy Objective Met Not Met Policy LU-102: Schools in residential neighborhoods should consider mitigating adverse impacts to the surrounding area in site planning and operations. Policy Objective Met Not Met Policy LU-108: Vehicular access to middle schools, senior high schools and other large scale facilities (e.g. bus maintenance shops, sports facilities) should be from arterial streets. Policy Objective Met Not Met 2. Conformance with existing land use regulations a. Use: The subject site is zoned Residential 8 dwelling units per net acre (R-8). The purpose of the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 8 of 23 Site Plan REPORT.doc compatible with and support a high-quality residential environment and add to a sense of community. b. Development Standards: As demonstrated in the table below the proposal complies with the development standards outlined in Title IV of the Renton Municipal Code if all conditions of approval are met. Standard Requirement Compliant Comments: Building Coverage 35% or 2,500 sq. ft., whichever is greater. N/A No changes proposed Impervious Surface Area 75% Yes Impervious Surface Area is 40% of the site. Setbacks None Front Yard 15 ft. Yes Side Yard [along a street] N/A Side Yard 5 ft. Yes Rear Yard 20 ft. Yes 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. Such landscaping shall include a mixture of trees, shrubs, and groundcover. Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight- obscuring landscaped visual barrier, is required along common Partial complies The applicant provided a conceptual landscape plan with the application. This plan includes new landscaping within the parking areas. However, the applicant does not propose to disturb the existing landscaping along the street frontages or most of the landscaping along common property lines. Existing conditions along street frontages included landscaped areas that vary in width from 60-feet to 150-feet. These areas mainly consist of grass ground cover but also included trees and shrubs. Along common property lines landscaping currently exists in the form of native vegetation along the east and south properly line. Along the north property line much of the border of the site consists of native vegetation including mature trees, with the exception of the area near the north City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 9 of 23 Site Plan REPORT.doc property lines. Street Trees: Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Department of Community and Economic Development Administrator or designee. parking lot. There is a small section of common property line that currently does not contain landscaping and is immediately adjacent to the existing parking area. The applicant has proposed to provided both a 10-foot wide fully sight-obscuring landscape visual barrier and a 15-foot wide partially sight obscuring landscape visual barrier along this common property line. This landscaping would screen the proposed expanded parking lot from the existing single-family homes that borders the site. The site is located along a collector arterial street, which would required an 8-foot landscape strip behind the curb. However, the subject sites frontage was developed prior to the improvements proposed as a part of the subject project. Therefore, upgrading the existing frontage is not required per the subject permit however; the installation of street trees behind the curb where there is insufficient room within the public right of way is required per code. The applicant has not proposed to install street trees along 128th Avenue SE, as such staff recommends as a condition of approval that the applicant submit a detailed landscape plan that complies with the requirements of RMC 4-8-120 and provide for street trees behind the sidewalk. Parking lot landscaping Interior Parking Lot Landscaping: 35 sf/parking space Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be Yes The applicant provided a conceptual landscape plan with the application. Based on the proposed circulation improvements the parking lot would have a total of 344 parking stalls, resulting in the requirement to have 12,040 square feet of interior parking lot landscaping. The provided City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 10 of 23 Site Plan REPORT.doc dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from conceptual landscape plan proposes 22,954 square feet of interior parking lot landscaping, 66 parking lot trees, and 856 parking lot shrubs. Based on the proposed 22,954 square feet of parking lot landscaping 1,148 shrubs would be required in the parking lot. However, if the applicant only provided the minimum amount of landscaping required (12,040 square feet) 835 shrubs would be required, which is what is proposed. The applicant has exceeded the minimum amount of landscaping requirements and therefore has requested that the excess amount of landscaped area be landscaped with lawn ground cover instead of shrubs. The School District has indicated that lawn ground cover reduces their maintenance costs. The additional landscaped area is consistent to the intent of the Landscape regulations and therefore staff recommends approval of the excess landscape areas to be landscaped with lawn. The subject site is designed in a campus setting. The parking areas are spread throughout the developed site, resulting in a mix of parking areas and perimeter landscaping. A portion of the north parking lot is near existing single family residential development. The applicant has proposed to landscape the perimeter of the north parking lot adjacent to the existing single family residential development with both partially and fully sight obscuring landscaping. The remainder of the perimeter parking areas are not proposed to have formal perimeter landscaping. Many of the areas surrounding the parking lot consists of native vegetation, pedestrian walkways, developed sports fields, and bus drop off and City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 11 of 23 Site Plan REPORT.doc the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. pick up. The installation of perimeter parking lot landscaping in these areas would result in a conflict with the schools operating functions. Furthermore, much of the perimeter of the area is outside the scope of the proposed improvements. Height 30 ft. maximum N/A Parking/ Circulation Parking Stalls: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. A parking stall shall be a minimum of nine feet (9') in width measured Yes The proposed parking plan complies with the parking stall size, aisle width and ADA requirements. The required number of stalls is based on the number of students plus the number of employees and bus parking if needed. The Lindbergh High School does not store buses at this location; therefore bus parking is not required. Currently the school has 1,260 students and 110 employees, resulting in a requirement for 236 parking stalls. This number represents the minimum and the City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 12 of 23 Site Plan REPORT.doc from a right angle to the stall sides. Compact Stalls: Each stall shall be eight and one-half feet in width and sixteen feet in length (8-1/2' x 16'). Compact parking spaces shall not account for more than thirty percent (30%). Accessible Stalls: 8 Accessible parking shall be provided. Aisle Width Standards: The minimum width of the aisle shall be twenty four feet (24') for 90 degree head in parking. The minimum width of the aisle shall be eighteen feet (18') for parallel parking. Number of Parking Spaces Required: For Senior High Schools a minimum and maximum of 1 per employee plus 1 space for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. maximum number of parking stalls required by Renton Municipal Code. However, the subject site currently has 344 parking stalls and the proposed project would result in the same number of parking stalls that currently exist at the subject site. Because the proposed site improvements do not increase the degree of non-conformity staff recommends approval of the 344 proposed parking stalls. Bicycle Parking The number of bicycle parking spaces shall be ten percent (10%) of the number of required off- No The applicant did not propose to provide bicycle parking. As such, staff recommends as a condition of approval that bicycle parking be City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 13 of 23 Site Plan REPORT.doc street parking spaces. Spaces. i. Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame. The user shall be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle racks shall be installed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; and ii. 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'). A maneuvering area of five feet (5') shall separate rows of bicycle parking spaces. Where the bicycle parking is adjacent to the sidewalk, only the maneuvering area may extend into the right-of- way; and iii. Areas set aside for bicycle parking shall be clearly marked and provided in compliance with RMC 4- 4-080F.11.a. A new site plan shall be submitted at building permit review that depicts the location, dimensions, and type of bicycle parking facilities to be developed. The proposed bicycle parking plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 14 of 23 Site Plan REPORT.doc reserved for bicycle parking only; and iv. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be located so as to not conflict with vehicle vision clearance standards; and v. 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; and vi. Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with the design of the street furniture when it is provided; and vii. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage; and viii. Bicycle parking shall be at least as well lit as vehicle parking for security Refuse/ Outdoor refuse and recyclables deposit Partially Complies The proposed development would not increase the size of the existing City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 15 of 23 Site Plan REPORT.doc Recycling areas and collection points shall not be located in any required setback or landscape areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a property zoned RC, R-1, R-4, R-8, R-10, R-14, or RM. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. 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) buildings and/or facilities located at the subject site; therefore the size requirements of the Refuse and Recycling standards are not applicable to the subject application. However, as a result of the circulation improvements the exiting location for refuse and recycling is proposed to be relocated. The relocation of the facility triggers the screening requirements for this facility. The applicant has proposed to screen the refuse and recycling area with a minimum of a 6-foot high concrete wall and landscaping. However, the north side of the facility is not proposed to be screened. As such, staff recommends as a condition of approval that a 6-foot tall fence with at least a 12-foot wide opening shall be provided on the north side of the new refuse and recycling facility. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 16 of 23 Site Plan REPORT.doc 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. Lighting No use or activity shall cause light trespass beyond the boundaries of the property lines. Yes None Tree Retention Thirty percent (30%) of the trees shall be retained in a residential or institutional development Yes None 3. Mitigation of impacts to surrounding properties and uses City staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. The Lindbergh High School has been located at the subject site for many years and the proposed parking lot improvements would not change the intensity of the building and/or use at the subject site. The proposed project improves landscape screening, especially for the property owners to the north and would improve drainage at the subject site, resulting in a positive impact to the surrounding properties and uses. 4. Mitigation of impacts of the proposed site plan to the site The scale of the buildings and the intensity of the use would not be changing as a part of the subject permit. The applicant has proposed new parking, landscaping, ADA access, and improved emergency access to the existing school facility. Under current conditions the existing staff parking has been proven to be inadequate for the existing facility. Many employees park along the road in un-designated parking areas. Furthermore, the ADA access and emergency access to the existing buildings could be improved. The proposed changes would improve the parking problem located in the staff parking lot by increasing the number of spaces available to staff, improve ADA access to the existing school facilities, and improve emergency access. Moreover the subject development would improve the current site design at Lindbergh High School. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 17 of 23 Site Plan REPORT.doc Furthermore, the addition of new landscaping throughout the site would increase the screening for the residential properties to the north and soften the student parking lot. Four Category 3 wetlands were identified on the site. The proposed project does not impact any of the four wetlands or their buffers. However, the existing development on site currently encroaches on the buffers of three of the four wetlands. The Pool building and the track and field area both encroach on the wetland buffers. Wetland A, which is located near the pool building, is within the closest proximity to the proposed site improvements. To ensure there are no impacts to this wetland and its buffer, staff recommends a condition of approval that temporary construction fencing be placed around the west side of Wetland A along the 25-foot buffer. This fencing shall be installed prior to the beginning of construction on Phase 2 of the project and shall remain in place until project completion. 5. Review of Circulation and Access The subject site is accessed off of 128th Avenue SE at three locations. The southern two access points provide ingress and egress for the student parking lot (south lot). The northern most access point provides ingress and egress to the staff and visitor parking area (north lot). The proposed improvements would relocate the student bus drop off to the student parking lot, however the small bus drop off would remain in the north parking lot. The applicant has indicated that relocating the large bus drop off to the student parking lot would improve the onsite traffic flow in the north parking area. In addition, the applicant has proposed to add a designated left hand turn lane for exiting the north parking lot. During SEPA review, sight distance concerns were raised about the new designated turn lane. As such, the applicant submitted a Technical Memorandum prepared by Heffron Transportation, Inc. (Heffron) dated February 24, 2011, which evaluated the sight distances at the north access. The sight distance to the south and north were measured at 315 feet and 235 feet respectively. The American Association of State Highways and Transportation Officials (AASHTO) recommended stopping sight distance for a 25 mph roadway is 155 feet. As such the exiting access driveway provided more than the minimum stopping sight distance in both directions. The AASHTO recommended intersection sight distance for left turns onto a 25 mph roadway is 280 feet and for right turns is 240 feet. The sight distance to the south is adequate for turns in both directions; however the sight distance to the north is less than the 280 feet of recommended sight distance. Heffron concluded that the all-way-stop located just north of the egress point would reduce the speed of vehicles to 15 – 20 mph resulting in a 170 – 225 sight distance recommendation. As such, the existing driveway would provide adequate intersection sight distance to the north, and the slight widening of the driveway is not expected to alter Heffron’s sight distance findings. 6. Review of Signage Not applicable, the applicant has not proposed any changes to the existing signage at the subject site. 7. Conservation of area-wide property values The proposal is expected to result in no change to property values in the vicinity of the site, because the proposal only includes minimal site improvements. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 18 of 23 Site Plan REPORT.doc 8. Safety and efficiency of vehicle and pedestrian circulation The applicant has proposed to add ADA accessible pedestrian paths that would connect the new north parking lot areas to the existing school facilities. Furthermore, new lighted bollards are proposed near the small bus drop off area increasing safety to pedestrians in this area. All existing sidewalks and pathways would be maintained throughout the site preserving the existing pedestrian circulation system. In addition to vehicular transportation to the High School, many students and/or employees may ride bikes to the school. Under current conditions 128th Avenue does not have designated bike lanes and Lindbergh High School does not have designated bike parking located at the site. Pursuant to Renton’s bicycle parking standards, bicycle parking shall be installed at the subject site. The City of Renton Trails and Bicycles Master Plan identifies 128th Avenue SE as a signed shared roadway. The signed shared roadway does not require the addition of a striped bike lane however does require the subject street to be signed as a shared roadway. The additional signage would increase the safety and efficiency of bicycle travel to and from Lindbergh High School. The applicant has not proposed to provide shared roadway signage as a part of the subject development, therefore staff recommends as a condition of approval that shared roadway signage shall be installed per the City of Renton Transportation Department standards. Moreover, the proposed AAD accessible pedestrian paths, increased emergency access, and improved vehicle circulation would increase the safety and efficiency of the pedestrian and vehicle circulation at the subject site. Furthermore, with the addition of bicycle parking and a signed shared roadway, increased safety and efficiency of bicycle circulation could be accomplished. See analysis under criterion 5. (Review of Circulation and Access) above for further analysis of vehicle circulation 9. Mitigation of noise, odors and other harmful or unhealthy conditions Based on the provided plans the site improvements would maintain the same amount of access to light and air as under current conditions. There are no changes to the existing school facility proposed. All parking lot areas have sufficient access to light and air. The proposed water quality treatment system would improve water quality within the site and for the surrounding neighborhood, as it would treat pollutants created from the parking areas. Under current conditions the site does not have water quality treatment facilities. It is anticipated that the most significant noise, odor and other potentially harmful impacts would occur during the construction phase of the project. A Construction Mitigation Plan that would provide measures to reduce construction impacts such as noise, control of dust, and traffic controls was provided with the project submittal. 10. Availability of public services and facilities to accommodate the proposed use The development currently exists at the subject site and currently uses City services and Soos Creek Water District services. The proposed site improvements would not expand Lindbergh High School’s need for public services. Under current conditions the school has water, sanitary sewer, and storm system services. The storm system would be upgraded as a part of the subject project. Currently, 128th Avenue SE has existing street frontage improvements included curb, gutter, and sidewalk. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 19 of 23 Site Plan REPORT.doc 11. Prevention of neighborhood deterioration and blight The proposal is not expected to cause neighborhood deterioration and/or blight. Coordinated site improvements including landscaping, ADA access, emergency access, and vehicle and pedestrian circulation would be included as part of the proposed project. H. FINDINGS Having reviewed the written record in the matter, the City now enters the following: 1. Request: The applicant has requested Site Plan Review for the site improvements at Lindbergh High School, located at 16426 128th Avenue SE. 2. Environmental Review: The Renton School District No. 403 was lead agency under the State Environmental Policy Act (SEPA). 3. Site Plan Review: The applicant’s Site Plan Review application complies with the requirements for information necessary for site plan review. The applicant’s plans are entered as Exhibits No. 2-13. 4. Comprehensive Plan: The subject proposal is designated Residential Single Family (RSF) in the Comprehensive Plan. 5. Zoning: The Site zoned Residential 8 dwelling units per acre (R-8). 6. Existing Land Use: The site is currently developed with Lindbergh High School. The proposed renovation would not change the use currently located at the subject site. I. CONCLUSIONS 1. The subject project complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval contained in this Report and Decision are complied with. 2. The subject project complies with the Comprehensive Plan designation of Residential Single Family (RSF), and the zoning designation of Residential 8 dwelling units per acre (R-8). 3. The Renton School District No. 403 has reviewed the proposal and issued a Determination of Non-Significance Mitigated on March 17, 2011 and imposed 12 mitigation measures. J. DECISION The proposed site plan for Lindbergh High School Site Improvements, File No. LUA11-012, SA-A is approved and is subject to the following conditions: 1. Temporary construction fencing shall be placed around the west side of Wetland A along the 25-foot buffer. This fencing shall be installed prior to the beginning of construction on Phase 2 of the project and shall remain in place until project completion. 2. The applicant shall submit a detailed landscape plan and irrigation plan that complies with the requirements of RMC 4-8-120 and provides for street trees behind the sidewalk. The detailed landscape plan shall be submitted and approved by the Current Planning Project Manager prior to Building Permit approval. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 20 of 23 Site Plan REPORT.doc 3. Bicycle parking shall be provided in compliance with RMC 4-4-080F.11.a. A new site plan shall be submitted at building permit review that depicts the location, dimensions, and type of bicycle parking facilities to be developed, the proposed bicycle parking plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 4. A 6-foot tall screening fence with at least a 12-foot wide opening shall be provided on the north side of the new refuse and recycling facility. A detail of the proposed screening fence shall be submitted for approval by the Current Planning Project Manager, prior to building permit issuance. 5. Shared roadway signage shall be installed per the City of Renton Transportation Department standards. Shared roadway signage locations and installation shall be shown in the building permit plan set and specifications shall be approved by the City of Renton Transportation Department. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C.E. “Chip” Vincent, Planning Director Planning Division Date TRANSMITTED this 25th day of April 2011 to the Contact/Applicant/Owner: Contact: Applicant/Owner: Brad Medrud, AICP AHBL. Inc. 2215 North 30th Street, Suite 300 Tacoma, WA 98403 Renton School District No. 403 Rick Stracke – Executive Director Facilities & Operations 7812 South 124th Street Seattle, WA 98178 TRANSMITTED this 25th day of April 2011 to the Parties of Record: Vicki Maddy 16713 128th Avenue SE Renton, WA 98058 TRANSMITTED this 25th day of April 2011 to the following: Larry Meckling, Building Official Jennifer Henning, Current Planning Kayren Kittrick, Development Services Jan Conklin, Development Services Fire Marshal Renton Reporter City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 21 of 23 Site Plan REPORT.doc J. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The Administrative Site Development Plan Review decision will become final if the decision is not appealed within 14 days of the decision date. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on May 11, 2011. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall - 7th Floor, (425) 430-6510. . RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify its decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200L.2. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 22 of 23 Site Plan REPORT.doc ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review – Water & Sewer: 1. The applicant shall apply for a Certificate of Water Availability from Soos Creek Water District to confirm that the district can provide the required fire flow rate for the development as required by Renton code 2. The applicant needs to contact the Soos Creek Sanitary Sewer District for availability, fees, plan review and permits. Plan Review – Storm Drainage: 1. A storm drainage report and conceptual drainage plan was submitted with the formal application. The storm drainage shall be designed in accordance with the City of Renton Amendments to the 2009 King County Surface Water Drainage Manual. The civil engineer will look in the Manual under Section 1.2.3.1 Area-Specific Flow Control Facility Requirement. This site is located, per the Flow Control Application Map, in the Flow Control Duration Standard (Forested Conditions). 2. The conceptual drainage report submitted addressed Core Requirement #2: Offsite Analysis, and did a Level 1 downstream analysis; please note that the project will probably trigger the submittal of a Level 2 downstream analysis. 3. The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review – Street Improvements: 1. The civil engineering plans need to include the design of all driveway approaches, including dimensions & the standard City of Renton detail. Since the driveways are private driveway and channelization (striping City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision LINDBERGH HIGH SCHOOL SITE IMPROVEMENTS LUA11-012, SA-A Report of April 27, 2011 Page 23 of 23 Site Plan REPORT.doc and pavement markings), the School District proposes creating separate right turn and left turn only lanes. Staff recommends that the School District have a traffic engineering consultant conduct a sight distance analysis for both left turns and right turns exiting the driveway in question. Staff will review the results of the sight distance analysis once the project is submitted for formal application. 2. Street improvements to include curb, gutter, and sidewalk will be required to be restored if damaged. 3. Traffic Mitigation fees are not triggered as proposed. Plan Review – General Comments: 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two (2) of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.