HomeMy WebLinkAboutEx12_Advisory Notes.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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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
action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
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. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for
adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or
your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See attached Memo dated December 3rd, 2025
Renton Police Department:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov
1. See attached Memo
ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 3, 2024
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Hazen High School Modernization
1101 Hoquiam Ave NE APN: 102305-9057, 102305-9072,
102305-9084, 102305-9094, 102305-9201, 102305-9277,
102305-9278, 102305-9292, 516970-0073
LUA24-000349
I have reviewed for the Hazen High School Modernization project located at 1101 Hoquiam Ave NE parcel(s) 102305-
9057, 102305-9072, 102305-9084, 102305-9094, 102305-9201, 102305-9277, 102305-9278, 102305-9292 and
516970-0073. The following comments are based on the land-use application submittal made to the City of Renton
by the applicant.
EXISTING CONDITIONS
The site is approximately 33.3 acres in size (comprised of 9 parcels) and is rectangular in shape with multiple lots
facing Hoquiam Ave NE between NE 10th and NE 12th Streets to the east, two lots bordering NE 10th St to the south,
and one lot facing Duvall Ave NE to the west. The site also borders to the north single-family residences and the
City-owned water tower property. The site is currently comprised of Hazen High School which contains the large
high school building, multiple out-buildings, parking lots, tennis courts, and sports fields. The site is generally flat
and slopes from east to west except at the west and southwest property boundaries where the slope increases in
wooded areas towards Duvall and NE 10th. The site contains a private onsite conveyance system draining that drains
to multiple outlets that connect into the public conveyance systems located in Duvall Ave NE, NE 10th St, NE 12th St.
and Hoquiam Ave NE.
WATER
1. The subject development is within the City of Renton’s water service area and in the Highlands 565-pressure
zone. There are existing water mains on and in the vicinity of the site:
• There is an is an existing 10” water main that runs east/west just south of the site’s northern property
line in NE 12th St, which is an unimproved gravel access road for adjacent properties and the City’s
water tower (see water plan no. W-285101). The existing water main loops around the high school to
provide fire flow and supply the nearby hydrants that can deliver a maximum flowrate of 2,500-3,000
gallons per minute (gmp) with a static water pressure ranging from 40 -45 psi. It continues north to
the water tower property north of the site and west to the City’s distribution system in Duvall Ave NE.
2. The site is located outside of the City’s wellhead protection areas.
SEWER
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1. The subject development is located in the City of Renton sewer service area. There are existing sewer mains
on and in the vicinity of the site:
• There is an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 12th
St adjacent to the site’s northeast corner (see sewer plan no. S-368101)..
• There an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE
11th Ct adjacent to the site’s east property line (see sewer plan no. S-368101).
• There is an existing 8” PVC sewer that flows north to south at the site’s southeast corner and turns
flowing west along the entire length of NE 10 th Street before connecting into the sewer main system
in Duvall Ave NE (see sewer plan no. S-284204).
• City records indicate that the site contains a private 8” vitrified clay sanitary sewer main that flows
from the north to south and connects into the City’s system at a manhole located at the intersection
of NE 10th St and Field Ave NE.
STORM
1. The site contains only minor steep slope hazard areas. The site topography is bisected at a high point near
the middle of high school with the north half generally sloping to the north and collected by onsite
conveyance and the south half generally sloping to the south and collected by the onsite conveyance
system. City records show that the majority of the site is collected and conveyed to the southwest through
a series of private stormwater facilities which ultimately discharge into the public storm drainage system in
NE 10th St. A portion of the northeast school parking lot is collected and conveyed via private storm drainage
system that flows north in Hoquiam Ave NE. A portion of the southeast school parking lot, ball fields and
tennis courts is collected and routed into the conveyance system in Hoquiam Ave Ne that runs north to south
(see City stormwater plan no. R-28510C). City records indicate three discharge points from the site with one
discharge at the site’s northeast corner, another at the site’s east property line close to the site’s southeast
corner, and the other at the site’s southwest corner.
TRANSPORTATION
1. The proposed development fronts Duvall Ave NE to the west, Hoquiam Ave NE to the east, and NE 10th St to
the south.
• Duvall Ave NE is classified as a principal arterial with an existing right-of-way (ROW) width of 83 feet
and contains 2 north-bound travel lanes, 2 south-bound travel lanes, north and south-bound bike
lanes and a center planter island. The project contains sidewalks adjacent to the curb recently
constructed as a portion of the City’s Duvall Avenue improvements project.
• Hoquiam Ave NE is classified as a collector arterial with an existing ROW width of 60 feet and
contains 1 north-bound travel lane, 1 south-bound travel lane, 2 parking lanes on each side and a
sidewalk against the curb on the Hazen High School frontage .
• NE 10th St is classified as a residential access street with an existing ROW width of 60 feet and
contains 1 west-bound travel lane, 1 east-bound travel lane, 2 parking lanes on each side and
sidewalk against the curb on both sides of the frontage. There is an incomplete portion of roadway
located between Field Ave NE and approximately 100 feet east of Duvall Pl NE that is located partially
along the site’s frontage that serves as a walking path (apshalt path) for students and residents
between the streets and school.
CODE REQUIREMENTS
WATER
1. The applicant has submitted a preliminary Overall Utility plan with the land use application that was
prepared by Jacobson Consulting Engineers, dated September, 2024. The plan shows that the existing water
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mains internal to the site will not be affected by the proposed construction and that the improvements are
limited to the installation a vestibule security entry, upgrades to the existing baseball and softball fields,
installation of a geothermal heating system and ADA frontage/safety improvements.
• The plans indicate that geothermal well digging will occur within 15’ of the City’s existing 10”
water main and a bank of geothermal service and return lines will cross over the water main
prior to entering the school building. Consideration shall be taken to ensure protection of the
main during construction including, but not limited to, prohibition of heavy machinery and
drilling equipment on top of the main or within the water easement and vibrational testing.
Any machinery crossing the water main in unpaved areas will require sheeting or similar
mechanism to ensure that the main is not subject to damaging loads.
2. Refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in
Appendix K of the City’s 2019 Water System Plan.
3. Adequate horizontal and vertical separation 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 City mains.
4. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is inside a steel casing.
5. The development is not anticipated to be subject to water system development charges unless new
irrigation meters are proposed.
SEWER
1. The applicant has submitted a preliminary Overall Utility plan with the land use application that was
prepared by Jacobson Consulting Engineers, dated September, 2024. The plan shows that the existing
private sewer mains internal to the site will not be affected by the proposed construction and that the
improvements are limited to the installation a vestibule security entry, upgrades to the existing baseball and
softball fields, installation of a geothermal heating system and ADA frontage /safety improvements.
a. The plans indicate that geothermal well digging will occur within 30’ of the private existing 8”
clay sewer main and a bank of geothermal service and return lines will cross over the sewer
main prior to entering the school building. Electric service lines will also be constructed
parallel to the existing main. City staff recommends that consideration be taken to ensure
protection of the main during construction with efforts such as prohibition of heavy machinery
and drilling equipment on top of the main, vibrational testing or CCTV monitoring or measures
for machinery crossing the sewer main in unpaved areas utilizing sheeting or similar
mechanism to ensure that damage does not occur to the main.
b. All groundwater discharge shall meet the requirements of the project’s coverage under the
NPDES Construction Stormwater Permit. If ground water cannot be discharged through
stormwater, construction stormwater directed to the public sewer system will require
approval of King County, a KC Industrial Waste permit and Renton discharge permit.
2. The development is not anticipated to be subject to wastewater system development charges.
SURFACE WATER
1. The development is subject to a system development charge (SDC) for stormwater. The 202 4 SDC for
stormwater is $0.92 per square foot of new impervious surface area, but not less than $2,300.00. The fee
that is current will be charged at the time of construction permit issuance.
2. A preliminary Drainage Plan and Technical Information Report (TIR), dated September, 2024, was
submitted by Jacobsen Consulting Engineers with the Land Use Application. Based on the City of Renton’s
flow control map, the site falls under Flow Control Duration Standard (matching Forested Site Conditions)
and is located within the May Creek – Honey Creek Drainage Drainage Basin. The development is subject
to a Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). All
nine core requirements and the six special requirements have been discussed in the Technical Information
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Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM
that is current at the time of the civil construction permit application. The applicant has proposed to
connect to the City of Renton’s storm drainage system and onsite systems located in three distinct
locations matching the existing threshold discharge areas in Duvall Ave NE, NE 10th Street, and Hoquiam
Ave NE. The project is not proposing any drainage diversions.
a. Due to the project’s location within the flow control duration matching forested site conditions
basin and proposing to replace existing grass ball fields with synthetic turf, a formal detention
system is triggered (Core Requirement #3). The application is proposing 3 separate “Rainvault”
storm drainage detention systems. During the civil construction permit process, the final
detention design will be reviewed in full detail to ensure that the flow control standards are
being met as outlined in the 2022 RSWDM.
b. The applicant is not proposing to use water quality facilities in order to meet Core Requirement
#8 and states in the TIR “no water quality facilities are proposed to be installed for this project,
as the surface area for new plus replaced pollution generating impervious surfaces (PGIS) will
below the threshold of 5,000 square feet). The project will also create less than ¾ acres of new
pollution generating pervious surface area (PGPS). All proposed fields will have a non-pollution
generating infill material.”
i. The 2022 RSWDM includes synthetic turf fields within the definition of pollution generating
surface, therefore, the applicant shall clearly demonstrate during the civil construction
permit review process through use of manufacturer data, Department of Ecology or similar
jurisdictions approval and/or independent analysis and peer review that the material
being proposed qualifies as non-pollution generating. If this cannot be demonstrated,
water quality facilities meeting “enhanced basic” water quality requirements per Core
Requirement #8 shall be provided.
c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall
be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2022
RSWDM. All targeted impervious area to the maximum extent feasible shall be conveyed to an
On-site BMP.
i. The applicant is not currently proposing any mitigation for the site based on the
infeasibility criteria within the 2022 RSWDM with the exception of amended soils for
landscaped areas. Final review of onsite BMP feasibility will be reviewed during the civil
construction permit approval process.
d. The following stormwater improvements are required and shall be discussed or revised within
the TIR:
i. All Core Requirements and Special Requirements must be evaluated within the TIR.
ii. The site is not located within the flood hazard area.
3. Storm drainage improvements along all public street frontages are required to conform to the City’s street
and stormwater conveyance 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 20 22 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
4. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King
County SWDM. Under the new 2022 RSWDM stormwater requirements, on -site BMP sizing credits for
modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full
dispersion and full infiltration BMPs.
5. A geotechnical report for the site was prepared by Associated Earth Scientists, Inc. dated August, 2024,
and was provided with the land-use submittal. The report includes information concerning the soils,
geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations
of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer.
a. The geotechnical report indicates that the site soils primarily consist of existing fill soils from
previous development that are dense, silty Vashon ice-contact deposits, and very dense
Vashon Lodgement till soils.
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i. Due to the underlying soils and high groundwater, the geotechnical and technical
information reports determine that infiltration is infeasible and non-infiltration
alternatives should be considered to manage the surface runoff at the site. Staff concurs
with this recommendation and will provide final review of infiltration options during the
civil construction permit process.
6. Erosion control measures and construction stormwater pollution prevention measures to meet the City
requirements shall be proved for during the civil construction permit process.
7. A Construction Stormwater General Permit from Department of Ecology will be required since grading and
clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this
site.
8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City
of Renton Standard Details is available online in the City of Renton website.
TRANSPORTATION
1. Street and frontage requirements: The proposed development site has frontage on Duvall Ave NE, NE 10th
St, and Hoquiam Ave NE. Since the project is proposing greater than $175,000 in exterior improvements,
frontage improvements are required in accordance to RMC 4-6-060.
a. Duvall Ave NE is classified as a principal arterial with an existing right-of-way (ROW) width of 83 feet
and contains 2 north-bound travel lanes, 2 south-bound travel lanes, north and south-bound bike
lanes and a center planter island. Per Renton Municipal Code (RMC) 4-6-060, the minimum ROW
width required on a five lane principal arterial is 103 feet.
i. In 2022, the City’s Transportation Division upgraded the Duvall Ave NE corridor from NE
10th to NE 12th Streets which modernized Duvall Ave NE with sidewalks, bike lanes, center
median island, and street lights. The City’s Transportation division will support a
modification to retain the existing improvements. The modification request shall be
approved prior to the issuance of the civil construction permit.
b. Hoquiam Ave NE is classified as a collector arterial with an existing ROW width of 60 feet and
contains 1 north-bound travel lane, 1 south-bound travel lane, 2 parking lanes on each side and a
sidewalk against the curb on the Hazen High School frontage. Per Renton Municipal Code (RMC) 4-6-
060, the minimum ROW width required on a 2-lane collector arterial is 83 feet.
i. The current Hazen High School frontage along the entirety of frontage from Hoquiam Ave
NE from NE 10th to NE 12th Streets contains a curb-adjacent sidewalk that has a parking
lane traffic calming buffer and mature landscaping behind the sidewalk, including mature
street trees. The City’s Transportation division will support a modification to retain the
existing improvements under the following conditions:
ii. All existing driveway cuts, curb ramps and crosswalks shall be upgraded to meet current
City and ADA standards, including the northern-most ramp adjacent to the northeast
property corner of the site. Receiving ramps for crosswalks shall also be upgraded to
meet the current standards.
iii. The existing cross-walk at the NE 11th Ct intersection adjacent to the school’s primary
entrance shall be upgraded to a pedestrian-activated push-button Rectangular Rapid
Flashing Beacon (RRFB) meeting City standard details 141.1 through 141.5.
iv. The modification request shall be approved prior to the issuance of the civil construction
permit.
c. NE 10th St is classified as a residential access street with an existing ROW width of 60 feet and
contains 1 west-bound travel lane, 1 east-bound travel lane, 2 parking lanes on each side and
sidewalk against the curb on both sides of the frontage. Per Renton Municipal Code (RMC) 4-6-
060, the minimum ROW width required on residential street is 53 feet.
i. The current Hazen High School frontage along NE 10th contains partially improved right
of way from Field Ave NE to Hoquiam Ave NE that contains a curb-adjacent sidewalk
with a parking lane traffic calming buffer and grass landscaping behind the sidewalk.
The remainder of the frontage contains unimproved right-of-way that contains a partial
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turn-around/half cul-de-sac at the intersection with Field Ave NE and an asphalt
walking path that spans to the west between Field Ave NE and approximately 100’ east
of Duvall Pl NE. The City’s Transportation division will support a modification to retain
the existing improvements under the following conditions:
ii. All existing driveway cuts, curb ramps and crosswalks shall be upgraded to meet
current City and ADA standards. Receiving ramps for crosswalks shall also be
upgraded to meet the current standards.
iii. The unimproved portion described above shall be upgraded to provide half-street
improvements including sidewalk, street lighting, planter strip and street trees as
feasible in relation to the adjacent hillside to the north, asphalt pavement to the
furthest extent south as feasible due to adjacent property lines to support future
development and temporary barricades until such a time that the properties to the
south develop and continue the through connection.
iv. The modification request shall be approved prior to the issuance of the civil
construction permit.
1. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive -aisle
improvements will be reviewed in conjunction with the civil construction permit for the project and will
require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications
are being met.
2. Street lighting and street trees are required to meet current city standards. Final lighting plans are required
to be submitted with the civil construction permit application and will be reviewed during the construction
utility permit review.
a. A photometric analysis for new street lights being provided in the unimproved areas of NE 10 th
Street shall be provided with the civil construction permit plans.
b. Any existing street lights impacted or removed during constructed shall be replaced with
street lights meeting current streetlight standards.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090.
a. No existing overhead utilities are proposed to be undergrounded.
b. The applicant is proposing to underground all new utilities.
4. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements.
5. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with
City standard plans 104.4 and 104.5.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slope is 8%
6. Parking lot construction shall be in accordance with City code 4-4-80 (G).
7. The project is not proposing an increase in student or staff population, capacity for sporting events or
change in parking lot or traffic patterns, therefore, a traffic study is not required.
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along
property frontage and within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way
as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
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4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 202 4 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 development fee schedule.
7. A demo permit is required for the demolition of the existing buildings/foundations. The demo permit shall be
acquired through the building department.
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