HomeMy WebLinkAboutD_Hazen_Modernization_250411_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Hazen Modernization_250411_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 11, 2025
Project File Number: PR24-000078 Hazen High School Modernization
Project Name: Hazen High School Modernization
Land Use File
Number:
LUA24-000349, SA-A, MOD, MOD, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: Renton School District No. 403, Matthew Feldmeyer, Executive Director,
Capital Planning and Construction, 300 SW 7th St, Renton, WA 98057
Applicant/Contact: Alexandra Forin, 117 S Main St, Ste. 100, Seattle, WA 98104
Project Location: 1101 Hoquiam Ave NE (APNs 1023059278, 1023059084, 1023059072,
1023059201, 5169700073, 1023059057, 1023059277, 1023059292,
1023059094) – Hazen High School
Project Summary: The applicant, the Renton School District, is requesting Administrative Site Plan
Review and three (3) Street Modifications in order to complete various site and
building improvements at the Hazen High School campus. The work proposed
includes a 310-square-foot vestibule addition near the existing main entrance,
seismic upgrades, water heating system upgrades, replacement of the existing
HVAC system, reroofing of the main building, and various other machinal and
building system improvements. In addition, the applicant is proposing to install
a geothermal system under the athletic field on the west side of the site. Lastly,
the applicant is proposing the installation of new synthetic turf across all
athletic fields. The existing building is approximately 170,791 sq. ft. in size and
is located on across eight (8) parcels totaling approximately 33.3 acres. The site
is located at 1101 Hoquiam Ave NE (APNs 1023059057, 1023059278,
1023059201, 1023059277, 1023059094, 1023059292, 1023059084,
1023059072) and is zoned Residential-6 (R-6) du/ac. The site totals
approximately 33.6 acres in size. Five (5) significant trees are proposed for
removal. Modified frontage improvements are proposed on Hoquiam Ave NE,
NE 10th St, and Duvall Ave NE, including but not limited to, ADA improvements,
a crosswalk with beacon, and sidewalk/planter strip. According to COR Maps,
sensitive slopes are mapped on the site. The applicant submitted a drainage
report, a geotechnical report, and a tree retention analysis with the application.
Site Area: 33.3 acres
Project Location Map
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Plan Set Sheets (Survey, Civil, Landscape, Architectural)
Exhibit 4: SEPA Determination of Non-Significance (DNS) issued by the Renton School
District, published date October 28, 2024
Exhibit 5: Construction Mitigation Description, dated September 27, 2024
Exhibit 6: Architectural Elevations
Exhibit 7: Tree Retention and Land Clearing Plan, prepared by Atlas Technical Consultants
LLC, dated October 4, 2024
Exhibit 8: Technical Information Report, prepared by Jacobson Consulting Engineering, dated
September 24, 2024
Exhibit 9: Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report,
prepared by Associated Earth Sciences, Inc., dated August 26, 2024
Exhibit 10: Thermal Conductivity Borings and Test Loop Installation Letter, prepared by
Associated Earth Sciences, Inc., dated August 30, 2024
Exhibit 11: Transportation Concurrency Memo, prepared by Nate Janders, Development
Engineering Manager, dated April 3, 2025
Exhibit 12: Advisory Notes
Exhibit 13: Modification Justification
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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C. GENERAL INFORMATION:
1. Owner(s) of Record: Renton School District No. 403, Matthew Feldmeyer,
Executive Director, Capital Planning and
Construction, 300 SW 7th St, Renton, WA 98057
2. Zoning Classification: Residential-8 (R-8) and Residential Multifamily
(RMF)
3. Comprehensive Plan Land Use
Designation:
Residential Medium Density (RMD) and Residential
High Density (RHD)
4. Existing Site Use: Public K-12 Educational Institution (High School)
5. Critical Areas: Sensitive slopes
6. Neighborhood Characteristics:
a. North: Single-family residential; Residential-8 (R-8) zone
b. East: Single-family residential; Residential-8 (R-8) zone
c. South: Single-family residential; Residential-8 (R-8) zone
d. West:
Single-family and multi-family residential;
Residential-8 (R-8) and Commercial Arterial (CA)
zones
7. Site Area: 33.3 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Hazen Annexation A-75-002 2945 07/16/1975
Site Plan Review and
Variance
LUA99-137 N/A 03/22/2000
Lot Line Adjustment LUA00-148 N/A 11/07/2000
Environmental Review LUA01-077 N/A 06/04/2001
Variance LUA09-036 N/A 04/06/2009
Site Plan Review LUA09-138 N/A 01/26/2010
Comprehensive Plan N/A 6153 01/01/2025
Zoning N/A 6154 01/01/2025
Site Plan Review LUA23-000127 N/A July 28, 2023
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The proposed development is within the city’s water service area. There is an existing 10-
inch (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
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tower. 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 (gpm)
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.
b. Sewer: The proposed development is within the city’s sewer service area. There is an existing
eight-inch (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. There is also an existing eight-inch (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.
c. Surface/Storm Water: The site has only minor steep slope hazard areas and is divided by a high
point near the center of the high school. The northern half slopes north and the southern half
slopes south, with both sides draining into onsite stormwater conveyance systems. Most of the
site's runoff is directed southwest through private stormwater facilities that ultimately
discharge into the public system on NE 10th St. Additional portions of the site discharge to
Hoquiam Ave NE via private systems. There are three stormwater discharge points: one at the
northeast corner, one near the southeast corner along the east property line, and one at the
southwest corner.
2. Streets: The site fronts Hoquiam Ave NE, a Collector Arterial road with an existing right-of-way
(ROW) width of 60 feet (60’) along the east property line, NE 10th St, a Residential Access road with
an existing ROW width of 60 feet (60’), and Duvall Ave NE, a Principal Arterial road along the west
property line with an existing ROW width of 83 feet (83’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Capital Facilities
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 7, 2024 and determined the application complete the same day. The project complies
with the Type II 100-day review time period.
2. The project site is located 1101 Hoquiam Ave NE, made of multiple parcels (APN 1023059278,
1023059084, 1023059072, 1023059201, 5169700073, 1023059057, 1023059277, 1023059292,
1023059094). The project site is currently developed with the Hazen High School campus.
3. Access to the site would remain via four (4) existing driveways off of Hoquiam Ave NE and one
driveway off of NE 10th St.
4. A total of 414 existing parking stalls are located on the site. Additionally, 34 uncovered bicycle
parking spaces are provided onsite near the front building entrance. The applicant has proposed the
temporary removal of approximately 34 parking stalls in order to place two (2) temporary portable
classroom buildings.
5. The project proposes constructing two (2) temporary classroom buildings. Each portable would be
approximately 64 feet (64’) long by 28 feet (28’) wide for a total area of 1,792 sq. ft. Each portable
would have two (2) aluminum stair systems and a central ADA ramp for access. The tallest point of
each portable building would be sixteen feet (16’) as measured from existing grade. The temporary
classrooms will be removed upon completion of the proposed interior improvements.
6. The property is located within the Residential Medium Density (MD) and Residential High Density
(HD) Comprehensive Plan land use designation.
7. All parcels comprising the Hazen High School site are located within the Residential-8 (R-8), except
for one (1) parcel on the westside of the site zoned Residential Multi-family (RMF) (APN
1023059277).
8. The site topography is bisected at a high point near the middle of the high school with the north-half
generally sloping to the north and the south-half generally sloping to the south.
9. Five (5) significant trees are proposed for removal.
10. The site is mapped with sensitive slopes.
11. Approximately 1,977 cubic yards (CY) of fill and 10,275 CY of excavation is proposed.
12. The applicant is proposing to begin construction in summer of 2025 and end in the fall of 2025.
13. No other public or agency comments were received.
14. The Renton School District acted as lead agency for the State Environmental Policy Act (SEPA)
Review for the project. On October 28, 2024, the Renton School District issued a Determination of
Non-Significance (DNS) for the Hazen High School Modernization project (Exhibit 4). A 14-day
comment period commenced on October 28, 2024 and ended on November 12, 2024. No
comments were received on the threshold determination according to the Renton School District.
15. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: A portion of the site is designated Residential Medium Density
(RMD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety
of single-family and multi-family development types, with continuity created through the application
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of
community gathering places and civic amenities. A portion of the site is designated Residential High
Density (HD). The purpose of the HD designation lands where access, topography, and adjacent land
uses create conditions appropriate for a variety of housing unit types, or where there is existing
attached residential development. RHD unit types are designed to incorporate features from both
detached and attached residential developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and
infrastructure. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
Policy LU-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximize public investment
in infrastructure and services.
Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
Policy LU-48: Respond to specific site conditions such as topography, natural
features, and solar access to encourage energy savings and recognize the unique
features of the site through the design of subdivisions and new buildings.
Policy LU-54: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy CF-12: Coordinate with federal, state, regional and local jurisdictions,
private industry, businesses and citizens in the planning, design and development
of facilities serving and affecting the community.
17. Zoning Development Standard Compliance: The site is comprised of eight (8) parcels. Seven (7)
of the parcels are located in the R-8 zone (APNs 1023059057, 1023059278,
1023059201,1023059094, 1023059292, 1023059084, and 1023059072) and one (1) parcel is in the
RMF zone (APN 1023059277). The R-8 Zone is established for single-family residential dwellings and
is intended to implement the Residential Medium Density Comprehensive Plan Designation. The
Residential Multi-Family Zone (RMF) is intended to conditionally allow uses that are compatible with
and support a multi-family environment. The RMF allows for the development of both infill parcels
in existing multi-family districts with compatible projects and other multi-family development. The
proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if
all conditions of approval are met:
Compliance R-8 Zone Development Standards and Analysis
N/A
Density (R-8): The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
Density (RMF): The density range permitted in the RMF zone is a minimum 10.0
up to a maximum of 20.0 dwelling units per net acre. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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private access easements. Individual unit lots are exempt from the maximum net
density requirements, however the density of the parent site shall not exceed the
maximum net density of the zone.
Staff Comment: Not applicable. No dwelling units are proposed.
Compliant if
condition of
approval
under FOF 17:
Zoning
Development
Standard
Compliance,
Setbacks is
met
Lot Dimensions (R-8): The minimum lot size permitted in the R-8 zone is 5,000
sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a
minimum lot depth of 80 feet is required.
Lot Dimensions (RMF): There is no minimum lot size for units in the RMF zone.
There is no minimum lot size for attached dwellings. For townhomes, a minimum
lot width of 25 feet is required (30 feet for corner lots) and a minimum lot depth
of 50 feet is required. Individual unit lots created for townhouses are not required
to comply with the minimum lot size, minimum lot width, and minimum depth
requirements of the underlying zoning designation, however the whole parent
site shall comply with all development standards as though it were a standalone
lot.
Staff Comment: Upon completion of the lot combination process, the subject
property would be approximately 1,464,615 square feet or 33.6 acres in size. The
subject property would exceed minimum lot width and depth standards.
Compliant if
condition of
approval is
met
Setbacks (R-8): The required setbacks in the R-8 zone are as follows: front yard
is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15
feet, and the rear yard is 25 feet.
Setbacks (RMF): The required setbacks in the RMF zone are as follows: front yard
is 15 feet for townhouses, except when all access is taken from an alley then 10
feet, or 20 feet for other attached dwellings, side yard is 5 feet for detached units,
for attached units the side yard is 0 feet for the attached sides and 5 feet for the
unattached sides, secondary front yard (applies to corner lots) is 15 feet for
townhouses, or 15 feet for other attached dwellings, and the rear yard is 10 feet
for townhouses, or 15 feet for other attached dwelling units.
Staff Comment: The existing school building is constructed across the common
boundaries of the multiple parcels that make up the site resulting in
noncompliance with the required setbacks. Therefore, staff recommends as a
condition of approval, the applicant record a formal Lot Combination in order to
ensure the existing buildings and proposed improvements are not built across
property lines. The instrument shall be recorded prior to the issuance of
Temporary Certificate of Occupancy.
Building setbacks for the primary school building would be measured from the
property lines established following the Lot Combination recording, which would
be the exterior lines adjacent to the two (2) street frontages and other shared lot
lines. The lot is classified as a corner lot based on the two street frontages
adjacent to the site. The proposed building would have a primary front yard
setback of approximately 27 feet (27’) from the front property line (Hoquiam Ave
NE) and secondary front yard setback of approximately 491 feet from the other
front property line (NE 10th St). The side yard setbacks for the existing building
would be approximately 77 feet (77’) (north) and approximately 320 feet (320’)
(west). The vestibule addition to the front (east) facade would change the building
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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setback. Therefore, the building would comply with all setbacks after the Lot
Combination is recorded.
Building Standards (R-8): The R-8 zone has a maximum building coverage of
50% and a maximum impervious surface coverage of 65%. The allowed height of
public facilities shall be determined through site plan review.
Building Standards (RMF): The RMF zone has a maximum building coverage of
70% for townhouse development and 35% for other attached dwellings. The
maximum building coverage may be increased to 45% through the Hearing
Examiner site plan review process. The RMF zone has a maximum impervious
surface coverage of 75%. In the RMF zone, a maximum building height of 3 stories
with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or
greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height. If the height of wall plates on a building are less than the states
maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums.
Common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet
above the maximum wall plate height if the projection is stepped back one-and-
a-half (1.5) horizontal feet from each minimum building setback line for each one
(1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane
(e.g., shed roof) may exceed the stated maximum if the average of wall plate
heights is equal or less than the maximum wall plate height allowed.
An additional ten feet (10') of maximum wall plate height and an additional story
for a residential dwelling structure may be obtained through the provision of
additional amenities such as additional recreation facilities, underground
parking, and additional landscaped open space areas; as determined through
the site development plan review process and depending on the compatibility of
the proposed buildings with adjacent or abutting existing residential
development. The maximum wall plate height of a residential structure shall not
exceed forty-two feet (42’).
Staff Comment: The existing impervious area, which includes buildings, synthetic
turf, and paving, totals 704,999 sq. ft. The proposal adds 187,794 sq. ft. of new
impervious surface, primarily as the result of installing additional synthetic turf,
bringing the total impervious surface to 892,793 sq. ft. This results in an overall
impervious coverage of 62.2%, which remains under the maximum allowable
limit of 65%. The applicant would also be required to demonstrate compliance
with the impervious surface coverage requirements at the time of formal building
permit application review.
The entry vestibule is the only new building area proposed. The proposed
vestibule is approximately 310 sq. ft. Upon completion of the vestibule, the
building coverage would total approximately 233,592 sq. ft., or 16.3% of the total
site area (233,292 sq. ft / 1,435,329 sq. ft = 0.163).
The tallest point of the proposed portable classrooms would be approximately 16
feet (16’) above grade. The proposed vestibule has a maximum height of 13 feet
(13’) above grade, which is less than the overall height of the existing school
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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building. See analysis under FOF 18, Site Plan Review: Structure Scale for
additional height analysis.
Compliance with the building coverage, impervious coverage, and height
requirement would also be verified at the time of formal building permit
application review.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, shall be planted within planting strips pursuant to standards set
forth in RMC 4-4-070F.2.
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 property
lines.
Parking Lots: Vehicle parking lots shall meet minimum landscape standards:
All parking lots shall have perimeter landscaping as provided in RMC 4-4-070H.4.
Perimeter landscaping may not substitute for interior landscaping.
Interior Parking Lot Landscaping: Surface parking containing between 51-99
parking spaces shall provide a minimum landscape area of 25 square feet per
parking space. Interior parking lot landscaping dimensions are stipulated in RMC
4-4-070H.5.
Storm Drainage Facility Landscaping: A landscaping strip with a minimum
fifteen feet (15') of width shall be located on the outside of the fence, unless
otherwise determined through the site plan review or subdivision review process.
The landscape strip shall be located entirely within the boundaries of the storm
drainage facility tract when associated with a subdivision.
Transitional Landscaping: When a Residential Multi-family zone or use is
abutting a less intense 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 the common property line.
Staff Comment: Per RMC 4-4-070B.1, the landscaping requirements are not
applicable to additions to existing buildings that increase the gross square
footage of the building by less than one-third (1/3), or other changes in the use of
a property or remodel of a structure that requires improvements equal to or
greater than fifty percent (50%) of the assessed property valuation. The proposed
project consists of sports field improvements, mechanical and safety upgrades
to the school building, and a small vestibule addition. The proposed upgrades
would not expand the building’s gross square footage by more than one-third and
would not change the property's use or intensity. Additionally, the project does
not increase the school’s capacity. Therefore, compliance with the landscaping
regulations is not required as outlined in RMC 4-4-070.
Compliant if
condition of
Tree Retention: For residential or institutional development, the City’s adopted
Tree Retention and Land Clearing Regulations (4-4-130) require the retention of
30 percent of trees. Tree credit requirements shall apply at a minimum rate of
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approval is
met
thirty (30) credits per net acre based on values for existing or new trees as
provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees
have been evaluated for retention and are not able to be retained, unless the
alders and/ or cottonwoods are used as part of an approved enhancement
project within a critical area or its buffer.
Staff Comment: The applicant has proposed the removal of five (5) significant
trees. As such, the applicant submitted a Tree Retention and Land Clearing Plan
prepared by Atlas Technical Consultants LLC, dated October 4, 2024 (Exhibit 7).
Trees proposed for removal include three (3) Douglas fir trees ranging in size from
15.7 inches (15.7”) DBH to 22.3 inches (22.3”) DBH, one (1) 6.3-inch (6.3”) DBH
Quaking aspen, and one (1) 14.6-inch (14.6”) Alaska cedar. According to the
report, a total of 124 significant trees are located on the site, resulting in a tree
retention rate of 96% (119 / 124 = 0.96). Therefore, the project complies with the
tree retention requirements in the R-8 and RMF zones.
Based on a total site size of approximately 33.6 acres, the applicant would be
required to provide a minimum of 1,008 tree credits on the parcel. According to
the Tree Retention and Land Clearing Plan, the site provides a total of 749 tree
credits for retained trees, or 250 credits less than required. No new trees are
proposed, except for off-site street trees, and therefore, the site does not comply
with the tree density requirements. Therefore, staff recommends as a condition
of approval, that the applicant plant new supplemental trees on the site to
achieve the minimum tree density of thirty (30) credits per net acre. The species
and locations of the trees shall be indicated on a landscape plan submitted to
the Current Planning Project Manager. Alternatively, the applicant may pay into
the city’s Urban Forestry Program fund as a fee-in-lieu of providing additional
supplemental trees or propose a mix of new supplemental trees and payment of
a fee-in-lieu. The applicant shall submit a landscape plan or fee-in-lieu request
for review and approval by the Current Planning Project Manager prior to
issuance of the building permit application.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-
street parking stalls be provided based on the number of employees and number
of busses to be parked onsite.
Staff Comment: The following ratios would be applicable to the site:
Use Ratio Required
Spaces
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City of Renton Department of Community & Economic Development Administrative Staff Report
Hazen High School Modernization LUA24-000349, SA-A, MOD, MOD, MOD
Report of April 11, 2025 Page 11 of 29
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Senior
High
School
A minimum and maximum of one (1) per
employee and one (1) per every ten (10)
students one (1) off-street parking space
for each bus of a size sufficient to park
each bus.
325 (based on
155 employees
and 1,694
students)
According to the applicant, the total number of employees and students at the
school would not change as a result of the project. Approximately 414 parking
stalls on currently located on the site. Installation of the temporary portable
classroom buildings, which would be removed upon completion of the project,
would result in the temporary removal of approximately 34 stalls. Based on a total
of 155 employees and an approximate enrollment of 1,694 students, the
applicant is required to provide 325 total parking stalls in order to meet code. The
site currently has more parking stalls than required by code and would continue
to after removal of the 34 stalls. While the site would continue to exceed the
parking stall maximum after completion of the project, the removal of stalls
decreases the non-conformity and therefore the project complies with the
parking requirements. The parking conforms to the minimum requirements for
drive aisle, parking stall, dimensions and the provision of ADA accessible parking
stalls.
An existing school bus load and unload area is located off of Hoquiam Ave NE
between the south parking lot and the tennis courts. The bus loading area would
not be changed as a result of the project.
Per RMC 4-4-080F.11, the number of bicycle parking spaces shall be at least
equal to 10 percent (10%) of the number of required off-street vehicle parking
spaces. The school has 34 existing uncovered bicycle parking spaces, which
exceeds the minimum required (325 x .10 = 32.5 bicycle stalls). Therefore, the
project complies with the bicycle parking requirements.
Refuse and Recyclables: Per RMC 4-4-090, office, educational and institutional
developments require a minimum of 2 square feet per every one thousand
(1,000) square feet of building gross floor area be provided for recyclables
deposit areas and a minimum of four (4) square feet per one thousand (1,000)
square feet of building gross floor area shall be provided for refuse deposit areas.
A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas. Outdoor refuse and recyclables deposit
areas and collection points shall not be located within fifty feet (50') of a lot zoned
residential, except by approval through the site development plan review
process, or through the modification process if exempt from site development
plan review. The gate opening for any separate building or other roofed structure
used primarily as a refuse or recyclables deposit area/collection point shall have
a vertical clearance of at least eleven (11’) feet but shall not exceed fourteen (14')
feet.
Staff Comment: After completion of the vestibule, the gross square footage of all
school buildings would total 327,705 sq. ft. Therefore, the school is required to
provide a total area of 327.7 sq. ft. for recyclables deposit and 655.4 sq. ft. for
refuse deposit, totaling 983.1 sq. ft. The school currently provides two (2) 30 cubic
yard dumpsters in a centrally located area south of the main school building. The
dumpsters are located in an area approximately 1,000 sq. ft. in size, which
exceeds the minimum area requirement for office, education, and institutional
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City of Renton Department of Community & Economic Development Administrative Staff Report
Hazen High School Modernization LUA24-000349, SA-A, MOD, MOD, MOD
Report of April 11, 2025 Page 12 of 29
D_Hazen Modernization_250411_FINAL
developments. The area the dumpsters are located is not visible from the public
ROW and is screened from the surrounding properties by the existing parking lot
landscaping along the southern property line.
N/A
Fences and Retaining Walls: For commercial, industrial, and nonresidential
uses, a maximum of eight feet (8') anywhere on the lot provided the fence,
retaining wall or hedge does not stand in or in front of any required landscaping
or pose a traffic vision hazard.
Staff Comment: The applicant has not proposed the installation of any new
fencing or retaining walls on the site. Any new fences proposed shall comply with
the fence and wall standards in RMC 4-4-040.
Compliance
not yet
demonstrated
Screening: All onsite surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials
and/or colors compatible with building materials. All operating equipment
located on the roof of any building shall be enclosed so as to be screened from
public view.
Staff Comment: No surface or roof-mounted equipment is proposed at the time
of land use application. If equipment is proposed at the time of building permit
submittal, compliance with the screening requirements would be reviewed at
that time.
18. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for all K-12 educational
institutions regardless of zone. Site Plan applications are evaluated for compliance with the specific
requirements of the RMC 4-9-200E.3 and the following table contains project elements intended to
comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Compliance.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: The Residential Design and Open Space Standards are not
applicable to senior high educational institutions located in R-8 zone.
N/A
d. Planned action ordinance and Development agreement Compliance
and Consistency.
Staff Comment: Not applicable, the subject property is not located in a Planned
Action Ordinance area and a Development Agreement is not proposed.
e. Off-site Impacts.
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
City of Renton Department of Community & Economic Development Administrative Staff Report
Hazen High School Modernization LUA24-000349, SA-A, MOD, MOD, MOD
Report of April 11, 2025 Page 13 of 29
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Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: The proposed improvements are limited to non-structural field
upgrades and a small vestibule addition near the front of the building facing
Hoquiam Ave NE. Additionally, two (2) temporary portables would be placed
within an existing parking area in an interior section of the site. The location and
scale of these improvements are respectful of the surrounding residential
properties, as the vestibule addition is a minor extension to the existing
structure, and the field upgrades do not introduce new buildings or permanent
structures. The temporary portables, positioned within a developed portion of
the site, are set back from residential properties and are proposed to be mostly
hidden from view along Hoquiam Ave NE. Their placement within the interior
parking area minimizes visual and spatial impact on the surrounding
neighborhood. As a result, the school would continue to be integrated well
within the residential context, and the proposed improvements would not create
an overscaled development or an overconcentration of structures on the site.
Circulation: Providing desirable transitions and linkages between uses,
streets, walkways and adjacent properties.
Staff Comment: See “Internal Circulation” under criterion ‘g’ below for
analysis.
Utilities, Loading and Storage Areas: Locating, designing and screening
storage areas, utilities, rooftop equipment, loading areas, and refuse and
recyclables to minimize views from surrounding properties. Locate utilities
underground consistent with RMC 4-6-090.
Staff Comment: The applicant has not proposed any changes to the trash and
recyclables area and the structure does not contain any rooftop equipment. See
additional analysis under FOF 17, Zoning Development Standard Compliance:
Refuse and Recycling and Screening
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the small size of the temporary portable classrooms and
proposed vestibule relative to the existing school building and highly developed
nature of the campus site, the additions would not significantly impact any of
the limited views in the immediate area.
Landscaping: Using landscaping to provide transitions between
development and surrounding properties to reduce noise and glare,
maintain privacy, and generally enhance the appearance of the project.
Staff Comment: No significant landscaping is proposed for removal as part of
the project. Existing landscaping onsite includes parking lot perimeter and
interior landscaping, a large treed area on the western edge of the campus site,
and areas near the central plaza by the front entrance. The existing landscaped
areas help provide transitions between campus and the predominantly single-
family residential neighborhood while enhancing the overall site. See comments
and condition of approval related to tree density under FOF 17, Zoning
Development Standard Compliance: Tree Retention.
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
City of Renton Department of Community & Economic Development Administrative Staff Report
Hazen High School Modernization LUA24-000349, SA-A, MOD, MOD, MOD
Report of April 11, 2025 Page 14 of 29
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Lighting: Designing and/or placing exterior lighting and glazing in order to
avoid excessive brightness or glare to adjacent properties and streets.
Staff Comment: The applicant has proposed ten (10) new field lights around the
existing multipurpose areas and baseball fields. Pole heights vary from 60 to 80
feet (60-80’) tall. Mature vegetation along the west and southwest perimeter of
the site helps screen the residences to the west and limits light impacts.
Proposed lighting would be Light Emitting Diode (LED), full cutoff and shielded
in order to prevent light spillage. In addition, according to the applicant, lighting
would only be used until 10:00 pm.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by
building placement, spacing and orientation.
Staff Comment: The proposed improvements, including non-structural field
upgrades and a small vestibule addition near the front of the building facing
Hoquiam Ave NE, are minimal in scale and do not introduce new permanent
structures beyond the existing school footprint. Additionally, the two (2)
temporary portables would be located within an existing parking area in an
interior section of the site, ensuring they do not create new privacy or noise
concerns beyond typical high school activities. Their placement within a
developed portion of the site maintains the existing character and function of
the campus.
Structure Scale: Consideration of the scale of proposed structures in
relation to natural characteristics, views and vistas, site amenities, sunlight,
prevailing winds, and pedestrian and vehicle needs.
Staff Comment: The vestibule addition is a modest extension to the existing
building and does not alter the overall scale or visual presence of the school.
The field improvements are non-structural and would not introduce new vertical
elements that impact views, sunlight, or site circulation. The two (2) temporary
portables, placed within an interior parking area, are significantly smaller than
the main school building and are not anticipated to create a noticeable visual
change to the site.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling,
and limiting impervious surfaces.
Staff Comment: The field improvements and vestibule addition would be
constructed within already developed areas, minimizing impacts to the natural
landscape. While minor utility trenching may be required for the temporary
portables, it would be limited in scope and would not significantly alter the site’s
topography or increase impervious surfaces.
Reducing Parking Impervious Areas: Design parking areas to minimize
impervious surfaces, including but not limited to: (1) breaking up parking
areas and directing stormwater flows to multiple low impact development
features such as bioretention areas; (2) locating parking near trees to
provide storm water uptake; (3) retaining or adding vegetation to parking
areas; (4) placing existing parking that exceeds maximum parking ratios in
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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permeable pavement designed consistent with the Surface Water Design
Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: No expansions of the existing surface parking areas are
proposed.
Landscaping: Use of landscaping to soften the appearance of parking
areas, to provide shade and privacy where needed, to define and enhance
open spaces, and generally to enhance the appearance of the project.
Landscaping also includes the design and protection of planting areas so
that they are less susceptible to damage from vehicles or pedestrian
movements.
Staff Comment: See FOF 17, Zoning Development Standard Compliance:
Landscaping for analysis.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or
frontage streets rather than directly onto arterial streets and consolidation
of ingress and egress points on the site and, when feasible, with adjacent
properties.
Staff Comment: The site is currently accessed via four (4) existing driveways off
of Hoquaim Ave NE and one off of NE 10th St, the site’s only street frontages. No
changes to the access points on the site are proposed.
Internal Circulation: Promoting safety and efficiency of the internal
circulation system, including the location, design and dimensions of
vehicular and pedestrian access points, drives, parking, turnarounds,
walkways, bikeways, and emergency access ways.
Staff Comment: The applicant has proposed minor changes to the site’s
pedestrian circulation in order to provide safe access to the temporary portable
classrooms. For pedestrians, a striped eight-foot (8’) wide crosswalk is
proposed connecting a sidewalk and plaza entry area on the westside of the
school building. For vehicles, a drive aisle in the parking lot near the portables
would remain clear due to its designation as a fire lane. Therefore, emergency
vehicle access on the site would not change. Overall, the large site allows for
adequate vehicle and pedestrian access via the existing internal driveways and
pedestrian linkages connecting the track area, pool building, both parking lots,
and the main school building, which would continue after construction of the
portable buildings, vestibule, and field improvements.
Loading and Delivery: Separating loading and delivery areas from parking
and pedestrian areas.
Staff Comment: No changes to the loading and delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
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City of Renton Department of Community & Economic Development Administrative Staff Report
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Staff Comment: Per RMC 4-4-080F.11.a, bicycle parking spaces are required at
ten percent (10%) of the number of required off-street parking spaces. See FOF
18, Zoning Development Standard Compliance: Parking for analysis.
King County Metro Transit provides bus service in the vicinity of the project site
with the closest stops served by Route 105, 114 and Route 240. The routes have
stops located approximately one-half (0.5) mile northwest of the site near the
intersections of NE Sunset Blvd and Duvall Ave NE. School bus transportation is
provided to non-walkers attending the existing high school.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: A new eight-foot (8’) wide crosswalk is proposed across the
south parking area adjacent to the church parcel in order to connect the
proposed temporary portable buildings with the existing sidewalk system near
the main building (Exhibit 3). The pathway would be required to maintain ADA
compliance throughout its entire length. See Advisory Notes (Exhibit 12) for
additional comments. See above under ‘Internal Circulation’ for additional
analysis.
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by
the occupants/users of the site.
Staff Comment: Open space is currently provided on the site via multiple
elements including the various sports fields, grassy areas adjacent to the
pedestrian walkways, and an interior courtyard adjacent south of the proposed
portables. No new significant open space is proposed as part of the project and
no existing open space would be eliminated.
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed vestibule addition and temporary portable
classroom structures would not block view corridors to shorelines or Mt.
Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: No noteworthy natural systems are located on or adjacent to
the site.
See FOFs 19,
20, and 21 for
additional
analysis and
recommended
conditions of
approval
k. Services and Infrastructure: Making available public services and facilities
to accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient
resources exist to furnish services to the proposed development if the applicant
provides code required improvements and fees. This includes the installation of
one (1) new fire hydrant to serve the two (2) temporary portables. The need for
an extra hydrant would be determined by the Renton Regional Fire Authority at
the time of formal building permit application review. A Fire Impact Fee, based
on amount per square foot per the City of Renton Fee Schedule in effect at the
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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time of building permit application submittal, would be applicable to the
proposal. See Exhibit 12, Advisory Notes, for additional comments and
recommendations from both departments.
Water and Sewer.
Staff Comment: Water and sewer service to the site is provided by the City of
Renton. The portable classrooms would not be hooked up to either water or
sewer. No changes to the existing water or sewer connections are proposed.
The proposed geothermal well drilling would take place within 15 feet (15’) of a
City of Renton 10-inch (10”) water main, with service and return lines crossing
over the main before entering the school building. To protect the water main
during construction, precautions shall be taken, including restricting heavy
machinery and drilling equipment from operating over the main or within the
water easement. Vibrational testing will be required, and any machinery
crossing the main in unpaved areas must use sheeting or a similar protective
mechanism to prevent damage. In addition, the well drilling would take place
within 30 feet (30’) of an existing private 8-inch (8”) clay sewer main. To protect
the main during construction, precautions shall be taken including but not
limited to, restricting heavy machinery and drilling equipment from operating
over it, conducting vibrational testing or CCTV monitoring, and using sheeting or
similar protective measures when crossing unpaved areas to prevent damage.
See Exhibit 12, Advisory Notes, for additional information and
recommendations.
Drainage.
Staff Comment: The applicant has proposed approximately 187,794 sq. ft. of
new impervious surface. As such, the applicant submitted a Technical
Information Report prepared by Jacobson Consulting Engineering and dated
September 24, 2024 (Exhibit 8) with the submittal materials. Based on the city’s
flow control map, the site falls within the Flow Control Duration Standard area
matching Forested Site Conditions and is within the May Creek – Honey Creek
Drainage Basin. The project is subject to the requirements in the 2022 Renton
Surface Water Design Manual (RSWDM).
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 a private storm
drainage system that flows north in Hoquiam Ave NE. A portion of the southeast
school parking lot, ball fields, and tennis courts are 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 (3) discharge points
from the site with one (1) 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.
The project involves replacing existing grass sports fields with synthetic turf,
triggering the requirement for a formal stormwater detention system (Core
Requirement #3, RSWSM). The applicant proposes three (3) separate
“Rainvault” storm drainage detention systems, which will undergo detailed
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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review during the civil construction permit process to ensure compliance with
the 2022 RSWDM flow control standards.
For water quality (Core Requirement #8, RSWSM), the applicant has not
proposed water quality treatment facilities, stating that the project does not
exceed thresholds for pollution-generating impervious and pervious surfaces.
However, since the 2022 RSWDM defines synthetic turf fields as pollution-
generating surfaces, the applicant must demonstrate through manufacturer
data, Department of Ecology (DOE) approval, or independent analysis that the
proposed turf infill is non-pollution generating. If this cannot be confirmed, water
quality treatment meeting "enhanced basic" standards will be required.
Additionally, on-site Best Management Practices (BMPs) are required to meet
Core Requirement #9. The applicant currently proposes only amended soils for
landscaped areas, citing infeasibility for other BMPs. A final determination on
BMP feasibility will be made during the civil construction permit review process.
Erosion control measures to meet the city requirements shall be provided.
Core and Special Requirements must be addressed in the Final Technical
Information Report (TIR). See Exhibit 12, Advisory Notes, for additional
comments.
The development is subject to a system development charge (SDC) for
stormwater. The 2024 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.
Transportation.
Staff Comment: The applicant contends the enrollment at the school would not
change as a result of the proposed portable classrooms and therefore, no
additional trips would be created. City staff concurs with this assessment and
concludes that a formal Traffic Impact Analysis is not required.
The proposed development site has frontage on Duvall Ave NE, NE 10th St, and
Hoquiam Ave NE. Since the project involves exterior improvements exceeding
$175,000, frontage improvements are required per Renton Municipal Code
(RMC) 4-6-060.
Duvall Ave NE (Principal Arterial) – The existing right-of-way (ROW) is 83 feet
(83’), whereas a five-lane principal arterial requires 103 feet (103’) per RMC.
However, due to recent city upgrades (sidewalks, bike lanes, median, and
streetlights), the Transportation Division supports retaining the current
configuration. A modification request must be approved before the civil
construction permit is issued (see FOF 21).
Hoquiam Ave NE (Collector Arterial) – The existing ROW is 60 feet (60’), which
is below the required 83 feet (83’) for a two-lane collector arterial. The
Transportation Division supports keeping the current layout, provided the
following updates are made:
o Upgrade all driveways, curb ramps, and crosswalks to meet ADA and
city standards, including the northeast corner ramp.
o Install a pedestrian-activated Rectangular Rapid Flashing Beacon
(RRFB) at the NE 11th Ct crosswalk near the school entrance.
Docusign Envelope ID: 7DB5BAF4-01DD-47AF-8A68-E3AC0877E8A4
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o Obtain approval for the modification request before the civil
construction permit is issued.
A modification request must be approved before the civil construction permit is
issued (see FOF 20).
NE 10th St (Residential Access Street) – The existing ROW is 60 feet (60’),
exceeding the required 53 feet (53’). The school’s frontage includes a mix of
improved and unimproved ROW. The Transportation Division supports
maintaining the existing layout with the following conditions:
o Upgrade all driveways, curb ramps, and crosswalks to meet ADA and
city standards.
o Improve the unimproved section with half-street upgrades (sidewalk,
lighting, planter strip, and street trees) while ensuring feasibility with
adjacent hillside constraints.
o Install temporary barricades until future development extends the road
connection.
o Obtain approval for the modification request before the civil
construction permit is issued.
A modification request must be approved before the civil construction permit is
issued (see FOF 19). On-site and off-site ADA compliance, curbing, sidewalks,
and parking lot improvements will be reviewed during the civil construction
permit process. A grading plan must demonstrate compliance with ADA and city
standards. All frontage improvements must include updated street lighting and
street trees per city standards. A photometric analysis is required for new
lighting along NE 10th St. Any removed or impacted streetlights must be
replaced with fixtures meeting current city standards.
The proposal has passed the city’s Traffic Concurrency Test per RMC 4-6-070.D
(Exhibit 11), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan,
and future payment of appropriate Transportation Impact Fees.
N/A l. Phasing: The applicant is not requesting any phasing.
N/A
m. Stormwater: Providing optimal locations of stormwater infiltrating low
impact development facilities. Avoiding placement of buildings or
impervious areas on soils with infiltration capability to the maximum extent
practicable.
Staff Comment: The applicant submitted a Subsurface Exploration, Geologic
Hazard, and Geotechnical Engineering Report, prepared by Associated Earth
Sciences, Inc., dated August 26, 2024 (Exhibit 9). The report indicates that the
site consists of dense fill soils, silty Vashon ice-contact deposits, and very
dense Vashon Lodgement till soils. Due to these soil conditions and high
groundwater levels, infiltration is deemed infeasible, and alternative
stormwater management methods should be considered. Staff agrees with the
assessment and will finalize the review of infiltration options during the civil
construction permit process.
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19. Street Modification Analysis (NE 10th St): Pursuant to Renton Municipal Code (RMC) 4-9-250D, the
applicant is requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for NE 10th St. NE 10th St is classified as a Residential Access street with two (2)
travel lanes, a parking lane, and flush five-foot (5’) wide sidewalks on both sides. The road has an
existing right-of-way (ROW) width of approximately 60 feet (60’). In order to meet the city’s complete
street standards for a Residential Access street, the minimum ROW is 53 feet (53’). Half street
improvements would include a pavement width of 20 feet (20’) (10 feet from centerline), a one-half
foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, two feet (2’)
of clear space at back of walk, street trees, and storm drainage improvements.
The Hazen High School frontage along NE 10th St includes a partially improved right-of-way from
Field Ave NE to Hoquiam Ave NE, featuring a curb-adjacent sidewalk with a parking lane serving as
a traffic-calming buffer and grass landscaping behind the sidewalk. The remaining frontage consists
of an unimproved right-of-way, which includes a partial turn-around/half cul-de-sac at the
intersection with Field Ave NE and an asphalt walking path extending west from Field Ave NE to
approximately 100 feet (100’) east of Duvall Pl NE. The applicant is proposing to retain the existing
improvements with some modifications, including upgrading the existing ADA ramp at the NW
corner of Hoquiam Ave NE and NE 10th St to meet City of Renton code, adding an eight-foot (8’) wide
planter strip with new street trees and street lights along NE 10th St from the cul-de-sac (where
asphalt trail starts) to the west property line south of the football field, and adding a five-foot (5’)
wide sidewalk behind the planter strip.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification as noted below, if all conditions of approval are met:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a
separate section labeled Promoting Efficient Use of Land. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies is to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
Staff finds that the modification request to allow an alternative street section is
consistent with the policy and objectives of the Comprehensive Plan Land Use
element and is the minimum adjustment necessary.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The city’s Public Works Transportation section and Development
Engineering section have reviewed the traffic volumes and patterns on NE 10th St
and have determined that the proposed modification to the street section is
appropriate due to the current volume and speed of traffic on the street, if all
recommended conditions of approval are complied with. This recommendation
was based on the fact that the extent of the existing roadway, after the required
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frontage improvements are installed, would meet the transportation needs of the
surrounding area while providing the required separation between the vehicular
and pedestrian travel ways as required by the code.
Recommended Conditions of Approval:
1) All existing driveway cuts, curb ramps and crosswalks along the NE 10th St
frontage shall be upgraded to meet current city and ADA standards,
including receiving ramps for crosswalks.
2) The unimproved portion of NE 10th St 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, and
asphalt pavement to the furthest extent south as feasible. The final design
of the improvements including pavement width, planter width, street
lighting locations, and street tree locations, shall be reviewed and
approved by the Public Works plan reviewer. Temporary barricades shall
be installed until such a time that the properties to the south develop and
continue the through connection.
Therefore, staff finds the modification would meet the objectives and safety,
function, appearance, environmental protection and maintainability intended by
the Code requirements, based upon sound engineering judgment.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: The applicant contends that the modified street section on NE
10th St in front of the site will provide a safer environment for both pedestrians and
cyclists (Efficient Use of Land). Nearby residents would benefit from the
improvements which encourage slower vehicle speeds and provide safer
opportunities for alternative transportation methods such as walking or biking.
Therefore, staff finds the modification would not create adverse impacts to other
properties in the vicinity. See comments under criteria ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would
provide a safe condition for pedestrians and cyclists along the property frontage
while preparing for a future vehicular connection on NE 10th St between Duvall Ave
NE and Hoquiam Ave NE.
Staff concurs with the proposed modified street section which promotes a safer
environment for both school users and through traffic by lowering traffic speeds,
providing a landscape strip between the sidewalk and street, and creating an
additional vehicular connection. Therefore, staff finds the proposed modification
meets the intent and purposes of the Code. See also comments under criterion
‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘c’ and ‘d’ above.
20. Street Modification Analysis (Hoquiam Ave NE): Pursuant to Renton Municipal Code (RMC) 4-9-
250D, the applicant is requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards
for Public Streets and Alleys, for Hoquiam Ave NE. Hoquiam Ave NE is classified as a Collector
Arterial with one (1) northbound travel lane, one (1) southbound travel lane, two (2) parking lanes,
and a sidewalk on each side of the road with a planter strip on the east side. The road has an existing
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right-of-way (ROW) width of approximately 60 feet (60’). In order to meet the city’s complete street
standards for Collector Arterial streets, the minimum ROW is 83 feet (83’), necessitating
approximately 10 feet (10’) of ROW dedication in front of the site for half-street improvements. In
addition, half street improvements would include a pavement width of 30 feet (30’) (15 feet [15’]
from centerline), a one-half foot (0.5’) wide curb, a five-foot (5’) wide bike lane, an eight-foot (8’)
wide parking lane, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk, two feet (2’)
of clear space at back of walk, street trees, and storm drainage improvements.
The applicant is proposing to retain the existing street section and improvements, which include a
curb-adjacent sidewalk with a parking lane serving as a traffic-calming buffer. In addition, mature
landscaping, including established street trees, are located behind the sidewalk. If new
improvements were installed, the trees would need to be removed. Staff concurs with this
justification and supports the modification request.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification as noted below, if all conditions of approval are met:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a
separate section labeled Efficient Use of Land. These policies address walkable
neighborhoods, safety, and shared uses. The intent of the policies is to promote
new development with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy environments.
The requested street modification is consistent with these policy guidelines.
Staff finds that the modification request, to allow an alternative street section in
order to protect established and mature street trees, is consistent with the policy
and objectives of the Comprehensive Plan Land Use element and is the minimum
adjustment necessary.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The city’s Public Works Transportation section and Development
Engineering section have reviewed the traffic volumes and patterns on Hoquiam
Ave NE and have determined that the proposed modification to the street section
is appropriate due to the current volume and speed of traffic on the street, if all
conditions of approval are met.
This recommendation was based on the fact that the extent of the existing
roadway, after the required frontage improvements are installed, would meet the
transportation needs of the surrounding area while providing the required
separation between the vehicular and pedestrian travel ways as required by the
code.
Recommended Conditions of Approval:
1) All existing driveway cuts, curb ramps and crosswalks along Hoquiam
Ave NE shall be upgraded to meet current city and ADA standards,
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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.
2) The existing crosswalk 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.
Therefore, staff finds the modification would meet the objectives and safety,
function, appearance, environmental protection and maintainability intended by
the code requirements, based upon sound engineering judgment, if all conditions
of approval are met.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: The applicant contends that the modified street section in front
of the site will allow for both the retention of established and mature trees while
providing a safer environment for both pedestrians and cyclists (Exhibit 13).
Nearby residents would benefit from the improvements which encourage slower
vehicle speeds and provide safer opportunities for alternative transportation
methods such as walking or biking. Therefore, staff finds the modification would
not create adverse impacts to other properties in the vicinity. See comments
under criteria ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would
provide a safe condition for pedestrians and cyclists along the property frontage
while maintaining the existing tree canopy along the street, both of which are
objectives intended by various code requirements.
Staff concurs with the proposed modified street section which promotes a safer
environment for both school users and through traffic by lowering traffic speeds,
providing a landscape strip between the sidewalk and street, and creating a
bicycle boulevard for cyclists. Therefore, staff finds the proposed modification
meets the intent and purposes of the code. See also comments under criterion
‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘c’ and ‘d’ above.
21. Street Modification Analysis (Duvall Ave NE): Pursuant to Renton Municipal Code (RMC) 4-9-
250D, the applicant is requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards
for Public Streets and Alleys, for Duvall Ave NE. Duvall Ave NE is classified as a Principal Arterial
with two (2) northbound travel lanes, two (2) southbound travel lanes, north and southbound bike
lanes, and a center planter island. The road has an existing right-of-way (ROW) width of
approximately 83 feet (83’). In order to meet the city’s complete street standards for five-lane
Principal Arterial streets, the minimum ROW is 103 feet (103’), necessitating approximately 10 feet
(10’) of ROW dedication in front of the site for half-street improvements. In addition, half street
improvements would include a pavement width of 66 feet (66’) (33 feet [33’] from centerline), a one-
half foot (0.5) wide curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk, two
feet (2’) of clear space at back of walk, street trees, and storm drainage improvements.
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In 2022, the city’s Transportation Division completed upgrades to the Duvall Ave NE corridor
between NE 10th St and NE 12th St, adding sidewalks, bike lanes, a center median island, and
streetlights. The applicant is proposing to retain the existing street section and improvements due
to the recency of the Duvall Ave NE reconstruction project noted previously. Staff concurs with this
justification and supports the modification request.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a
separate section labeled Efficient Use of Land. These policies address walkable
neighborhoods, safety, and shared uses. The intent of the policies is to promote
new development with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy environments.
The requested street modification is consistent with these policy guidelines.
Staff finds that the modification request to allow an alternative street section in
order to retain existing, recently completed improvements, is consistent with the
policy and objectives of the Comprehensive Plan Land Use element and is the
minimum adjustment necessary.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The city’s Public Works Transportation section and Development
Engineering section have reviewed the traffic volumes and patterns on Duvall Ave
NE and have determined that the proposed modification to the street section is
appropriate due to the current volume and speed of traffic on the street. This
recommendation was based on the fact that the extent of the existing roadway,
where frontage improvements were installed by the city in 2012, would meet the
transportation needs of the surrounding area while providing the required
separation between the vehicular and pedestrian travel ways as required by the
code. Therefore, staff finds the modification would meet the objectives and safety,
function, appearance, environmental protection and maintainability intended by
the code requirements, based upon sound engineering judgment.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: The applicant contends that the modified street section in front
of the site will limit impacts to residents by not requiring additional construction
(Exhibit 13). Therefore, staff finds the modification would not create adverse
impacts to other properties in the vicinity. See comments under criteria ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the existing improvements provide a
safe condition for pedestrians and cyclists along the property frontage while
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maintaining the existing tree canopy along the street, both of which are objectives
intended by various code requirements.
Staff concurs and finds the proposed modification meets the intent and purposes
of the Code. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘c’ and ‘d’ above.
22. Critical Areas: Project sites which contain critical areas are required to comply with the Critical
Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if
all conditions of approval are met:
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) and Residential Mediume
Density (MD) Comprehensive Plan designations and complies with the goals and policies
established with this designation, see FOF 16.
2. The subject site is located in the Residential-8 (R-8) and Residential Multifamily (RMF) zoning
designation and complies with the zoning and development standards established with this
designation provided the applicant complies with city code and conditions of approval, see FOF 17.
3. The proposal complies with Site Plan Review criteria as established by city code provided all
advisory notes and conditions of approval are complied with, see FOF 18.
4. The proposal complies with the Street Modification criteria as established by city code provided all
advisory notes and conditions are complied with, see FOF 19, FOF 20, and FOF 21.
5. The proposal complies with the street standards as established by city code, provided the project
complies with all advisory notes and conditions of approval contained herein, see FOFs 18, 19, 20,
and 21.
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: The city’s COR mapping database identifies sensitive slopes (15-
40%) located along the western edge of the project site. Therefore, the applicant
submitted a Subsurface Exploration, Geologic Hazard, and Geotechnical
Engineering Report, prepared by Associated Earth Sciences, Inc, dated August 26,
2024Sensitive slopes do not require setbacks and do not have alteration
restrictions per RMC 4-3-050. Therefore, the project complies with the Critical Area
Regulations.
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6. The proposal complies with the Critical Areas Regulations provided the applicant complies with city
code and conditions of approval, see FOF 22.
7. There are adequate public services and facilities to accommodate the proposal, see FOF 18.
8. Key features which is integral to this project include a vestibule addition, a geothermal system under
the athletic field, installation of ADA and pedestrian crossing improvements on Hoquiam Ave NE
and NE 10th St, and installation of additional trees (or fee-in-lieu) to meet the tree density
requirements of the code.
J. RECOMMENDATION:
Staff recommends approval of the Hazen High School Modernization, File No. LUA24-000349, SA-A, MOD,
MOD, MOD as depicted in the site plan (Exhibit 2), subject to the following conditions of approval:
1. The applicant shall record a formal Lot Combination in order to ensure the existing buildings and
proposed improvements are not built across property lines. The instrument shall be recorded prior
to the issuance of Temporary Certificate of Occupancy.
2. The applicant shall plant new supplemental trees on the site to achieve the minimum tree density
of thirty (30) credits per net acre. The species and locations of the trees shall be indicated on a
landscape plan submitted to the Current Planning Project Manager. Alternatively, the applicant may
pay into the city’s Urban Forestry Program fund as a fee-in-lieu of providing additional supplemental
trees or propose a mix of new supplemental trees and payment of a fee-in-lieu. The applicant shall
submit a landscape plan or fee-in-lieu request for review and approval by the Current Planning
Project Manager prior to issuance of the building permit application.
3. All existing driveway cuts, curb ramps and crosswalks along the NE 10th St frontage shall be
upgraded to meet current city and ADA standards, including receiving ramps for crosswalks.
4. The unimproved portion of NE 10th St 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, and asphalt pavement to the furthest extent south as feasible. The
final design of the improvements including pavement width, planter width, street lighting locations,
and street tree locations, shall be reviewed and approved by the Public Works plan reviewer.
Temporary barricades shall be installed until such a time that the properties to the south develop
and continue the through connection.
5. All existing driveway cuts, curb ramps and crosswalks along the Hoquiam Ave NE 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.
6. The existing crosswalk 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.
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on April 11, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Renton School District No. 403,
Matthew Feldmeyer, Executive Director, Capital
Planning and Construction, 300 SW 7th St,
Renton, WA 98057
Alexandra Forin, 117 S Main St, Ste. 100,
Seattle, WA 98104
TRANSMITTED on April 11, 2025 to the Parties of Record:
None
TRANSMITTED on April 11, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Acting Director
Clark Close, Current Planning Manager
Nate Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 25, 2025. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected
at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on
the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110
and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
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 4-9-200.
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 his 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
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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.
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.
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The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Plan Sheets (Survey, Civil, Landscape, Architectural)
Exhibit 4: SEPA Determination of Non-Significance (DNS) issued by the Renton School
District, dated October 28, 2024
Exhibit 5: Construction Mitigation Description
Exhibit 6: Architectural Elevations
Exhibit 7: Tree Retention Plan
Exhibit 8: Technical Information Report, prepared by Jacobson Consulting Engineering, dated
September 24, 2025
Exhibit 9: Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report,
prepared by Associated Earth Sciences, Inc, dated August 26, 2024
Exhibit 10: Thermal Conductivity Borings and Test Loop Installation Letter, prepared by
Associated Earth Sciences, Inc, dated August 30, 2024.
Exhibit 11: Transportation Concurrency Memo, prepared by Nate Janders, Development
Engineering Manager, dated April 3, 2025
Exhibit 12: Advisory Notes
Exhibit 13: Modification Justification
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Hazen High School Modernization
Land Use File Number:
LUA24-000349, SA-A, MOD, MOD, MOD
Date of Report
April 11, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Alexandra Forin, 117 S Main
St, Ste. 100, Seattle, WA
98104
Project Location
1101 Hoquiam Ave NE –
Hazen High School
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