Loading...
HomeMy WebLinkAboutD_Lindbergh_High_School_Field_Improvements_250611_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_Lindbergh_High_School_Field_Improvements_250610_Final A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 11, 2025 Project File Number: PR25-000018 Project Name: Lindbergh High School Field Improvements Land Use File Number: LUA25-000051, SA-A, V-A 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: Shona Bose, 2111 Pacific Ave, Ste 100, Tacoma, WA 98402 Contact: Andrew Hollenback, 300 SW 7th St, Renton WA 98057 Project Location: 16426 128th Ave SE (APN 2823059004) Project Summary: The applicant, the Renton School District, is requesting Administrative Site Plan Review and a setback Variance in order to make physical improvements to the existing baseball and softball fields (one of each) at the Lindberg High School campus. The existing high school building is approximately 241,496 sq. ft. in size and is located on a 37.25-acre site at 16426 128th Ave SE (APN # 2823059004). The site is located in the Residential-6 (R-6) du/ac zoning district and has a Comprehensive Plan Land Use Designation of Residential Medium Density (RMD). Improvements proposed include new synthetic turf on both fields, new dugouts, new field lighting, a 4,000 sq. ft. batting cage/storage building, new scoreboards, a new public address system, additional hardscaping, and stormwater improvements. According to City of Renton (COR) Maps, a high seismic hazard area, steep slopes, and wetlands are mapped on the site. No trees are proposed for removal. The project would result in more than 5,000 sq. ft. of new or replaced impervious surface. The applicant submitted a drainage report, geotechnical report, and SEPA Checklist to evaluate the application. Site Area: 37.25 acres Project Location Map Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 2 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Drawing Set (Site Plan, Drainage Control Plan, Conceptual Grading Plan, Floor Plan, and Exterior Elevations) Exhibit 4: SEPA Determination of Non-Significance (DNS) issued by the Renton School District, published date February 6, 2025 Exhibit 5: Variance Request Justification Exhibit 6: Subsurface Exploration and Preliminary Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc., dated January 8, 2001 Exhibit 7: Technical Information Report, prepared by Jacobson Consulting Engineers, dated December 19, 2024 Exhibit 8: Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 and revised February of 2011 Exhibit 9: Advisory Notes 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-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: Public K-12 Educational Institution (High School) 5. Critical Areas: High Seismic Hazard, Steep Slopes, and Wetlands 6. Neighborhood Characteristics: a. North: Single-family residential; Residential-6 (R-6) zone; Residential Medium Density (RMD) b. East: Single-family residential; Residential-6 (R-6) zone (King County Zoning); Residential Medium Density (RMD) c. South: Religious Institution; Residential-6 (R-6) zone; Residential Medium Density (RMD) d. West: Single-family residential; Residential-6 (R-6); Residential Medium Density (RMD) 7. Site Area: 37.25 acres D. HISTORICAL/BACKGROUND: Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 3 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final Action Land Use File No. Ordinance No. Date Benson Hill Annexation A-06-002 5327 03/01/2008 Administrative Variance LUA09-037 N/A 04/10/2009 Administrative Site Plan Review LUA11-012 N/A 04/27/2011 Critical Areas Exemption LUA14-001101 N/A 08/25/2014 Site Plan Modification to LUA11-012 LUA17-000198 N/A 04/28/2018 Hearing Examiner Site Plan Review LUA22-000106 N/A 05/10/2022 Comprehensive Plan N/A 6153 12/09/2024 Zoning N/A 6154 12/09/2024 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service to the site is provided by Soos Creek Water and Sewer. b. Sewer: Sewer service to the site is provided by Soos Creek Water and Sewer. c. Surface/Storm Water: There is an 18-inch (18”) concrete stormwater main in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains north to SE 164th St before extending to the west. The site topography slopes from slight to moderate generally from the middle of the site to either the northwest or southeast. 2. Streets: The site fronts 128th Ave SE, a Collector Arterial Road with an existing right-of-way (ROW) width of 60 feet (60’) along the west property line. 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 and Overlay Districts 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 Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 4 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Capital Facilities H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 25, 2025 and determined the application complete on February 28, 2025. 2. The project site is located at 16426 128th Ave SE (APN 2823059004). The project site is currently developed with the Lindbergh High School campus (Exhibit 2). 3. Access to the site would remain via three (3) existing driveways off of 128th Ave SE. 4. A total of 332 existing parking stalls are located on the site including 199 student stalls, 105 employee stalls, and 28 visitor stalls. Additionally, 24 uncovered bicycle parking spaces are provided onsite near the front building entrance. No changes to parking are proposed. 5. The project proposes new synthetic turf on the baseball and softball fields, new dugouts, new field lighting, a 4,000 sq. ft. batting cage/storage building, new scoreboards, a new public address system, additional hardscaping, and stormwater improvements. The batting cage structure includes a partial roof, chain-link fencing along the batting area, and a storage area with garage style doors. The total roof coverage of the proposed structure is approximately 40 feet by 100 feet (40’ x 100’) or 4,000 sq. ft., with only approximately 800 sq. ft. of fully enclosed space comprising the lockable storage area (Exhibit 3). 6. The property is located within the Residential Medium Density (RMD) land use designation. 7. The property is located within the Residential-6 (R-6) zoning district. 8. The site topography slopes from slight to moderate generally from the middle of the site to either the northwest or southeast. 9. No trees are proposed for removal. 10. The site is mapped with sensitive and steep slopes, a high seismic hazard, and wetlands (Category III and IV). 11. Approximately 13,000 cubic yards (CY) of fill and 13,000 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 February 6, 2025, the Renton School District issued a Mitigated Determination of Non-Significance (DNS) for the Lindbergh High School Field Improvements project (Exhibit 4). A 14-day comment period commenced on February 6, 2025 and ended on February 20, 2025. 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 Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 5 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 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: The site is designated Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the RMD designation is to allow areas that can support high-quality, compact, urban development with access to urban services, transit, and infrastructure, whether through new development or through infill development. 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 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 classified Residential-6 (R-6) on the City’s Zoning Map. The R-6 Zone is established for single-family residential dwellings and is intended to implement the Residential Medium Density Comprehensive Plan Designation. 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-6 Zone Development Standards and Analysis N/A Density (R-6): The allowed density range in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 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. Staff Comment: Not applicable. No dwelling units are proposed. ✓ Lot Dimensions (R-6): The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. Staff Comment: The subject property is approximately 1,622,609 sq. ft. or 37.25 acres in size. The property width is approximately 1,090 feet (1,090’) and the property depth is approximately 1,300 feet (1,300’). The subject property exceeds the minimum lot width, depth, and size standards. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 6 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final Compliant if Variance under FOF 19 is approved Setbacks (R-6): The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. Staff Comment: Building setbacks for the primary school building are measured from the exterior lines adjacent to the one (1) street frontage and three (3) shared lot lines. The existing building has a front yard setback of approximately 320 feet (320’) from the front property line (128th Ave SE). Side yard setbacks for the existing building are approximately 175 feet (175’) (north) and 650 feet (650’) (south). The rear yard setback (east) is approximately 238 feet (238’). Therefore, the existing building complies with all setbacks for the R-6 zone. The applicant has proposed the expansion of the four (4) existing dugouts on the existing softball and baseball fields on the west side of the site between the primary school building and 128th Ave SE. Each of the four (4) dugouts would be expanded to a depth of eight feet (8’) and a width of 40 feet (40’) with fencing and integrated windscreens. One (1) dugout proposed for expansion on the west side of the softball field would encroach into the front yard setback (west) approximately eight feet (8’). One (1) field light is also proposed within the setback with a total encroachment of approximately 15 feet (15’). Therefore, the applicant has requested a setback variance to allow the encroachments. Staff has recommended approval of the requested setback variance with analysis found under FOF 19. If the variance is approved, the existing and new improvements on the site would comply with all setbacks for the R-6 zone. 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 non-residential zone or use is abutting a less intense residential zone: A fifteen-foot (15') wide partially sight-obscuring Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 7 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 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 and multiple small structures such as dugouts, storage/batting cage building, scoreboards, etc., that would not expand the building’s gross square footage by more than one-third (1/3) and would not change the property's use or intensity. Additionally, the project does not increase the school’s capacity and no trees or significant vegetation is proposed for removal. Therefore, compliance with the landscaping regulations is not required as outlined in RMC 4-4-070. Compliant if condition of approval is met 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 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: Due to limited impacts to trees on the project site and no tree removal proposed, the applicant requested a waiver from providing an arborist report, tree retention worksheet, and tree retention plan. The applicant made the request, to which staff concurred, prior to formal land use application. Based on the submitted documents, staff could not verify compliance with the tree density standards. Therefore, staff recommends as a condition of approval, that the applicant shall provide documentation of compliance with the tree density requirements, or plant new supplement trees on the site in order to achieve the minimum tree density of 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 Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 8 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final for review and approval by the Current Planning Project Manager prior to issuance of the building permit application. All retained trees (i.e., protected trees) would be required to be protected during construction pursuant to itemized standards set forth in RMC 4-4-130H.9. ✓ 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 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. 226 (based on 111 employees and 1,100 students) According to RMC 4-4-080, the enlargement or remodeling of an existing building or structure by less than one-third (1/3) of the total area of the building or structure is not required to comply with the parking, loading, and driveway standards. According to the applicant, the total number of employees and students at the school would not change as a result of the project. Approximately 332 parking stalls are currently located on the site including 199 student stalls, 105 employee stalls, and 28 guest stalls. Based on a total of 111 employees and an average enrollment of 1,100 students each year, the applicant is required to provide 226 total parking stalls in order to meet code. Existing parking spaces for bus drop-off and pick-up services are located near the main entrance of the school. 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 128th Ave SE between the south parking lot and pool building. 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 ten percent (10%) of the number of required off-street vehicle parking spaces. The school has 24 existing uncovered bicycle parking spaces, exceeding the minimum requirement. ✓ 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 Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 9 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final a vertical clearance of at least eleven (11’) feet but shall not exceed fourteen (14') feet. Staff Comment: The project would not result in an increase of students or staff and no changes to the existing refuse and recycling area is proposed. The enclosure is located adjacent to the northeast side from the building and complies with the 50-foot (50’) separation from residential lots. ✓ 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 proposed new fencing and a retaining wall to be incorporated into the facades of the new batting cage and storage building. While both the fencing and retaining wall exceed the eight-foot (8’) height maximum for non-residential uses in the zone, they are not proposed as standalone features and therefore were evaluated as part of the batting cage and storage building, which complies with the development standards for the R-6 zone. Any additional new fences or retaining walls proposed shall comply with the fence and wall standards in RMC 4-4-040. Compliant if conditions of approval are met 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: The applicant did not provide details of roof or surface-mounted equipment and/or screening identified for such equipment with the land use application. Therefore, staff recommends, as a condition of approval, if new surface-mounted equipment is proposed, the applicant shall submit a surface- mounted utility plan that includes cross-section details with the civil construction permit application. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface-mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. In addition, staff recommends as a condition of approval, if new rooftop mounted equipment is proposed, the applicant shall be required to submit a rooftop equipment exhibit with the elevation plans associated with the building permit application. The exhibit shall provide cross-section details and identify proposed rooftop screening that is integral and complementary to the architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. 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 Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 10 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 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 the R-6 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. Compliant if condition of approval is met e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed improvements are primarily limited to various field upgrades and the addition of a batting cage structure within an existing athletic area of the Lindbergh High School campus. The upgrades include converting the natural turf fields to synthetic turf, installing underground stormwater detention, adding a covered batting cage and storage structure, expanding the dugouts, and replacing the field lighting system with full-cutoff LED fixtures. The proposed batting cage structure is modest in size compared to the primary school building with approximately 4,000 sq. ft. of roof coverage, approximately 800 sq. ft. of enclosed area, and a maximum height of fourteen feet, eight inches (14’ 8”). The batting cage would be located adjacent to the existing ballfields, within an area already developed for recreational use. The ten (10) new light poles, ranging from 60 feet to 90 feet (60’ to 90’) in height, are intended to improve field visibility while minimizing light spill to surrounding properties. These improvements are set well within the interior of the site and do not encroach onto residential property lines. No trees would be removed, and no off-site improvements are proposed. As a result, the project maintains compatibility with the surrounding residential neighborhood and would not result in an overscaled development or an overconcentration of structures in any one area of the high school campus. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: See “Internal Circulation” under criterion ‘g’ below for analysis. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 11 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 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 no new 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: The proposed improvements to the baseball and softball fields are located within a well-developed portion of the campus and do not involve the construction of large buildings or vertical structures that would obstruct existing views. The batting cage structure is modest in scale with a maximum height of less than 15 feet (15’) and would be sited adjacent to the fields, while the new field lighting is designed with full-cutoff LED fixtures to reduce visual impact. Given the site's topography and the existing development pattern, the improvements would not block or interfere with any prominent views or natural features in the surrounding area. As such, the proposal is not expected to significantly affect visual accessibility to any attractive or valued natural features. 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: Existing mature trees on the north, east, and south sides of the site’s perimeter provide screening between the school campus and the surrounding residential uses. Street trees planted approximately ten (10) years ago along 128th Ave SE, adjacent to the baseball and softball fields, provide visual screening and moderate noise attenuation, which will improve as the trees continue to mature. Other natural features such as wetlands and their associated buffers provide additional transition area between the school site and surrounding properties. 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 including four (4) on the softball field and six (6) on the baseball field. Pole heights vary from 60 feet to 90 feet (60’ to 90’) tall. Mature vegetation along the north, east and south edges of the site help screen the existing residences and limit light impacts. Properties across 128th Ave SE would be the most exposed to new light impacts as the street trees in front of the school site and adjacent to the fields are significantly shorter than the proposed lighting. According to the applicant, the proposed lighting would be Light Emitting Diode (LED), full cutoff and shielded in order to prevent light spillage and limit impacts to nearby residences. In addition, according to the applicant, lighting would only be used until 10:00 pm. However, in order to ensure the residences adjacent to the site are not impacted by light spillage, staff recommends as a condition of approval, the applicant shall submit a photometric plan with light fixture specifications. The plan and specifications shall be reviewed Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 12 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed improvements at Lindbergh High School are thoughtfully sited within an established portion of the campus dedicated to athletic uses. The new batting cage structure and proposed lighting poles are oriented toward the interior of the site and adjacent to existing ballfields, maintaining a large buffer from nearby residential properties. The structure’s placement and the open nature of the surrounding uses preserve visual separation and minimize noise and privacy impacts. Additionally, the fields are located at a lower elevation than surrounding residential areas, which further reduces potential noise transmission. With no proposed changes to classroom buildings or other on-site facilities, and no structures placed near shared property lines, the project preserves existing privacy and minimizes impacts through careful orientation and placement. 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 scale of the proposed improvements, including the batting cage structure and new field lighting poles, is appropriate given the existing use and setting of the site. The Lindbergh High School campus is expansive at 37.25 acres, and the improvements are confined to an approximately 5.73-acre athletic area already developed with baseball and softball fields. The open character of the site and the nature of the proposed structures, which are utilitarian and support outdoor recreational use, ensure compatibility with the natural topography and do not obstruct views. The light poles, while are taller than surrounding features, are designed with full-cutoff fixtures to direct illumination downward and avoid light spill (see recommended condition of approval above related to light spillage). The batting cage structure is modest in size, relative to the scale of the school’s campus and is located away from pedestrian and vehicular circulation paths. As designed, the improvements maintain the functional character of the school grounds and are scaled appropriately for the site and its surroundings. 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 proposed improvements have been designed to minimize impacts to the natural landscape. No tree removal is proposed as part of the project, and the work area is limited to existing developed athletic fields, which are already cleared and graded for active use. The conversion of the natural turf fields to synthetic turf would reduce long-term maintenance needs and is supported by an underground stormwater detention system designed to manage runoff effectively. The use of cork and sand infill further reduces environmental impact by avoiding rubber-based materials. Overall, the project avoids unnecessary grading or expansion into undeveloped areas, limits the creation of new impervious Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 13 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final surface, and preserves existing vegetation and site topography outside of the immediate improvement area. 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 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: Existing landscaping is located in the parking lots on the site in the form of interior islands and perimeter buffers. No changes to the existing parking lots are proposed. ✓ 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 three (3) existing driveways off of 128th Ave SE, the site’s only street frontage. 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 does not propose any significant changes to the site’s existing vehicular and pedestrian circulation. The existing site allows for adequate vehicle and pedestrian access via internal driveways and pedestrian linkages connecting the track area, pool building, both parking lots, and the main school building. The project does include a minor circulation improvement in the form of a paved pedestrian pathway connecting the field dugouts with the locker rooms in the gymnasium building. 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. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 14 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. 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 16: Zoning Standards; Parking for analysis. King County Metro Transit provides bus service in the vicinity of the project site with the closest stops served by Route 148 and Route 102. Route 148 has a stop located approximately 0.5 miles northeast of the site at the SE 164th St/128th Ave SE intersection (south of the 128th Pl SE intersection). There are also stops, served by Route 102, located about 0.7 miles to the south of the site at the 128th Ave SE and SE 169th Pl intersection. 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: 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 on-site wetlands. 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 improvements 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: The four (4) small wetlands located near the existing pool building and outdoor track are located approximately 490 feet (490’) from the nearest point of ground disturbance associated with the project. Neither the wetlands nor their buffers would be impacted as a result of the project due to the separation distance. Therefore, the elements associated with the project have been arranged in a manner that protects natural systems as best as possible. See FOF 21: Critical Areas for additional analysis. ✓ 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. A Fire Impact Fee based on amount per square foot per the City of Renton Fee Schedule in effect at the time of building permit application submittal would be applicable to the proposal. See Exhibit 9, Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 15 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final Advisory Notes, for additional comments and recommendations from Fire Prevention staff. Water and Sewer. Staff Comment: Water service to the site is provided by Soos Creek Water and Sewer. No new water service connections are proposed and therefore a Certificate of Water Availability was not submitted. Sewer service to the site is provided by Soos Creek Water and Sewer. No new sewer service connections are proposed and therefore a Certificate of Sewer Availability was not submitted. See Exhibit 9, Advisory Notes, for additional information and recommendations. Drainage. Staff Comment: The applicant has proposed approximately 151,449 sq. ft. of new or replaced impervious surface. As such, the applicant submitted a Technical Information Report, prepared by Jacobson Consulting Engineers, dated December 19, 2024 (Exhibit 7) 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 Lower Cedar River – Ginger Creek Drainage Basin. The development is subject to a Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and the six (6) special requirements have been discussed in the Technical Information Report. There is an 18-inch (18”) stormwater main in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains north to SE 164th St before extending west. The site contains a complex private storm drainage system consisting of conveyance pipes and detention/retention structures straddling multiple basins. The applicant shall ensure that any connections to those systems do not cause the conveyance and detention capacities for the systems to be exceeded. The proposed improvements would trigger a formal stormwater detention system due to the project’s location within a flow control basin requiring duration matching to forested site conditions. A “Stormtech” underground chamber system is proposed and will be reviewed for compliance with Core Requirement #3 of the 2022 RSWDM during civil construction permit review. While the applicant is not proposing water quality facilities under Core Requirement #8, claiming the use of non-pollution-generating materials, synthetic turf is classified as pollution- generating under the 2022 RSWDM. Therefore, the applicant must provide supporting documentation such as manufacturer data or third-party analysis demonstrating the cork infill qualifies as non-pollution generating. If this cannot be demonstrated, water quality treatment meeting “enhanced basic” standards will be required. On-site BMPs under Core Requirement #9 must be evaluated in order of preference based on feasibility. At this time, the applicant proposes only amended soils in landscaped areas, with final BMP feasibility to be reviewed during civil permit review. The project is not located within a flood hazard area, but the site does contain regulated slopes and a complex private drainage network. Any new connections must ensure adequate conveyance and detention capacity within Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 16 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final these systems. A complete Technical Information Report (TIR) addressing all Core and Special Requirements will be required to be submitted with the civil construction permit application. Core and Special Requirements must be addressed in the Final Technical Information Report (TIR). See Exhibit 9, Advisory Notes, for additional comments. The development is subject to a system development charge (SDC) for stormwater. The 2025 SDC for stormwater is $0.94 per square foot of new impervious surface area, but not less than $2,350.00. 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 improvements 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 fronts 128th Ave SE along the west property line for a length of approximately 1,100 feet (1,100’). 128th Ave SE is classified as a two-lane Collector Arterial with parking 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 Collector Arterial streets, the minimum ROW is 83 feet (83’), necessitating approximately eleven and one-half feet (11.5’) of ROW dedication in front of the site. In addition, half street improvements would include a pavement width of 46 feet (46’) (23 feet [23’] 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, and street trees and storm drainage improvements. In 2023, approximately 600 feet (600’) of frontage improvements were completed as part of the Lindbergh High School Modernization project under civil construction permit C22002856. These enhancements included new street lighting, ADA- compliant upgrades, and the repositioning of sidewalk sections further from the roadway while preserving existing mature trees. Although the current project involves new construction valued over $175,000, which triggers frontage improvement requirement, the applicant has indicated their intent to request a waiver due to the recent substantial improvements made within the past five (5) years. Staff will review the waiver separately which requires Administrator approval prior to civil construction permit issuance. 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 and Preliminary Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc., dated January 8, 2001 (Exhibit 6) with the project application. The report concludes that infiltration is not feasible on the site due to low permeability of the soils which includes loose fill overlain dense lodgment till. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 17 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 19. Variance Analysis: The applicant is requesting a variance from RMC 4-2-110A to encroach approximately 17 feet (17’) into the 25-foot (25’) front yard setback along 128th Ave SE to accommodate improvements to the existing softball field (Exhibit 5). Portions of the existing fencing, bleachers, and third base dugout currently encroach into the setback, and recent right-of- way improvements and dedication have further reduced available space. Due to site constraints and existing grading, relocating the field or associated amenities is not feasible. The expanded dugout proposed on the east side of the softball field would be approximately 17 feet (17’) from the west (front) property line at its closest point. Additionally, a field lighting pole is proposed in the setback and would be located approximately eight feet (8’) from the front property line. According to the applicant, the variance would allow for the expansion of the third base dugout to meet ADA accessibility standards, installation of new fencing, benches, a metal roof, and a small retaining wall. The applicant contends that granting the variance would enable necessary upgrades to enhance accessibility, safety, and overall field usability without negatively impacting adjacent properties. The proposed lighting system is designed to prevent light spill and glare, and the improvements will support community recreation opportunities. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250B.6. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis ✓ a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant is requesting a variance from the 25-foot (25’) front yard setback standard along 128th Ave SE due to practical difficulties and unique circumstances specific to the Lindbergh High School site. The existing softball field and associated amenities, including fencing, bleachers, and the third base dugout, were constructed prior to recent right-of-way improvements that have further reduced the available setback area. Strict application of the current setback requirement would require substantial reconfiguration or relocation of the softball field and its infrastructure, which is not feasible due to existing site constraints including topography, limited field area, location of existing stormwater and pedestrian infrastructure, and presence of wetlands on the site. Staff concurs that the proposed improvements, including the ADA-compliant dugout expansion and the installation of a new lighting pole in the setback, are necessary to ensure the field remains functional, accessible, and safe for school and community use. Other properties in the vicinity and within the same R-6 zoning classification are not similarly constrained by the presence of established athletic fields or the need to retrofit aging infrastructure to current standards. Therefore, strict enforcement of the setback would deprive the school of the reasonable use and modernization of its athletic facilities, a right and privilege expected by current and future students at the school. As such, the variance is warranted due to the unique circumstances of the site and the hardship imposed by the code’s application. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 18 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final ✓ b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that granting the requested variance would not be materially detrimental to the public welfare or injurious to nearby properties or improvements within the R-6 zoning district. The proposed improvements within the front yard setback, including an expanded, ADA- compliant dugout and a field lighting pole, are modest in scale and consistent with the existing use of the site as a public high school with athletic facilities. These elements are designed to improve accessibility, safety, and overall usability of the softball field for both students and the community. The proposed light pole would utilize modern LED fixtures with full cutoff housings to minimize light spill and glare, thereby protecting adjacent properties from potential visual impacts. The setback encroachments are limited to a small portion of the field infrastructure and do not introduce any incompatible uses or structures. As such, staff concurs that the improvements are not expected to negatively impact surrounding residential properties or the character of the neighborhood, and the variance would support continued use of the facility for outdoor recreation and public benefit. ✓ c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: Approval of the requested variance would not constitute a grant of special privilege inconsistent with the limitations placed upon other properties in the vicinity or within the R-6 zoning district. The applicant contends that the variance is being sought due to unique circumstances specific to the Lindbergh High School site, including the long-standing placement of the softball field infrastructure, recent right-of-way dedications that further reduced the front yard setback, and the infeasibility of relocating field elements due to site constraints and topography. Staff concurs that the improvements proposed within the setback are necessary to bring the facilities up to modern safety and accessibility standards and do not represent an intensification of use or a departure from the educational and recreational function of the site. Similar accommodations would be available to other public or institutional uses facing comparable constraints, and as such, the variance does not create an unfair advantage or confer a special privilege inconsistent with the zoning code. ✓ d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the requested variance represents the minimum necessary deviation from the front yard setback standard to achieve the project’s goals of improving accessibility, safety, and functionality of the existing softball field. The encroachments into the setback area are limited to essential elements, including the ADA-compliant expansion of the third base dugout and a strategically placed light pole necessary for proper field illumination. Due to existing site constraints, including the established location of the field and recent reductions in setback depth caused by right-of-way improvements, Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 19 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final relocating these elements is not feasible without significant reconfiguration of the entire field. Staff concurs that the proposed variance allows for targeted improvements without overextending beyond what is required, ensuring that the scope of the request is proportional and justified by the specific needs of the site. 20. 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: Compliance Critical Areas Analysis Compliant if condition of approval is met 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 of Renton (COR) mapping database identifies a high seismic hazard, sensitive slopes (15-40%) and protected slopes (>40%) located near the undeveloped area along the southeast edge of the project site. As such, the applicant submitted a Subsurface Exploration and Preliminary Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc., dated January 8, 2001 (Exhibit 6) with the project application. In the report, the consultant acknowledges the presence of a high seismic hazard and steep slopes on the site. The exploration utilized data from twelve (12) exploration borings advanced using a hollow-stem auger on a track-mounted drill. Samples were obtained at six to twenty-one and one-half foot (6 to 21.5’) depth intervals. Subsurface conditions were found to encounter fill in depths ranging from two feet (2’) to nine feet (9’) underlain by Vashon lodgment till consisting of very dense, unsorted, silty fine sand with varying amounts of gravel. The findings of the exploration were identified to be in agreement with the Geologic Map of the Renton Quadrangle which indicates the site is underlain at shallow depths by Vashon lodgment till. Groundwater seepage was not encountered during the data collection but is expected to be present during the winter rainy season as it becomes trapped or ‘perched’ on top of the Vashon lodgment till. The potential for liquefaction was analyzed and was determined to be unlikely due to the dense Vashon lodgment till found near the surface across a majority of the report and is considered to be the result of a very large and rare seismic event. The report provides standard recommendations for erosion control, but due to the lack of identified hazard, does not make specific recommendations for earth preparation outside of the standard control measures. The report also provides specific recommendations related to site preparation, building foundations, stormwater infrastructure design, and field turf materials design. As such, staff recommends, as a condition of approval, that the project construction shall comply with the recommendations found in the Subsurface Exploration and Preliminary Geotechnical Engineering Report (Exhibit 6), prepared by Associated Earth Sciences, Inc., dated October 1, 2021 and any future addenda. Compliant if condition Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.2: Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 20 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final of approval is met Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 and revised February of 2011 (Exhibit 8) was submitted with a previous land use application for another project on the site approved in 2022 (Lindbergh HS Modernization and Additions, LUA22-000106) . The report identified the presence of four (4) wetlands on the site, identified as Wetlands A, B, C, and D in the report. In addition, the applicant also submitted a Wetland Rating Update with the previous application, prepared by Theresa R. Dusek, dated December 30, 2021 (Exhibit 8). The Wetland Rating Update concurred with the delineations in the original report, but updated the categorizations based on the most recent 2014 Wetland System for Western Washington now incorporated into the City’s Critical Areas Code. According to the report, the four (4) onsite wetlands were likely once a channel or swale that discharged to the Molasses Creek wetland complex located south of the site. Wetland A Wetland A, located south of the existing pool building, was reclassified as a Category IV palustrine emergent wetland with a habitat score of four (4) and a total on-site area of approximately 0.12 acres. During a new site visit in 2021, the consultant found a brick wall and catch basin located within the wetland. Vegetation found in the wetlands included rushes, sedges, bentgrass, and buttercups. The required buffer for the wetland is 50 feet (50’). Wetland B Wetland B, located downslope of Wetland A between the pool building and outdoor track, was reclassified as a Category III palustrine forested wetland with a habitat score of three (3) and a total on-site area of approximately 0.03 acres. During a new site visit in 2021, the consultant found that vegetation included alder and cottonwood trees with an understory of salmonberry and red dogwood. The required buffer for the wetland is 75 feet (75’). Wetland C Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 21 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final I.CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 6 and FOF 16. 2. The subject site is located in the Residential-6 (R-6) 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 7 and 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 standards as established by city code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 5. The proposal complies with the Critical Areas Regulations provided the applicant complies with city code and conditions of approval, see FOF 20. 6. There are adequate public services and facilities to accommodate the proposal, see FOF 18. 7. The proposal complies with the variance criteria provided the applicant complies with city code and conditions of approval, see FOF 19. 8. Key features which are integral to this project include the mitigation of light spill to the surrounding properties, protection of existing trees on the site during construction, and the future approval of a waiver for the required street frontage improvements. J. RECOMMENDATION: Staff recommends approval of the Lindbergh High School Field Improvements, File No. LUA25-000051, SA-A, V-A as depicted in the Site Plan (Exhibit 3), subject to the following conditions of approval: 1. The applicant shall provide documentation of compliance with the tree density requirements, or plant new supplement trees on the site in order to achieve the minimum tree density of 30 credits Wetland C, located downslope of Wetland B adjacent to the outdoor track, was reclassified as a Category IV palustrine scrub-shrub wetland with a habitat score of four (4) and a total on-site area of approximately 0.03 acres. During a new site visit in 2021, the consultant found that vegetation included soft rush, salmonberry and red dogwood. Water from the wetland discharges to a catch basin on the applicant’s property. The required buffer for the wetland is 50 feet (50’). Wetland D Wetland D, located downslope of Wetland C directly south of the outdoor track, was reclassified as a Category III palustrine scrub-shrub wetland with a habitat score of four (4) and a total on-site area of approximately 0.04 acres. During a new site visit in 2021, the consultant found the wetland was bisected by an existing gravel path, essentially bisecting it from the nearby wetlands system. Vegetation in the wetlands includes salmonberry, red osier dogwood, and soft rush. The required buffer for the wetland is 150 feet (150’). All proposed works are located outside of the wetlands buffers (Wetlands A-D) and therefore no impacts to the wetlands are anticipated as a result of the project. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 22 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final 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. 2. If new rooftop-mounted equipment is proposed, the applicant shall be required to submit a rooftop equipment exhibit with the elevation plans associated with the building permit application. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to the architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. 3. If new surface-mounted equipment is proposed, the applicant shall submit a surface-mounted utility plan that includes cross-section details with the civil construction permit application. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface-mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 4. The applicant shall submit a photometric plan with light fixture specifications. The plan and specifications shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. 5. The project construction shall comply with the recommendations found in Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report (Exhibit 6), prepared by Associated Earth Sciences, Inc, dated October 1, 2021 and any future addenda. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matt Herrera, Planning Director Date TRANSMITTED on June 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 Shona Bose, 2111 Pacific Ave, Ste 100, Tacoma, WA 98402 Andrew Hollenback, 300 SW 7th St, Renton WA 98057 TRANSMITTED on June 11, 2025 to the Parties of Record: Katrina Jones kjchoa@fastmail.com Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 6/11/2025 | 1:43 PM PDT City of Renton Department of Community & Economic Development Administrative Staff Report Lindbergh High School Field Improvements LUA25-000051, SA-A, V-A Report of June 11, 2025 Page 23 of 27 D_Lindbergh_High_School_Field_Improvements_250610_Final TRANSMITTED on June 11, 2025 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Free, Economic Development Director Stephanie Rary, Property Services Specialist 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 June 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. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. 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 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. Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662 D_Lindbergh_High_School_Field_Improvements_250610_Final The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Drawing Set (Site Plan, Drainage Control Plan, Conceptual Grading Plan, Floor Plan, and Exterior Elevations) Exhibit 4: SEPA Determination of Non-Significance (DNS) issued by the Renton School District, published date February 6, 2025 Exhibit 5: Variance Request Justification Exhibit 6: Subsurface Exploration and Preliminary Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc., dated January 8, 2001 Exhibit 7: Technical Information Report, prepared by Jacobson Consulting Engineers, dated December 19, 2024 Exhibit 8: Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 and revised February of 2011 Exhibit 9: Advisory Notes CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Lindbergh High School Field Improvements Land Use File Number: LUA24-000349, SA-A, V-A Date of Report June 11, 2025 Staff Contact Alex Morganroth Principal Planner Project Contact/Applicant Shona Bose, 2111 Pacific Ave, Ste 100, Tacoma, WA 98402 Project Location 16426 128th Ave SE (APN 2823059004) Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662