HomeMy WebLinkAboutEx_09_Advisory_Notes.docxDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA25-000051
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use action.
Because these notes are provided as information only, they are not subject to the appeal process for the land use
action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock
(8:00) p.m. No work shall be permitted on Sundays.
3. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for
adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or
your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See attached Memo dated March 13, 2025
Building Official:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please see the following comments:
1. Building permits are required for items including but not limited to:
• Retaining walls
• Batting cage/storage buildings
• Lighting poles/footings
• Dugouts
• Scoreboards
2. Electrical permits are required per code.
Exhibit 9
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
Page 2 of 7 LUA24-000218
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
.M E M O R A N D U M
DATE: March 13, 2025
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Lindbergh High School Field Improvements
16426 128th Ave SE
LUA25-000051
I have reviewed for the Lindbergh High School Field Improvements project located at 16426 128th Ave SE parcel(s)
282305-9004, 282305-9042, and 282305-9093. The following comments are based on the land-use application
submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
The site is approximately 37 acres in size and is square in shape. The site contains Lindbergh High School which is
accessed direction from 128th Ave SE along the west frontage of the site. The high school contains multiple
buildings, parking areas, baseball and football fields, indoor swimming pool, and tennis courts. The site is covered
approximately 50 percent by impervious areas such as parking, buildings and sports fields with the remainder
grass and a forested area located along the east and southeast property lines. The southern half of the site slopes
from the west to southeast whereas the northern half of the site generally slopes from the south to the northwest.
WATER
1. The subject development is within the water service area of Soos Creek Water and Sewer District.
2. The site is located outside of the City’s wellhead protection areas.
SEWER
1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer
availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use
Application.
STORM
1. The site is located within the Lower Cedar River – Ginger Creek Drainage Basin and contains regulated slopes
throughout portions of the school property and in some of the undeveloped areas. The site topography
slopes from slight to moderate generally form the middle of the site to either the northwest or southeast.
There is a 18-inch concrete stormwater main (R-359812) in 128th Ave SE west of the subject property
frontage located along the east flowline of the existing roadway. The stormwater main drains to north to SE
164th St before heading to the west.
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
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2. The site contains a complex private storm drainage system consisting of conveyance pipes and
detention/retention structures straddling multiple basins.
TRANSPORTATION
1. The proposed development fronts 128th Ave SE along the west property line for a length of approximately
1,100. As a portion of the Lindbergh High School Modernization project (LUA22-000106 & C22002856) the
applicant constructed approximately 600’ of frontage improvements in 2023 which included street lighting,
ADA upgrades and portions of meandering sidewalk while retaining the existing trees. Existing right-of-way
(ROW) width is approximately 60 feet but will be expanded to 71.5’ upon final completion of the
modernization project.
2. The section of 128th Ave SE along the development site is designated as a Neighborhood Greenway (Bicycle
Boulevard) and shared roadway in the current update to the Renton Trails and Bicycle Master Plan. The
Greenway does not include formal bike lanes, however, the 12.5-foot shared vehicle and bicycle shall
be marked in a manner meeting City and WSDOT specifications for the entirety of the frontage.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land-Use
Application.
a. The applicant did not supply a certificate of water availability from Soos Creek Water and
Sewer District as a portion of the Land-Use application, however, the proposal does not
appear to provide any new water or sewer connections. The application will be reviewed in
detail during the Civil Construction Permit review process and if it is determined that new
connections for water or sewer are proposed, an availability certificate will be required.
2. If applicable, a copy of the approved water plan Soos Creek Water and Sewer District shall be provided to
the City prior to approval of the Civil Construction Permit.
a. The number and locations of fire hydrants shall be determined by the City of Renton Fire
Department as part of the review of the project plans.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land-
Use Application.
a. The applicant did not supply a certificate of sewer availability from Soos Creek Water and
Sewer District as a portion of the Land-Use application, however, the proposal does not
appear to provide any new water or sewer connections and includes the use of portable
toilets. The application will be reviewed in detail during the Civil Construction Permit review
process and if it is determined that new connections for water or sewer are proposed, an
availability certificate will be required.
b. All groundwater discharge shall meet the requirements of the project’s coverage under the
NPDES Construction Stormwater Permit. If ground water cannot be discharged through
stormwater, construction stormwater directed to the public sewer system will require
approval of King County, a KC Industrial Waste permit and Soos Creek discharge permit as
supplied to the City for review.
2. If applicable, a copy of the approved sewer plans from Soos Creek Water and Sewer District shall be
provided to the City prior to approval of the Utility Construction Permit.
SURFACE WATER
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
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1. 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.
2. A preliminary Drainage Plan and Technical Information Report (TIR), dated December, 2024, was
submitted by Jacobsen Consulting Engineers with the Land Use Application. Based on the City of Renton’s
flow control map, the site falls under Flow Control Duration Standard (matching Forested Site Conditions)
and is located within the 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 core requirements and the six special requirements have been discussed in the Technical Information
Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM
that is current at the time of the civil construction permit application. The applicant has proposed to
connect to onsite private storm drainage system at one location onsite matching the existing threshold
discharge area. The project is not proposing any drainage diversions.
a. Due to the project’s location within the flow control duration matching forested site conditions
basin and proposing to replace existing grass ball fields with synthetic turf, a formal detention
system is triggered (Core Requirement #3). The application is proposing a “Stormtech”
chamber detention system. During the civil construction permit process, the final detention
design will be reviewed in full detail to ensure that the flow control standards are being met as
outlined in the 2022 RSWDM.
b. The applicant is not proposing to use water quality facilities in order to meet Core Requirement
#8 and states in the TIR “the project will stay below the thresholds requiring water quality
facilities, which are 5,000 square feet of pollution-generating impervious surface (PGIS) and ¾
acre of pollution-generating pervious surface (PGPS). The impervious surface associated with
this project are for recreational and pedestrian use and will not be subject to any vehicular
loading. Additionally, the new turf playfields will utilize cork infill, or other non-PGHS material”.
i. The 2022 RSWDM includes synthetic turf fields within the definition of pollution generating
surface, therefore, the applicant shall clearly demonstrate during the civil construction
permit review process through use of manufacturer data, Department of Ecology or similar
jurisdictions approval and/or independent analysis and peer review that the material
being proposed qualifies as non-pollution generating. If this cannot be demonstrated,
water quality facilities meeting “enhanced basic” water quality requirements per Core
Requirement #8 shall be provided.
c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall
be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2022
RSWDM. All targeted impervious area to the maximum extent feasible shall be conveyed to an
On-site BMP.
i. The applicant is not currently proposing any mitigation for the site based on the
infeasibility criteria within the 2022 RSWDM with the exception of amended soils for
landscaped areas. Final review of onsite BMP feasibility will be reviewed during the civil
construction permit approval process.
d. The following stormwater improvements are required and shall be discussed or revised within
the TIR:
i. All Core Requirements and Special Requirements must be evaluated within the TIR.
ii. The site is not located within the flood hazard area.
3. The site contains regulated slopes throughout portions of the school property and in some of the
undeveloped areas. The site topography slopes from slight to moderate generally form the middle of the
site to either the northwest or southeast. There is a 18-inch concrete stormwater main (R-359812) in 128th
Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The
stormwater main drains to north to SE 164th St before heading to the west.
4. The site contains a complex private storm drainage system consisting of conveyance pipes and
detention/retention structures straddling multiple basins.
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
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a. Any connections to these systems will need to ensure that conveyance and detention
capacities are not exceeded.
b. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
c. Maintenance access is required for any proposed stormwater tracts/facilities and shall be
designed and installed in accordance with the City adopted SWDM.
5. Storm drainage improvements along all public street frontages are required to conform to the City’s street
and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and
sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
a. The proposal does not currently include frontage improvements but will be evaluated during
the civil construction permit review process.
6. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King
County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for
modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full
dispersion and full infiltration BMPs.
7. A geotechnical report for the site (specifically ballfields area) was prepared by Associated Earth Scientists,
Inc. dated January, 2001, and was provided with the land-use submittal. The report was utilized in the
construction of the grass-vegetated ballfields. The report includes information concerning the soils,
geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations
of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer.
a. The geotechnical report indicates that the site soils are relatively impermeable and water will
tend to perch atop this stratum and consists primarily of fill soils with depths ranging from
approximately 2.5 to 9.0 feet below the existing ground surface. The composition of fill was
variable with some location, the fill was free of organic material and other delirious materials,
whereas other boring contained topsoil and wood. The fill was typically loose and wetter than
the optimum moisture content. Natural soils beneath the fill materials consisted of dense to
very dense sand with silt and gravel interpreted as lodgement till.
i. While the report did not explicitly state that infiltration or BMP’s are infeasible, the nature
of the underlying soils in conjunction with the proximity to protected slopes are not
conducive to infiltration and may create or exacerbate drainage problems onsite. Staff
will provide final review of infiltration options during the civil construction permit process.
ii. The report also indicates that all retaining walls should be provided with a drain at the
footing elevation consisting of rigid, perforated, PVC pipe surrounded by washed pea
gravel and that subfield drainage systems for the new fields are recommended.
iii. The applicant is providing a subsurface drainage connection for the fields and wall drains
will be reviewed as a portion of the civil construction permit review process.
8. Erosion control measures and construction stormwater pollution prevention measures to meet the City
requirements shall be proved for during the civil construction permit process.
9. A Construction Stormwater General Permit from Department of Ecology will be required since grading and
clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this
site.
10. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City
of Renton Standard Details is available online in the City of Renton website.
TRANSPORTATION
1. Street and frontage requirements: The proposed development site has frontage on 128th Ave SE. Since the
project is proposing greater than $175,000 in exterior improvements, frontage improvements are required
in accordance to RMC 4-6-060.
a. 128th Ave SE is classified as a collector arterial with an existing right-of-way (ROW) width of 60 feet
and contains 1 north-bound travel lanes, 1 south-bound travel lane, and north and south-bound
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
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bike/parking lanes. Per Renton Municipal Code (RMC) 4-6-060, the minimum ROW width required on
a five lane principal arterial is 83 feet.
i. In 2023, frontage improvements for a length of approximately 600’ were installed as a
portion of the Linderbergh Highschool Modernization project under civil construction
permit #C22002856 which included street lighting, ADA upgrades and moving portions of
the sidewalk away from the roadway while retaining the existing trees.
ii. Since the project proposes new construction in excess of $175,000, frontage
improvements are required, however, due to recent modified improvements being
installed within the last 5 years, the applicant shall request a waiver of frontage
improvements prior to issuance of the civil construction permit.
iii. The Lindbergh High School modernization project is currently in the process of dedicating
the required 11.5’ of right-of-way to meet current standards. Dedication is required to be
recorded prior to close-out of the field improvements civil construction permit.
1. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle
improvements will be reviewed in conjunction with the civil construction permit for the project and will
require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications
are being met.
2. Street lighting and street trees are required to meet current city standards. Final lighting plans are required
to be submitted with the civil construction permit application and will be reviewed during the construction
utility permit review.
a. Street lights were installed as a portion of construction under civil construction permit
#C22002856.
b. Any existing street lights impacted or removed during constructed shall be replaced with
street lights meeting current streetlight standards.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
a. No existing overhead utilities are proposed to be undergrounded.
4. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements.
5. Any parking lot revisions shall be in accordance with City code 4-4-80 (G).
6. The project is not proposing an increase in student or staff population, capacity for sporting events or
change in parking lot or traffic patterns, therefore, a traffic study is not required.
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along
property frontage and within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way
as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with
the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662
ADVISORY NOTES TO APPLICANT
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Please visit www.rentonwa.gov for the current development fee schedule.
7. A demo permit is required for the demolition of the existing buildings/foundations. The demo permit shall be
acquired through the building department.
Docusign Envelope ID: C651708A-D524-44F2-8D47-FEDE29EA3662