HomeMy WebLinkAbout12-PUD criteria and Phasing plan.pdfRenton High School Replacement
and Site Expansion
September 16, 2025 1
12. PUD Submittal
Statement Addressing Project’s Compliance with the PUD
Decision Criteria:
a. Demonstra�on of Compliance and Superiority:
Introduction
The City requires that Planned Urban Development (PUD) applica�ons demonstrate compliance with
the purposes of RMC 4-9-150 and the Comprehensive Plan and how the proposal will be superior to
that which would result without a PUD, and that the development will not be unduly detrimental to
surrounding proper�es. The proposed PUD complies with most of the city-wide property
development standards (RMC 4.4) for the zoning districts in which it is located (Residen�al 8 (R-8),
Commercial Downtown (CD), and Commercial Arterial (CA)) as well as the Overlay Districts (Design
Districts A and D and the Airport Influence Area. However, because the use as a K-12 educa�onal
ins�tu�on is unique in its site and building design requirements and security needs, it follows that
some devia�ons will produce a beter campus environment and greater sensi�vity to surrounding
land uses than as strictly prescribed by the zoning and design standards. K-12 educa�onal
ins�tu�ons themselves do not have a designated zone and are permited in most zones through a
hearing examiner condi�onal use process (including for exis�ng/replacement school projects, such
as this). Sec�on (d) below describes the proposal’s compliance with and/or requested PUD
devia�ons within the underlying zoning and overlay districts. The Zoning District and Overlay District
map is provided below in Figures 1 and 2.
The proposed devia�ons from the development standards for each zoning and design district will
allow for the development of a school campus that maximizes the site’s poten�al to provide the
needed parking spaces, drop-off loca�ons, and both public and student-use open spaces and athle�c
facili�es. Strict adherence to the development standards would result in mul�ple site design features
that would be incompa�ble with the proposed high school use, including:
• Separa�on of different drivers and travel modes and provision of separate, smaller parking
areas. The exis�ng buildings to remain front on S 2nd Street and the new buildings are
designed to connect to the exis�ng buildings and be complementary to them. The loca�on
of the new building is in compliance with the City Center Standards to locate entries on S 2nd
Street (and provide an entry plaza). The clustered building area and entry on S 2nd Street
create the need to provide some parking that is convenient and accessible to the entry,
while keeping the different modes of transporta�on as separate as possible for safety
purposes. For this reason, there are 22 parking spaces between the exis�ng buildings and S
2nd St, which requires a devia�on.
• Balance school gathering spaces with public gathering spaces. The plans provide common
open spaces that are, first and foremost, for use by students and staff, and secondarily for
the public outside of school hours. It is expected that students and staff will enjoy the
campus during school hours and not linger outside of instruc�on and ac�vity hours. For this
reason, the sea�ng in the entry plaza is minimized and requires a code devia�on. Other
plaza and sea�ng areas are provided and dispersed throughout the campus.
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• Balance modula�on and glazing along the Logan Ave S eleva�on with student needs for
daylight and privacy. The library por�on of the building is setback greater than the
maximum setback of 25 feet. The library façade will be 100 percent transparent facing a
“forested” feature, which is inten�onal to a quiet environment and dayligh�ng of the library.
The proposed building modula�on and ar�cula�on breaks up the bulk and massing of the
building, which is a requirement of the Urban Design District for large buildings.
Another notable site feature that affects the site layout is the proximity to Renton Municipal Airport,
which is located to the north of Airport Way. The property is within the FAA Part 77 Surface
Restric�ons associated with Renton Municipal Airport and the City’s Airport Height and Overlay
District, which restricts the type and height of uses to protect the airspace from incompa�ble objects
and ac�vi�es. The site layout and building design has been carefully planned to be in compliance
with these restric�ons.
Comprehensive Plan
The rela�onship of the proposed RHS campus to the goals and policies of the Comprehensive Plan
are outlined thoroughly in the document labeled #7 CUP Narra�ve and Jus�fica�on. The same
policies that provide support for the use also extend to allowing for the flexibility provided by the
PUD in establishing a campus that will best serve Renton students and the neighborhood for
genera�ons to come.
Residential 8 (R-8) Zoning District
The intent of the R-8 zoning district is to provide lands suitable for moderate-density residen�al
uses, including single-family and middle housing (RMC 4-2-020-F). However, K-12 schools are
allowed as a use in all residen�al districts as a hearing examiner condi�onal use, largely because it is
recognized that schools should be located in or near residen�al neighborhoods. Por�ons of the
northern area of the campus are zoned R-8. Compliance with the zoning district bulk regula�ons is
provided in the chart provided below. The field light poles located in the R-8 zone exceed the R-8
zone maximum height and will require a devia�on through the PUD process.
Commercial Arterial Zoning District (CA)
The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business
areas characterized by enhanced site planning and pedestrian orienta�on, incorpora�ng efficient
parking lot design, coordinated access, ameni�es, and boulevard treatment with greater densi�es.
The CA zone provides for a wide variety of retail sales, services, and other commercial ac�vi�es
along high-volume traffic corridors (RMC 4-2-020-N). The north (adjacent to Airport Way) perimeter
area of the campus is zoned CA. Compliance with the zoning district bulk regula�ons is provided in
the chart provided below. The proposal requests minor devia�ons for the improvements adjacent to
Airport Way, largely to retain the exis�ng trees. See the #7 -CUP Jus�fica�on for the request to
increase height for the field light poles located in the CA zoning district.
Center Downtown (CD) Zoning District
The purpose of the CD zone is to provide a mixed-use urban commercial center serving a regional
market as well as high-density residen�al development. Uses include a wide variety of retail sales,
services, mul�-family residen�al dwellings, and recrea�on and entertainment uses (RMC 4-2-020-O).
The por�ons of the proposal that comprise the exis�ng RHS campus are zoned CD, as are the
recently acquired proper�es that front on Logan Ave S. The proposal is largely in compliance with
the requirements of the CD District with minor excep�ons. Compliance with the zoning district bulk
Renton High School Replacement
and Site Expansion
September 16, 2025 3
regula�ons is provided in the chart provided below. See the #7 -CUP Jus�fica�on for the request to
increase height for the field light poles located in the CD zoning district.
Urban Design District A
The intent of DD-A, which provides design guidelines for the CD zone is to provide standards and
guidelines for development in order for the city’s vision of a high-density urban environment to be
realized. This includes safe integra�on of mul�ple transporta�on modes, streetscape ac�va�on, and
human-scale architectural details that are suitable for the Pacific Northwest climate (4-3-100). Most
of the RHS campus is located in DD-A with the excep�on of the northern perimeter along Airport
Way, which is in District D and parcels in the northern interior which are not located in a design
district. See the #11-Urban Design District A Review Packet for a response to each design standard
and Sec�on (d) below for the requested devia�ons.
Urban Design District D
The intent of DD-D aligns is similar as DD-A, allowing for a slightly different context of desired uses
and density, as DD-D applies to the areas of the project site zoned CA, as well as other commercial
and office zones in the City. The northern por�on of the property adjacent to Airport Way is located
in DD-D. See the #12-Urban Design District D Review Packet for a response to each design standard
and Sec�on (d) below for the requested devia�ons.
Airport Influence Area Overlay
The Renton High School campus lies in the Airport Influence Overlay district, which has strict height
and use restric�ons applying to the campus. The height restric�ons apply to protrusions into the
Renton Municipal Airport (RMA) Federal Avia�on Regula�on Part 77 Objects Affec�ng Navigable
Airspace such as buildings, trees, and light poles. The PUD regula�ons provide that there are some
standards that cannot be modified by a PUD applica�on, which includes the regula�ons of the
Airport Influence Area. The proposal has received “No Hazard” Obstruc�on Evalua�ons (OE) from
the FAA for the new school building and is in the process of obtaining them for the field light poles.
All proposed structure heights fall below the Navigable Airspace; therefore, the proposal is in
compliance with the requirements of the Airport Influence Overlay district. Copies of the No Hazard
OE’s are provided under separate cover.
Figure 1 - Zoning Map
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and Site Expansion
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b. Public Benefit Required:
Specific design considera�ons and are addressed below, but at a high level, the purpose of
expanding the RHS campus is to provide a campus size and facili�es that are equivalent to RSD’s two
other high schools (Hazen and Lindbergh), as well as what is expected by parents and students
regionally, and complies with state standards for public educa�on ins�tu�ons. Although RSD
explored other op�ons for si�ng a new Renton High School, an important considera�on was
maintaining the community presence in the vicinity of where the school has been as an important
cornerstone of the city since 1911. A public benefit of the RHS replacement and site expansion
project, is the reten�on of the historic 1930’s building and the IKEA Performing Arts Center (IPAC).
These buildings provide community con�nuity in a sec�on of the city that has seen and con�nues to
see drama�c land use and popula�on changes.
Critical Areas:
The proposed site is in a high seismic hazard area, as well as within Zone 1 and Zone 2 Wellhead
Protec�on Area. A geotechnical report has been prepared for the exis�ng RHS campus and the
expanded areas in order to assess soil condi�ons and provide mi�ga�ons and construc�on measures
to assure site stability. Infiltra�on is not suitable for the site soils, therefore the wellhead protec�on
area will be protected by direc�ng runoff from pollu�on genera�ng surfaces to manufactured
treatment devices prior to discharge into the City’s stormwater system. There are no wetlands or
other bodies of water on the site.
Natural Features:
The exis�ng RHS and proposed expansion area is located in downtown Renton in a largely developed
and urban area. The site is fairly flat and other than trees and vegeta�on, devoid of other natural
features. The site is bounded by streets on each side. It is rela�vely flat in grade. The western
por�on of the project site falls within Zone 2 of the Wellhead Protec�on Area (WHPA), and the
eastern por�on of the project site falls within Zone 1 of the WHPA. There are no mapped wetlands
or streams on the property. All of the property is within a High Seismic Hazard Area.
Figure 2 - Overlay Districts Map
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The site is known for having a history of use prior to becoming a high school. The District is working
with a professional Archaeologist and the Washington State Dept. of Archaeology & Historic
Preserva�on (DAHP) to study, document, and mi�gate for poten�al impacts to historic and cultural
resources.
Another notable site feature is the proximity to Renton Municipal Airport, which is located to the
north of Airport Way. The property is within the Airport Overlay District and has height restric�ons
associated with the FAA/Renton Municipal Airport which protect the airspace from incompa�ble
objects and ac�vi�es.
There are 212 landmark trees located on the proposed expanded site, 28 of these will be preserved,
including exis�ng trees located along Airport Way and S 2nd St. New trees will be planted to meet the
requirements for landscaping parking lots, provide screening and site ameni�es. The site will u�lize
na�ve vegeta�on in its landscaped areas (396,647 SF). Plant types have been selected to minimize
pests and wildlife that could impact Renton Municipal Airport opera�ons. The District will pay into
the City’s Tree Fund to compensate for tree removal.
Public Facilities:
The RHS Replacement and Site Expansion project is providing u�lity upgrades to the sewer,
stormwater, and transporta�on infrastructure that would not otherwise be required. Specifically, a
6” water main that passes through the school will be replaced by a new 12” water main that meets
current city standards. The project will also include the installa�on of stormwater treatment on the
surrounding streets. Addi�onally, frontage improvements are being provided on Airport Way, Logan
Ave, Shatuck, and Lake Ave. Along S 2nd St, the district is dedica�ng to the City between eight and 24
feet of frontage in order for the COR to reconstruct S 2nd St according to its plans.
An addi�onal public facility is the school itself, which is being planned in accordance with regional
and state standards. The site expansion includes several new proposed recrea�onal facili�es that are
designed to meet standards for compe��ve play (so�ball, baseball and mul�purpose fields plus
indoor basketball, volleyball and badminton courts) and will be open for public use outside of school
hours including tennis courts, pickleball courts, and half-court basketball. The loca�on of the
exis�ng ball fields in the western por�on of campus will be renovated for track and field prac�ce use
only with no spectator sea�ng and no ligh�ng due to its loca�on in the Runway Protec�on Zone for
Renton Municipal Airport.
Use of Sustainable Development Techniques:
Electrical service will be a combina�on of u�lity power grid and onsite solar-generated power. The
proposed new building includes energy code efficiency requirements, Energy Star cer�fied
equipment, on-site renewable energy, minimum energy metering, permanent shading in classrooms,
low-emi�ng interior finishes, a GHG reduc�on plan, EV charging spaces, integrated pest
management program, food waste reduc�on program, and use of LED light fixtures with dayligh�ng
and occupancy controls. The new building is designed to meet the requirements of WA State Clean
Buildings Performance Standards (CBPS).
The new building will be served by high-efficiency air-to-water heat pumps that provide hea�ng and
cooling to the building, with Coefficients of Performance (COP’s ) in excess of current energy code.
Ven�la�on is provided by dedicated outdoor air systems as required per the energy code, with high-
efficiency heat recovery that will have performance in excess of current code. Domes�c water will be
heated via high-efficiency air-source heat pump water heaters. The building will u�lize a control
system with logic programmed to minimize mechanical energy usage while maintaining building
comfort.
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Architecturally the new building envelope performance will be above code minimum and there will
be exterior shading devices provided throughout the building.
Overall Design:
Open Space/ Recreation:
The district is providing mul�ple athle�c facili�es that are designed to meet standards for
compe��ve play (so�ball, baseball and mul�purpose fields plus indoor basketball, volleyball and
badminton courts) and will be open for public use outside of school hours including tennis courts,
pickleball courts, and half-court basketball. There are also two pedestrian plazas planned, one at
the main entry and one to the north of the classroom building. There will be a concessions/
spectator area associated with the baseball and so�ball field complex.
Landscaping has been carefully considered to use na�ve vegeta�on and be aesthe�cally pleasing,
invi�ng visitors to the area to linger along the sidewalks surrounding the school, rather than pass
through. Important connec�ons are made for the athletes to walk to the Memorial Stadium
complex where varsity level compe��ons will s�ll occur.
The project is providing the required common open space area (RMC 4-9-150(E)(1)(c)(i)) at the
main entry. It provides a 12-foot wide sidewalk in areas along S 2nd St and along Logan Ave S, a
pedestrian-oriented street. Furthermore, recrea�onal facili�es will be open to the public during
non-school hours or will be available to the public through a formal reserva�on process outside of
the needs of the school uses.
Circula�on/ Screening:
Vehicle entries to the site are placed to allow for adequate sight distance and distance to adjacent
intersec�ons. Access for pedestrians is priori�zed, while providing increased parking for the high
school and IPAC uses, which is intended to accommodate special events and prevent parking
spilling into nearby neighborhoods. Where vehicles do access the site, parking has been designed
in a way to provide clear pedestrian pathways as close as possible to building entries and to
minimize pedestrians crossing drive aisles.
The proposed project would reconfigure access and parking for the overall campus. The segments
of S Tobin St and S Tillicum St between Shatuck and Logan Ave S would be vacated to create a
consolidated school property. The following describes the proposed changes to site access.
• The easternmost access driveway on S 2nd St would be removed. The new expanded
student and event parking lot would be accessed from two driveways—one located at the
southwest corner of the site at approximately the location the existing playfield parking
area egress driveway, and one new access on Lake Ave S.
• Automobile load/unload would be retained at its existing on-site location but extended
west to provide approximately three-times more curb-side load/unload space. The
existing load-zone entry driveway on S 2nd St would be retained; the load-zone exit
driveway would be located at an existing curb cut (currently serving as an entry-only
driveway for the southwest parking area) opposite Shattuck Ave S. The other two existing
site access driveways on S 2nd St would be removed.
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• School-bus load/unload would be relocated to a proposed new curb-side load zone along
the west side of Logan Ave S for the entire length of the expanded school frontage
extending between Airport Way and S 2nd St. This will eliminate turns and delays from and
to the arterials and accommodates bus traffic patterns from the District’s Transportation
facility. Curb bulbs will be added to increase sightlines. Bus parking spaces along Logan will
also be available to the public after hours.
• Special education (SPED) buses would have an on-site load/unload area accommodated
within the staff parking lot with an option to utilize the curb-side load zone on Logan Ave S
if needed in the future.
• School-day access to and from the staff parking lot and SPED bus area would occur from a
driveway that would form the east leg of the modified S Tobin St/ Shattuck Ave S
intersection. A secondary access driveway to/from the staff parking area is proposed as
the east leg of the Logan Ave S / S Tobin St intersection. That driveway would remain
closed (with gates) during the school day, but would be available for event-related
access/egress and for emergency access.
No other vehicular access driveways are proposed. All access driveways that serve the
exis�ng uses on the parcels that would be acquired and absorbed into the expanded site
would be removed.
The staff and visitor parking areas will be screened by perimeter landscape buffers that will
provide 100% ground coverage consis�ng of trees, shrubs, and groundcover.
The traffic analysis conducted for this SEPA Checklist, and detailed in the Transportation
Technical Report (Sept. 2025) reflects condi�ons with the Renton High School Replacement
project complete and increased enrollment to its planned capacity of up to 1,600 students
(a net increase of 211 students compared to the school’s current enrollment capacity).
Based on daily trip genera�on rates published for high schools by the Ins�tute of
Transporta�on Engineers, the replaced and expanded school is es�mated to generate a
net increase of about 410 trips per day (205 in, 205 out). The peak traffic volumes would
con�nue to occur in the morning just before classes begin (net increase of 114 trips
between 6:45 and 7:45 a.m.) and in the a�ernoon around dismissal (net increase of 72
trips between 1:45 and 2:45 p.m.).
Landscaping/ Screening:
The proposed landscaping is superior to strict applica�on of the code requirements and is
responsive to the use, neighborhood, and func�on of the site. It is responsive to the Duwamish
Tribe request for the use of na�ve vegeta�on. The proposed landscaping (396,647 SF) exceeds the
overall interior and perimeter parking lot landscape area requirements with a few excep�ons,
which provide beter pedestrian circula�on and accommodate FAA requirements.
Twenty-eight of the significant trees will be retained, while plan�ng new street trees, parking lot
and interior trees, where allowed by the FAA height restric�ons in the Airport Overlay zone.
The site will be landscaped using na�ve vegeta�on. Plan�ng also avoids vegeta�on that atracts
wildlife per FAA regula�ons. The plaza north of the school, which also serves as a fire lane, features
zig-zagging paving paterns modeled a�er riverbanks, and features benches like dri�wood or
boats. the exposed aggregate paterns help break up the fire lane and celebrate the history and
context of the site. A large exis�ng oak and adjacent plan�ngs provide shade and scale for the
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and Site Expansion
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performance circle at the north end of the plaza. Pockets of feature plan�ng highlight entry points
and provide focal points at key picture windows.
Street trees ring the site at an average of 30 LF. Shrubs and groundcovers provide a site perimeter
buffer and will be installed at or above the required minimum sizes. Tree quan��es in the parking
areas meet the parking lot standards based on number of stalls. Irriga�on is provided for in new
plan�ng areas.
Site and Building Design:
BRIC architecture collaborated diligently with the students, families, staff and neighborhood
groups to create a building that not only func�ons well, but is beau�ful. The exterior focuses on
materials and color paletes intended to complement the design of the por�ons of the 1930s
building that will be retained. There is a focus on natural light both for interior wellbeing of
students and staff, but also to provide transparency and avoid blank walls on the exterior.
The site itself is designed for the building to be facing towards the downtown core, both literally
and figura�vely, drawing in visual interest from a distance. There is an interior courtyard for
students as well as mul�ple interior gathering spaces for casual conversa�on and group ac�vi�es.
Site access and circula�on have been designed to separate buses from vehicles, separate staff
access and parking from student parking, and provide mul�ple parking areas in lieu of one large
parking lot.
The new building is designed to be complementary to the two buildings to remain: the 1930s
building and the IKEA PAC. Materials will include two blends of masonry bricks (varied tones),
metal panels, corrugated metal siding and glazing systems including aluminum curtain wall and
storefront. There will be minor accents that utilize school colors (red, black, white) and the
school logo and mascot to represent pride and tradition of the site. These materials will be
detailed and organized in an overall complimentary manner that organizes the composi�on of the
facades to represent the building internal program and uses.
The site includes athle�c fields, entry features at campus corners, a student plaza with a gathering
area, and mid-block crossing with special features to guide students safely to Memorial Stadium. It
also includes a public plaza at the corner of Logan Ave and S 2nd St with ornamental paving, seat
walls, and feature plan�ngs. This plaza anchors the unified landscape along S 2nd St and
accommodates access to the IPAC Theater and school. It is sized and cited to be used as part of
city celebra�ons.
Alleys:
Not applicable to this proposal.
c. Addi�onal Review Criteria:
Building and Site Design:
Perimeter:
The building is scaled to be appropriate to the surrounding newer land uses, as well as its func�on
as a public high school, and to complement the bulk and mass of the exis�ng 1930s building and
IPAC to remain. Much of the campus site design is driven by the FAA height restric�ons.
The main entrance and pedestrian plaza area is located along S 2nd St and Logan Ave, facing
towards the downtown core. Although the three-story building may be larger in scale than other,
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and Site Expansion
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older exis�ng uses, it aligns well with the newer uses surrounding the campus. For example, on the
southeast corner of Logan Ave and S 2nd St, is a six-story City of Renton parking garage, built in
2003.
The baseball and so�ball field will be facing Airport Way, which has no residen�al uses, and at this
sec�on the principal arterial operates as a highway, with the airport on the north side, and a
collec�on of light industrial or vacant commercial buildings, drive-thru uses, and a restaurant that
has been either vacant or for sale since 2011 on the south side. The fields will be neted to prevent
damage to vehicle traffic along Airport, and sidewalks and street trees will be provided as required.
The presence of ligh�ng, fencing and tall ne�ng is ideally located along Airport Way to protect
ac�vated commercial or residen�al uses, but the externali�es are minimal to the overall character
of Airport Way between Logan Ave and Shatuck Ave. There may be opportuni�es for
graphics/colors at the ou�ield fence screening to create visual interest along this frontage. The
proposed field ligh�ng demonstrates there will be between zero to 0.05 footcandles of light spill to
adjacent proper�es (see Musco Ligh�ng Study).
The character, massing, and design along the west and south frontages (Lake Ave S and S 2nd St,
will be upgraded with pedestrian and vehicular access improvements and addi�onal landscaping.
The main entry at this loca�on will feature a pedestrian plaza with sea�ng, entry canopy and
landscaping.
Interior Design:
There is only one principal building for the campus, which has been though�ully designed to
connect and integrate with the historic building and IPAC. Interior areas will be dedicated to
students and other school ac�vi�es, including the primary parking staff and visitor parking lot.
Architectural details such as visibility to outside landscape areas, and dayligh�ng for the op�mal
educa�onal environment are given though�ul considera�on.
Provides sufficient streets and pedestrian facili�es.
Internal streets are func�oning primarily as driveways to access parking. S Tobin St, which will
require vaca�on as part of this proposal, will provide through access to Shatuck Ave and access
for emergency vehicles, but the narrow right-of-way and presence of parking will slow vehicular
traffic to create safe condi�ons for pedestrians. Further discussion of transporta�on impacts is
addressed in sec�on b.) above. Because this is not a new site or use, the transporta�on system,
parking, driveways, and bus drop-off zone have been designed to improve upon the exis�ng
condi�ons and respond to community concerns. At the present �me, and in the near future, the
site is not expected to see an increase in enrollment or employment.
Pedestrian improvements include sidewalks along all perimeter rights of way. This includes a 12-
foot sidewalk along Logan Ave S, suppor�ng a larger student ac�va�on zone at the main entrance
fron�ng on S 2nd St and close to Logan Ave. The City of Renton will be reconstruc�ng S 2nd St as
part of a separate future transporta�on project, but a dedica�on of between eight and 24.5 feet
has been accommodated, and it is expected that there will be sufficient pedestrian space along
that arterial from both the sidewalk in the future S 2nd St right of way, plus the onsite
sidewalk/pedestrian areas.
Internally, pedestrian pathways are being provided to all dis�nct areas on campus, including
athle�c facili�es and parking areas. A large walkway from the school building to the
baseball/so�ball complex and gathering area features naturalis�c design features and integrated
plan�ngs and sea�ng to allow safe, interes�ng, and aesthe�cally pleasing outdoor spaces for
students to gather internally on the campus.
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Promotes safety
The site has been designed to balance the needs of large amounts of parking, a bus loading zone,
and a drop-off/ pick-up area. Access points are dispersed around the site to avoid long back-ups at
limited driveways and allow for shorter internal vehicular trips. The bus and car loading zones have
been placed externally to minimize conflicts with pedestrians and internal vehicular traffic and
reduce the number of turns on the south and east side of the sites. No access points will be
available along Airport Way to avoid conflicts with fast moving arterial traffic.
Provision of a system of walkways
As described above. A system of walkways and sidewalks is provided throughout the site between
instruc�onal, recrea�on and parking loca�ons.
Provides safe, efficient access for emergency vehicles.
The rebuilding of the onsite por�on of S Tobin St has been designed in consulta�on with the city
engineers, in par�cular to provide access for emergency vehicles to the internal areas of the site.
This allows for essen�ally the same east-west footprint of the exis�ng S Tobin St, but with a
smaller 26’ ROW width. Small parking areas are proposed adjacent to this fire lane.
Infrastructure and Services:
U�lity, emergency services and other infrastructure are being provided as required by the City of
Renton municipal code and in collabora�on with the COR public works department. U�li�es will be
replaced and undergrounded, as necessary. The u�lity providers are:
• Electricity: Puget Sound Energy
• Natural Gas: Puget Sound Energy
• Water: City of Renton
• Refuse: Republic Services
• Sanitary Sewer: City of Renton
Clusters or Building Groups and Open Space:
There is only one building proposed to be on site. The IPAC and the exis�ng historic building
proposed to remain will be integrated into the new building footprint. The site expansion is adding
nearly 10-acres to the campus in order to be able to provide athle�c and recrea�on facili�es
equivalent to other regional high schools.
The percentage of impervious surfaces on this site is much lower than any likely other use that
would be developed here if the zoning code were maximized due to the presence of mul�ple athle�c
facili�es.
Privacy and Building Separation:
No housing units are proposed as a part of this applica�on. The only remaining residen�al uses are
on the northwest por�on of the site, along Lake Ave and the non-vacated por�on of S Tobin St.
Those are exis�ng residen�al units, and there is a decrease in intensity of use proposed at that
loca�on. As the exis�ng ballfields with spectator sea�ng are being converted to a prac�ce track and
field facility. Noise from the school to these residen�al proper�es will be further buffered by the
large track and field area, which will be used by physical educa�on classes and track prac�ce only. It
will not host any spectator events or compe��ons. Landscaping will be retained or added to provide
further buffering and privacy between the school facili�es and these adjacent residen�al proper�es.
Renton High School Replacement
and Site Expansion
September 16, 2025 11
Exis�ng fencing, which is largely provided by the homes themselves, and exis�ng vegeta�on will be
retained, in addi�on to the landscape buffer.
Parking lots and associated pedestrian pathways are largely within the interior or along S 2nd St,
where other uses are limited, providing screening for adjacent land uses and the public right of way.
This extends to courtyards and student amenity areas, as depicted on the Site Plan.
Mechanical areas are primarily located in the building penthouses. Any other mechanical or service
areas, such as garbage and recycling areas will be screened in compliance with RMC 4-4-095. Further
details for those areas are provided in the Urban Design District packet and #43 – Screening Details.
Ornamental fencing is provided around por�ons of the perimeter, as is best prac�ce for K-12 schools,
with the excep�on of the Logan Ave S frontage and the S 2nd St frontage, where the building itself
provides privacy and security for the students, and buffering for the public. The ballfields will be
fenced with an 8-foot black-coated chain link fence with wind screen, as is standard for ou�ield
fencing. Street trees are also proposed around the perimeter, providing mul�ple benefits including
privacy, pedestrian barriers, and aesthe�c enhancement.
The Logan Ave S frontage of the school building is designed to meet the transparency guidelines for
buildings in the CD zone and the Design District A requirements, while also providing natural light
and views for student comfort. Since there are no residen�al uses on site, the focus is on providing
natural light and building modula�on.
Building Orientation:
The building is facing primarily into downtown Renton and generous windows will be provided, in
par�cular, along the eleva�on facing Logan Ave. This not only allows for views of Renton and an
expanded landscaped area but provides transparency from the street. This is known to be a factor in
achieving ac�vated pedestrian-oriented public streetscapes and is required by the Urban Design
District overlay zone. Further descrip�ons are provided in that document.
Parking Area Design:
There are two main parking areas on the site. Both have been designed within the parameters of
RMC 4-4-080 including parking lot landscaping, trees, ligh�ng, safe pedestrian circula�on, and
stormwater provisions. Addi�onal parking is being provided along the internal drives. This is an
extremely efficient form of parking, allowing for the elimina�on of extra maneuvering space.
Addi�onally, it reduces speeds along the internal drives and provides buffering for pedestrians.
The proposed quan�ty of parking meets City code requirements, as demonstrated in the Parking
Code Analysis provided in Table 12-1.
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Table 12 – 1, Renton High School
Code-Required Parking Analysis as Joint Facility*
Use Parking Code: RMC
4-4-080 (10)(e) Required Provided
High Schools – total
staff, student, and
visitor parking
A minimum and
maximum of 1.0 per
employee plus 1.0
space for every 10
students enrolled.
• 1,600 students=
160 spaces
• 120 FT, 30 PT staff =
150 spaces
310 Spaces
Required
Student Lot = 275
Staff Parking = 179
Drive loop on S 2nd St:
22 Total = 476, but 310
are for RHS use
(includes ADA but not
maintenance,
conver�ble event, or
bus parking)
High Schools – total
bus parking
In addi�on, if buses
for the private
transporta�on of
children are kept at
the school,1.0 off-
street parking space
shall be provided for
each bus of a size
sufficient to park each
bus.
• 4 small buses • 21 bus spaces
provided on Logan
Ave for drop-
off/pickup only
• 4 small bus parking
spaces onsite.
Total • 310 regular plus bus 310
student/staff/visitor
parking spaces
+4 small bus spaces
+5 maintenance
parking
+48 event/overflow
parking not included
District
Administra�ve
Offices (in 1930s
building)**
Use type would fall
under the “All
commercial uses
allowed in the CD
zone except for the
uses listed above”
No minimum required
• 1 space per 1,000 SF
(76,000 SF)
76 spaces required
No minimum req’d
0 – 76 spaces
required
28 spaces
Outdoor and indoor
sports arenas,
auditoriums,
stadiums, movie
theaters, and
entertainment clubs
“A minimum and
maximum of 1.0 for
every 4 fixed seats or
10 per 1,000 square
feet of floor area of
main auditorium or of
• 551 fixed seats= 138
138 spaces
(Floor area without
fixed seats- approx.
8,000 SF=
138 spaces
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Table 12 – 1, Renton High School
Code-Required Parking Analysis as Joint Facility*
Use Parking Code: RMC
4-4-080 (10)(e) Required Provided
principal place of
assembly not
containing fixed seats
whichever is greater.”
Floorplan: Here
80 spaces)
Total 448 - 524 spaces 476 vehicle spaces
(+48 conver�ble
spaces)= 524
“joint use of parking facilities may be authorized for those uses that have dissimilar peak-hour
demands or when it can be demonstrated that the parking facilities to be shared are underutilized”
(RMC 4-4-080(E)(3)(a)).
**The project would retain the original 1932 historic portion of the existing school to be used as
high school support space, which could include maintenance support, warehouse/nutritional
services (relocated within the site), textbook and/or science kit storage/sorting, staff collaboration
spaces, and/or possibly some community rentable space (meeting room and some private offices).
The project would also retain the IPAC.
Phasing:
RSD is proposing to phase construc�on of the project in a manner that allows for students to
remain on campus and minimizes impacts to the surrounding community. This is described
thoroughly in the atached #12-Construc�on Phasing Plan, which is summarized as follows:
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and Site Expansion
September 16, 2025 14
Table 12 – 2 Construc�on Phasing Schedule
Phase Improvements Dates
1A West Parking Lot and Frontage R7/1/2026 – 9/23/2026
1A Keep/Build Access Road to Food Service Loading
Dock
1B Tobin Abandonment
7/17/2026 – 2/3/2027 1B Demo Aux Locker Room
1B New Building Site Underground U�li�es
2 Construct New HS Building 9/24/2026 – 7/21/2028
2B Construct New So�ball/Baseball Fields 3/1/2028 – 9/28/2028
3A Demo School Buildings and Gym 8/21/2028 – 10/20/2028
3A.5 Renovate West Track & Field 9/11/2028 – 2/27/2029
3B 1930 Building Façade, Renova�on, IPAC 8/21/2028 – 5/28/2029
3B New Service Entry, Teacher Parking 10/23/2028 – 10/18/2029
3C Move/Demo Food Services, Complete Sports 5/29/2029 – 8/27/2029
d. Compliance with Development Standards:
Each PUD is required to demonstrate compliance with the development standards contained in RMC
4.9.150.E (PUD Development Standards), the underlying zone and any overlay districts; unless a
modifica�on for a specific development standard has been requested pursuant to RMC 4-9-150.B.2
and B.3, which provides a lis�ng of which codes can and cannot be modified:
2. Code Provisions That May Be Modified:
a. In approving a planned urban development, the City may modify any of the standards
of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC,
except as listed in subsection B3 of this Section. All modifications shall be considered
simultaneously as part of the planned urban development.
b. An applicant may request additional modifications from the requirements of this Title,
except those listed in subsection B3 of this Section. All modifications shall be considered
simultaneously as part of the planned urban development.
3.e. Specific Limitations: The City may not modify any provision of RMC 4-3-050, Critical
Areas Regulations, 4-3-090, Shoreline Master Program Regulations, 4-4-130, Tree Cutting
and Land Clearing, 4-4-060, Grading, Excavation and Mining Regulations, chapter 4-5
RMC, or RMC 4-6-010 to 4-6-050 and 4-6-070 through 4-6-110 related to utilities and
Renton High School Replacement
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September 16, 2025 15
concurrency, except that provisions may be altered for these codes by alternates,
modification, conditional use, or variance as specifically allowed in the referenced Chapter
or Section. Such alternates, modification, conditional use, or variance applications may be
merged with the consideration of a planned urban development per RMC 4-9-150H
The RHS site comprises three zoning districts that vary in development standards. One medium-density
residen�al zone (R8) and two commercial zones (CD and CA). Addi�onally, urban design regula�ons
found in RMC 4-3-100 are also permited to be modified. The site lies within overlay districts Design
District A and Design District D. The zones and overlay districts are depicted in the illustra�on provided
in Figures 1 and 2, above. The following sec�ons describe the various code devia�ons needed for the
school, as allowed by the PUD process, and why the devia�on is jus�fied.
Title IV, Chapter 2 – Deviations and Justification
Chapter 2 establishes the bulk and height regulations for each zoning district. For the RHS property,
they are summarized in the table below. The table indicates which development standard does and
does not require a deviation.
Table 12.3 - Title IV, Chapter 2 Development Standards
Development
Standard
R8
District CA District CD District Proposed
PUD
Deviation
Requested
Underlying
Zoning Area
within PUD
20%
(6.59
acres)
8%
(2.66
acres)
72%
(24.35 acres)
100%
(33.6 acres) No
Minimum
Front Yard
(S 2nd St)
20 feet 15 feet None More than
none No
Maximum
Front Yard
(S 2nd St)
N/A 20 feet
15 feet/25
feet for
portion of
building over
25 feet
30 feet from
future ROW
line
Yes
Justification: There are several factors that contribute to the increased setback of the building
from the front yard (S 2nd St future right of way/property line). Along S 2nd St, the façade is
setback to accommodate a fire lane, provide pedestrian circulation and an entry plaza (required
common open space), as well as to align the new building with the existing buildings to remain.
Minimum
Secondary
Front Yard
Along a Street
(Logan Ave S,
Lake Ave S,
Shattuck,
Tobin &
Airport Way)
5 feet 15 feet None
15 feet
(from Logan
Ave S)
1,140 feet
(from Lake
Ave S)
145 feet
(from Airport
Way)
Yes, light poles
located within
setback on
Airport and
Logan
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Table 12.3 - Title IV, Chapter 2 Development Standards
Development
Standard
R8
District CA District CD District Proposed
PUD
Deviation
Requested
Justification: Four field light poles are located within one foot of the secondary front yards of
Logan Ave S and Airport Way. The are all located in the northeast corner of the property. They
are precisely located so as to accommodate retention of existing trees, relocation to the south
of the Airport Way sidewalk (also to accommodate trees), minimize pole height due to FAA
airspace restrictions, allow adequate area for regulation-size athletic fields and minimize light
spill to adjacent property.
Maximum
Secondary
Front Yard
Along a Street
(Logan Ave S,
Lake Ave S,
Shattuck,
Tobin, &
Airport Way)
N/A 20 feet
15 feet/25
feet for
portion of
building over
25 feet
20 - 70 feet
(from Logan
Ave S)
1,140 feet
(from Lake
Ave S)
145 feet
(from Airport
Way)
Yes – the
library portion
of the building
is setback 70
feet
Justification: The library portion of the building is setback greater than the maximum setback of
25 feet. The library façade will be all windows facing a “forested” feature, which is intentional
to a quiet environment of the library. The proposed building modulation and articulation breaks
up the bulk and massing of the building, which is a requirement of the Urban Design District for
large buildings.
Minimum
Rear Yard
(all other lot
lines not
abutting
public streets)
Rear: 25
feet
None,
except 15
ft. if lot
abuts a lot
zoned
residential
None, if the
CD lot abuts a
lot zoned
residential,
then there
shall be a 15
ft. landscaped
strip or a 5 ft.
wide sight-
obscuring
landscaped
strip and a
solid 6 ft. high
barrier along
the common
boundary
with an
additional 5
ft. setback
from the
barrier
Widths of
buffer adjacent
to residential
vary from 8 to
15 feet;
existing fence
type varies
from chain link
to solid board
Yes
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Table 12.3 - Title IV, Chapter 2 Development Standards
Development
Standard
R8
District CA District CD District Proposed
PUD
Deviation
Requested
Justification: There are existing fences and existing vegetation to remain that are being
accommodated in the buffering adjacent to residential. The track and field use requires
maximum use of the area. The track and field type of use is not disruptive as it is a practice
field only with no spectator use.
Maximum
Building
Coverage
50% None N/A
14%
(208,430 sf
footprint, total
to be 316,270
sf for the new
building plus
the 101,549 sf
of remaining)
No
Max.
Impervious
Surface
Coverage
65% N/A N/A 65% No
Maximum
Number of
Stories /
Height
2 stories/
24-foot
wall plate
height
50 feet*
150 feet or 44
feet
(20 ft. more
than the
maximum
height
allowed in the
abutting
residential
zone.* and
**)
3 stories /
65 feet for
building to top
of mech
penthouse and
48’ average
height of
highest roof
46 – 75 feet for
field lights
Yes, to
increase height
for light poles
in the R-8
zone.
(Height
exceeded in CA
and CD zones
allowed with
CUP)
Justification: The deviation request is supported by the following attachments:
• MUSCO Lighting Study dated September 2025
• FAA No Hazard Obstruction Evaluations
The property is located in the Airport Related Height and Use Restrictions Area, which requires
that building height shall not exceed the maximum allowed by the subject zoning district or the
maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions,
whichever is less. In this case the “lesser” of the height requirements is in the R-8 zoning
district(see above), which requires a deviation through the PUD process. The field light poles
located in the CA and CD District are allowed to increase height through the CUP process (See
#7 – CUP Justification. The proposed field light poles in the R-8 zoning district will vary from 46
feet to 75 feet. The FAA airspace restrictions and the City Airport Related Height and Use
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Table 12.3 - Title IV, Chapter 2 Development Standards
Development
Standard
R8
District CA District CD District Proposed
PUD
Deviation
Requested
Restrictions presented a hardship in the siting of the classroom buildings and higher intensity
uses. The design team evaluated several design alternatives, and consulted with the FAA
throughout, in order to determine the ideal field light pole height and locations in a manner
that worked within the restrictions but also provided adequate lighting for regulated athletics,
while minimizing light spill to adjacent property. The ability to light the fields would allow for
consistency with other regional high schools.
The MUSCO Lighting Study demonstrates that light spill will not occur on the Renton Municipal
Airport property. To the east is a mix of residential and commercial uses. The MUSCO lighting
study depicts a range of no light spill to a maximum of 0.05 to these properties. Property
located to the south is the Renton High School campus. The property to the west is a mix of
residential and commercial uses where light spill is predicted to be a maximum of 0.0 to 0.05
footcandles.
The field light pole heights are the minimum variance needed to light the sports fields for high
school athletic programs. They are needed at the precise location and height in order to
provide acceptable lighting levels for regulation play on the baseball and softball fields and for
playability of the football/soccer practice fields during the darker months of the year. The
locations allow for specific aiming of the fixtures to be directed to the field and to limit the
amount of light spill outside of the fields. In determining the proposed location and height for
the field lighting, several alternatives were evaluated, including:
1. Locate the fields to the south in the CD zoning district, which allows for a taller height of
up to 150 feet. This option was evaluated but determined to be infeasible due to other
code requirements for the school building entry location and for the FAA Part 77
airspace limitations.
2. Do not light the sports fields – this would severely restrict the use times for the fields
and impact Renton High School’s competitive abilities as well as after hours community
use. The Pacific Northwest in the winter months can be dark as early as 4:00 pm and
most of the school practices and games occur after 4 pm.
3. Light only one field. This option would minimize the number of poles requiring a
variance, however it would be unlawful to light a baseball field and not a softball field
(or vice versa) due to U.S. Title IX requiring equal athletic opportunity.
4. Limit pole heights to the lowest possible for field lighting. The lowest possible height
for field light poles is 45 feet. This alternative was evaluated and determined
unacceptable. At the lower pole height, the fixture aiming is compromised and results
in greater light spill and glare to adjacent properties. The taller the pole height the
better the fixture aiming and the less glare and light spill outside the field of play. Note
that the fixtures are shielded and aimed for maximum lighting of the field and minimum
Renton High School Replacement
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September 16, 2025 19
Table 12.3 - Title IV, Chapter 2 Development Standards
Development
Standard
R8
District CA District CD District Proposed
PUD
Deviation
Requested
light spill. As shown on the MUSCO lighting study, the light spill to adjacent properties
is less than 0.05 footcandles.
*Heights may exceed maximum with a CUP
**Applicable to the field lights associated with the football and soccer practice field, which abuts
residential-zoned land to the north (zoned R-8), which will not be a residential use, but used by the
District for ballfields.
Title IV, Chapter 3 Deviations and Justification
Chapter 3 focuses on environmental regulations and overlay zones. This includes the Airport Overlay
zone (4-3-020), which is not permitted to be modified. Instead, the deviations in this chapter include
those related to the Urban Design district regulations of 4-3-100. This site is primarily in Design district
A, with a small section along Airport Way in Design District D.
Table 12.4- Requested Devia�ons- Urban Design Regula�ons
RMC Title IV, Chapter 3, Sec�on 100 (4-3-100)
Development Standard Code Requirement Proposed Devia�on
2. Surface Parking Location
No surface parking shall be
located between a building and
the front property line; and/or a
building and the side property
line (for corner lots). Parking
shall be screened from
surrounding streets by buildings
or landscaping…
A student drop-off lane will be
provided along S 2nd St and the
building, parallel parking is
provided within the drop-off
lane, which is between the
1930s building and the street.
Justification: The parallel parking within the drop-off lane is intended for easy and convenient
access to the school for brief visitor parking and to locate ADA parking in close proximity to the
school building. It is intended to provide a convenient alternative for visitors to the staff and
student lots, which are located a good distance from the main entry. The access to the parallel
parking is via an existing school driveway location.
2. Vehicular access
1. Design Standard and Parking:
parking should be accessed
from alleys or side street.
Deviation: Student and visitor
parking and drop-off area
located off S 2nd St.
Justification: The student parking lot located off S 2nd St is located adjacent to the existing 1930s
building and does not access from an alley. It is accessed from a driveway on S 2nd St. It does
have a secondary access from a side street (Lake Ave S). The location is ideal for a high school
because it provides safe and separate parking and circulation areas. It is conveniently located for
access to the main entry and classrooms and provides a parking area that is separate from the
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Table 12.4- Requested Devia�ons- Urban Design Regula�ons
RMC Title IV, Chapter 3, Sec�on 100 (4-3-100)
Development Standard Code Requirement Proposed Devia�on
staff parking lot located in the interior of the site. It is also separated from the bus loading area
on Logan Ave S.
4. Recreation areas and
common open space
2.b.iv. At least three (3) lineal
feet of seating area (bench,
ledge, etc.) or one individual
seat per sixty (60) square feet of
plaza area or open space
The proposal is required to
provide 17,813 SF of common
open space (17,849 SF
provided), which requires 297
seats or 892 LF of seating. The
proposal is providing 260 LF/17
seats. See Sheet L0.00 and
L1.00 of the Landscape Plans for
the calculation and depiction.
Justification: The amount of seating required in the public plaza is excessive for the primary use
of the entry plaza, which is for high school use. The space is intended to be for gathering and
circulation rather than seating. High school students should not linger in seating, they should
proceed to class or home. The interior spaces/courtyards have additional seating.
Surface parking 2. Parking shall be located so
that it is screened from
surrounding streets by
buildings, landscaping, and/or
gateway features as dictated by
location.
Student parking lot is located
adjacent to the side of the
1930s building and adjacent to
S 2nd St. It is partially screened
with the exception of areas
where the sidewalk is
expanded.
Justification: Parking lot screening is not provided at the southeast corner of the S 2nd St/student
parking lot. This area requires a wider sidewalk and more circulation space due to higher
pedestrian traffic area. It also requires easy access to the sidewalk for ADA spaces. The future Cit
CIP project for S 2nd St will add street trees that will contribute to softening the appearance of
the parking area.
Ground-Level Details
2. Any facade visible to the
public shall be comprised of at
least seventy five percent (75%)
transparent windows and/or
doors for at least the portion of
the ground floor facade that is
between four feet (4') and eight
feet (8') above ground (as
measured on the true
elevation).
The Logan Ave façade (2,843 SF
of ground floor façade) has 53
percent transparency.
Justification: Facades along Logan Ave S aim to balance requirements for student safety and the
programmatic requirements of a high school. The south section is at 71%, the middle section
is 100% and the north section is 24%. The south 1/3 of the façade has full height glazing for
visibility of the staff areas and community spaces. The middle section is 100% transparency for
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Table 12.4- Requested Devia�ons- Urban Design Regula�ons
RMC Title IV, Chapter 3, Sec�on 100 (4-3-100)
Development Standard Code Requirement Proposed Devia�on
the student library that desires natural light. Classroom facades at the north 1/3 of the façade
are a mix between pedestrian scaled punched opens and full height glazing suitable to the
classrooms program needs. Full height transparent glass doors with glass side lights are designed
for all egresses for safety and vision to the exterior.
Tree height at maturity
The Design District A Checklist
states that trees shall be 35 feet
in height at maturity. There is
not a specific code section with
this requirement, however.
Tree heights in the western
portion of the property will be
of a type that is less than 35
feet at maturity.
Justification: All heights are limited by the property’s location within the FAA protected airspace.
Smaller trees also reduce the chances for bird collision with aircraft. Tree caliper, spacing and
quantities provided will be in accordance with code requirements.
Title IV, Chapter 4 Deviations and Justification
Chapter 4 focuses on the design related standards, such as parking, landscaping, lighting, and refuse
areas. The requested deviations from Chapter 4 are detailed in Tables 12.5 and 12.6.
Table 12.5 - Requested Deviations – Fences & Landscaping Standards
RMC Title IV, Chapter 4, Section 040 and 070 (4-4-040/070)
Development
Standard Code Requirement Proposed Deviation
Street Frontage
Landscaping
4-4-070.F.1
(not applicable in CD
zone)
10 feet of on-site landscaping to be
provided along public street frontages
(i.e., Airport Way, Shattuck and Tobin,
which are not in the CD zone)
Variable 10-5 feet of
landscaping provided along
Airport Way; Other frontages
meet code.
Justification: To keep existing trees on Airport Way, the sidewalk has been shifted south.
4-4-040.B.2 Fences
2. Exceptions: The provisions and
conditions of this Section regulating
height and design of fences …to
surround and enclose, storm drainage
facilities, school grounds, public
playgrounds, and similar installations
and improvements are not applicable if
required by law
Unclear if applicable
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Table 12.5 - Requested Deviations – Fences & Landscaping Standards
RMC Title IV, Chapter 4, Section 040 and 070 (4-4-040/070)
Development
Standard Code Requirement Proposed Deviation
4-4-040.E.2
b. Secondary Front Yard: Fences,
hedges, or retaining walls shall not
exceed forty-eight inches (48") in height
within fifteen feet (15') of the
secondary front yard property line. In
no case shall a fence, hedge, or
retaining wall exceed forty two inches
(42") in height in any part of the clear
vision area as defined by RMC 4-11-030,
Definitions C.
c. Rear Yard: Fences, hedges, or
retaining walls shall not exceed forty-
eight inches (48") in height within
fifteen feet (15') of a rear yard property
line that abuts a public street.
See response below.
4-4-040.E.2 Fences
Fence Height Exception for Secondary
Front Yard Setbacks and Rear Yard
Setbacks Abutting a Street: Fences
between 4 – 6’ in height may be within
secondary front yard setbacks
excepting any portion within a clear
vision area, if all of the following criteria
are met:
i. Fencing materials such as wrought
iron, cedar wood, or similar shall be
used. Chain link fencing is prohibited.
ii. The fence is set back at least eight
feet (8') from the subject property line.
iii. Within the minimum eight feet (8')
fence setback, irrigated or drought-
tolerant landscaping that complies with
the standards of RMC 4-4-070.(I-L.1)(P-
Q) shall be installed and continuously
maintained so that plantings provide
total coverage of the area within three
(3) years based on the following
standards…..
vii. The finished face of the fence shall
be oriented to the street.
ix. As an alternative to these standards,
an applicant may apply for a special
administrative fence permit per
subsection G of this Section.
Outfield fences (black chain
link with wind screen) are
located adjacent to Airport
Way and Logan Ave S. They
are 8 feet in height on these
secondary front yards and
located 5 feet from Airport
Way and Logan property lines.
Deviation needed for fence
height within setback.
Ornamental iron/steel fences
are six feet in height and
setback as follows from
frontages of :
Shattuck: 9 feet
Logan: 20 feet
Lake: 7.5 feet
A section of ornamental fence
on Logan (in front of the
library) is 8 feet in height and
setback approximately 15-45
feet.
Other fences are existing.
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Table 12.5 - Requested Deviations – Fences & Landscaping Standards
RMC Title IV, Chapter 4, Section 040 and 070 (4-4-040/070)
Development
Standard Code Requirement Proposed Deviation
Clear Vision Area at Airport
Way and Logan Ave: Fences
are setback at the corner
approximately 60+ feet (no
deviation)
Plantings meet the standards
Justification: The outfield fences are the type and height required for safety for the outfielders
to run into. The fences are setback from the baseball field 5 feet to provide adequate area for
regulated ball play. The 8-foot-tall ornamental fence located in front of library on Logan Ave S
is setback between 15 and 45 feet. It is meant to be more of an artistic feature surrounding
the forested area.
4-4-040.E
3. Material Limitations in Commercial
Zones: Chain-link fencing within the
Center Downtown (CD) Zone is
prohibited. Chain-link fencing within all
other commercial zones shall be coated
with black, brown, grey, or green
bonded vinyl
Yes. A portion of the baseball
outfield fence is located
within the CD zone along
Logan Ave S. It is black coated
chain link with a windscreen.
See response above.
Justification: The outfield fences are the type and height required for safety for the outfielders
to run into. The fences are setback from the baseball field 5 feet to provide adequate area for
regulated ball play.
4-4-040.E
2. Additional Height Limitations in
Commercial Zones:
a. Front Yard: Fences, hedges, or
retaining walls shall not exceed forty-
eight inches (48”) in height within
fifteen feet (15’) of the front yard
property line. In no case shall a fence,
hedge, or retaining wall exceed forty
two inches (42”) in height in any part of
the clear vision area as defined by
RMC 4-11-030, Definitions C.
b. Secondary Front Yard: Fences,
hedges, or retaining walls shall not
exceed forty-eight inches (48”) in height
within fifteen feet (15’) of the
secondary front yard property line. In
no case shall a fence, hedge, or
retaining wall exceed forty two inches
Fence heights in secondary
front yards exceed 48” and
are located within 15 feet of
property line.
Rear yard lines are those
adjacent to residential and are
maintaining existing fencing.
Renton High School Replacement
and Site Expansion
September 16, 2025 24
Table 12.5 - Requested Deviations – Fences & Landscaping Standards
RMC Title IV, Chapter 4, Section 040 and 070 (4-4-040/070)
Development
Standard Code Requirement Proposed Deviation
(42”) in height in any part of the clear
vision area as defined by RMC 4-11-030,
Definitions C.
c. Rear Yard: Fences, hedges, or
retaining walls shall not exceed forty-
eight inches (48”) in height within
fifteen feet (15’) of a rear yard property
line that abuts a public street.
Justification: To retain existing fencing and existing vegetation. See above justification.
4-4-070.F.4
(not required in CD
zone)
4. Projects Abutting Less Intensive
Zones or Uses:
a. 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.
c. When a Commercial Zoned Lot or Use
Is Abutting 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 the common property line.
4.b is applicable on Tobin
where abutting residential.
Widths of buffer adjacent to
residential vary from 8 to 15
feet; existing fence type varies
from chain link to solid board .
Justification: There are existing fences and existing vegetation to remain that are being
accommodated in the buffering adjacent to residential. The track and field use requires
maximum use of the area. The track and field type of use is not disruptive as it is a practice field
only with no spectator use.
Renton High School Replacement
and Site Expansion
September 16, 2025 25
Table 12.6 - Requested Devia�ons – Refuse and Recyclables Standards
RMC Title IV, Chapter 4, Sec�on 090
Development
Standard Code Requirement Proposed Devia�on
C.8 Screening of
Deposit Areas
A 6-foot wall or fence shall
enclose outdoor deposit areas
11-foot and 12-foot walls and
10.5 feet and 11 feet gate
heights.
C.9 Gate Opening and
Ver�cal Clearance
Gate openings shall be at least
12 feet wide. Ver�cal clearance
of at least 15 feet.
Gates to be 8 feet wide each.
Smaller 4-8 yd dumpsters to be
6.5 feet wide.
The ver�cal clearances of the
roof is 11 feet & 12 feet.
Jus�fica�on: The refuse and recycling area meets the City’s code requirement for dimension and
size. The loca�on within the residen�al zoning district is jus�fied because it is located in an area
that is secure from pedestrian walkways and screened visually from view of the street and
residen�al proper�es. It is conveniently located adjacent to the kitchen and receiving area of
the school for efficient and secure access.
The 12-foot wall height provides needed screening of the refuse area, as well as serving as a wall
for the adjacent mechanical equipment. The size of the roof/clearance area is reduced from the
15-foot requirement to 10.5 feet and 11.5 feet to reflect the scale of the adjacent residen�al
area at that corner of the block.
At the small trash area, we have proposed an arrangement that is a side approach to the path of
truck travel. The dumpsters will have to be manually moved in and out of the enclosure and
placed for the truck to be able to li� and dump (from front of truck) (current arrangement for
some of their units). With the requirement that dumpster be in an enclosure with a roof, I do
not see how a truck is going to be able to pick up the units within the enclosure, without it being
pulled out clear of the enclosure / roof. Strict applica�on of the refuse and recycling
requirements impacts the unique opera�onal needs of the school. Deliveries are typically made
one �me per week, and recycling and refuse pick-ups are made twice per week. The low use of
the facility and the need to screen and enclose the area to protect the schoolchildren from
encounters with the trucks and equipment dictate the unique site design.
Table 12.7 - Requested Devia�ons – Street Standards
RMC Title IV, Chapter 6, Sec�on 060(F)
Development
Standard Code Requirement Proposed Devia�on
Sidewalk width of all
streets in the City
Center Planning Area.
This sidewalk width
includes street tree
grates for loca�ng
street trees.
12 feet
Sidewalk widths vary from 5
feet to 8 feet on frontages,
except for 12 feet on Logan (a
pedestrian street) and on 2nd
the exis�ng sidewalk is to
remain un�l the City
improvement project. See
Renton High School Replacement
and Site Expansion
September 16, 2025 26
Table 12.7 - Requested Devia�ons – Street Standards
RMC Title IV, Chapter 6, Sec�on 060(F)
Development
Standard Code Requirement Proposed Devia�on
Waiver request for the 2nd St
improvements.
Jus�fica�on: The District is dedica�ng frontage to the City for future right of way in accordance
with the City standards. On all frontages except for Logan Ave S, an 8-foot planter strip is
provided in lieu of street trees in grates in the sidewalk area. The Logan Ave S sidewalk meets
the 12-foot-wide code-required sidewalk requirement with street trees in grates. The provided
sidewalk widths are in compliance with the stated requirements provided in the City’s pre-
applica�on mee�ng notes dated May 23, 2024.
EXISTING TENNIS COURTS
JAVELIN/DISCUSS
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BASEBALL FIELD
SOFTBALL FIELD
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2215 North 30th Street, Suite 300 Tacoma, WA 98403
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TRACK STORAGE
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15
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
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SOFTBALL FIELD
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0 30 60 FEET
1" = 30 FEET
15
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
T A C O M A SEATTLE SPOKANE TRI-CITIES
date
phase
k e y p l a n
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