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HomeMy WebLinkAbout5_PUD Proj Narrative 20251014.pdf Renton High School Replacement and Site Expansion October 14, 2025 1 5. PUD - Project Narrative a. Project Name, Size, and Location Project Name: Renton High School Replacement and Site Expansion As a result of a Citizens Facility Advisory Committee process in 2021–2022, Renton School District (RSD) determined that a replacement for Renton High School (RHS) was needed to provide a more equitable comprehensive high school building and site for RHS students, staff, and families, and this project was approved by voters in the November 2022 Bond election. After an extensive property search, in May 2023, the Renton School Board approved the plan to review expanding the footprint of the current RHS location. Existing RHS Campus/Site Details The current Renton High School campus is situated on 23.23 acres located at 400 S 2nd St, Renton, Washington, in Township 23 North, Range 5 East, Section 18. It is bound on the north by S Tobin St, on the west by Logan Ave S, the south by 2nd St S; or State Route 900, and the east by Lake Ave S. It is located on King County tax parcel number is 000720-0060. Renton High School began instruction in 1911 on 2 acres in a 3-story building. In 1932 a new building was constructed to the west of the 1911 building and the 1911 building was demolished in the 1940s. Various additions and improvements have been added to the campus over the years. The existing High School campus has four main buildings: 1. The main instructional building (76,000 SF) constructed in the 1930s, which is three stories in height and composed of masonry. Two wings were added to the building, the first between 1942 and 1954, which is the west wing and is 68,627 SF. The east wing and constructed between 1969 and 1977 and is 35,145 SF. The original 1930s building is considered eligible for listing on the National Register of Historic Places (NRHP). 2. A gymnasium and cafeteria building (85,025 SF) constructed in 1958 and composed of concrete and metal-framed windows, and 3. A vocational instruction building (27,500 SF) constructed in 1964 and converted in 1999 to house district nutritional services and surplus. It is composed of concrete with brick veneer cladding. 4. The IKEA performing arts center (IPAC) building (17,500 SF) constructed in 2003. Also existing on the current site are four tennis courts, two unlit athletic field areas primarily used for baseball/softball fields, a paved bus parking/turnaround loop, a courtyard and approximately 350 parking spaces. The buildings are centrally located on the school grounds while the fields, courts, and parking areas are east and west of the buildings. Access to the campus is currently provided via S 2nd St and Logan Ave S. Approximately 5 acres of the site are restricted from future development by the Runway Protection Zone for Renton Municipal Airport. Renton High School Replacement and Site Expansion October 14, 2025 2 b. Land Use and Zoning Designation of the Site and Adjacent Properties Land Use Designations A majority of the existing RHS property has a comprehensive plan land use designation of Commercial & Mixed Use (CMU). A small area to the north is designated Residential Medium Density (RMU). The property is located in the City Center Community Plan area and within the Regional Employment Subarea. A portion of the study area is within a PSRC-designated Regional Growth Center. The south and east portions of the site are included in the Civic Core Vision and Action Plan. Zoning Districts The majority of the existing RHS campus lies largely in the Center Downtown (CD) zone. The northwestern portion of the property along S Tobin St are zoned Residential-8 (R-8) zoning district. The newly acquired properties along the east side of the site also have a CD zoning designation. Further north along Airport Way is Commercial Arterial zoning (CA). Figure 1: Vicinity Map Renton High School Replacement and Site Expansion October 14, 2025 3 Figure 2 shows the layout of zoning districts present on the project site and within the immediate vicinity. Overlay Districts There are also several overlay districts in the project site area: Urban Design Districts A and D, Downtown Business District, City Center Community Planning Area district and the Airport Influence Area. Figure 2: Area Zoning Figure 3: Overlay Districts Renton High School Replacement and Site Expansion October 14, 2025 4 Airport Overlay District / Renton Municipal Airport A large portion of the site lies within the Airport Overlay District, or Airport Influence Area (RMC 4-3- 020) of the Renton Municipal Airport, located approximately 650’ to the north of the north edge of the existing campus. This overlay zone outlines various restrictions for safety surrounding the airport, including height limits and use restrictions, around which this project is designed. c. Current Use of the Site and Any Existing Improvements The existing Renton High School campus currently occupies approximately 75 percent of the total proposed site. The existing High School campus has the buildings as described above. The 42 parcels recently acquired by RSD add to the overall site. A listing of the recently acquired parcels together with current uses, lot size and building size is provided in Table 1. Existing improvements include public utilities and adjacent roadway improvements such as sidewalks, curbs, and gutter. Most of the buildings on these properties have either been demolished, are in the process of being demolished or will be demolished in 2025-2026, including removal of the vegetation, driveways and utilities. Below is the list of parcels that comprise the RHS Replacement and Site Expansion project. The parcels highlighted in yellow represent the third and final phase of demolition. Note that the existing 1932 classroom building and the IPAC building will be renovated but will not be demolished. Table 1 – Parcel Details Parcel Number Property Address Lot size (SF) Current Use, built date Bldg. size (SF) 722930-0490 301-309 Airport Way 18,000 Warehouse, 1947 26,954 722930-0545 455 Airport Way 34,000 Restaurant, 1949 12,342 722930-0580 511 Airport Way 16,000 Vacant -- 722930-0595 43 Logan Ave S 4,700 Office, 1956 2,139 722930-0635 51 Logan Ave S 4,280 SF Home, 1916 722930-0630 55 Logan Ave S 5,429 SF Home, 1925 1,560 000720-0043 59 Logan Ave S 5,350 SF Home, 1902 950 000720-0017 75 Logan Ave S 5,500 SF Home, built 1901 900 000720-0016 81 Logan Ave S 11,000 SF Home, built 1922 920 569600-0190 97 Logan Ave S 5,855 SF home, built 1905 1,420 569600-0185 103 Logan Ave S 4,363 SF home, built 1938 1,470 569600-0180 107 Logan Ave S 4,787 Vacant 569600-0170 109 Logan Ave S 5,000 SF home, built 1900 1,270 569600-0169 XX Logan Ave S 5,000 Vacant __ 569600-0165 117 Logan Ave S 5,000 SF home, 1900 980 569600-0160 121 Logan Ave S 5,000 SF Home, 1900 1,910 569600-0155 127 Logan Ave S 5,000 Duplex, 1907 2,370 569600-0150 129 Logan Ave S 5,000 SF home, 1901 1,760 000720-0060 400 2nd Ave S 1,011,898 Renton High School 264,797* 569600-0145 526 2nd Ave S 5,000 Parking lot Renton High School Replacement and Site Expansion October 14, 2025 5 569600-0140 526 2nd Ave S 5,000 El Kiosko restaurant, 1949 754 000720-0167 54 – 56 Shattuck Ave S 6,600 Duplex, Built 1948 1,630 000720-0171 58 - 60 Shattuck Ave S 6,534 Duplex, 1948 1,630 000720-0034 300 – 302 S Tobin 6,969 Duplex, 1948 2,030 000720-0035 312 S Tobin St 8,701 SF Home, Built 1923 2,000 000720-0033 314 S Tobin St 8,889 SF Home, 1925 1,740 000720-0036 316 S Tobin St 10,197 SF Home, 1922 2,270 000720-0037 402 S Tobin St 17,859 SF Home, 1949 3360 000720-0179 406 S Tobin St 12,750 SF Home, 1925 1,240 000720-0038 408 S Tobin St 5,250 SF Home, 1953 880 000720-0039 414 S Tobin St 18,000 Parking Lot 000720-0078 416 S Tobin St 4,912 SF Home, 1997 1080 000720-0079 418 S Tobin St 4,916 SF Home, 1997 1080 000720-0072 420 S Tobin St 7,720 SF Home, 1902 2080 000720-0110 500 S Tobin St 4,747 SF Home, 1902 1210 000720-0108 502 S Tobin St 5,335 SF Home, 2004 1480 000720-0114 504 S Tobin St 6,881 SF Home, 1902 2250 000720-0040 508 S Tobin St 16,965 SF Home, 2015 1,410 000720-0127 509 S Tobin St 7,840 SF Home, 1926 1540 000720-0128 513 S Tobin St 5,500 Duplex, 1977 2390 000720-0041 518 S Tobin St 11,291 SF Home, 1900 1520 000720-0214 311 S Tillicum St, 7,810 SF Home, 2007 380600-0065 XX Lake Ave S 17,289 Vacant *Building size includes the 1930’s building and the IPAC, which will not be demolished. d. Special Site Features The site is bounded by streets on each side. It is relatively flat in grade. The western portion of the project site falls within Zone 2 of the Wellhead Protection Area (WHPA), and the eastern portion 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. 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 Preservation (DAHP) to study, document, and mitigate for potential 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 FAA Part 77 Surface Restrictions 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 incompatible objects and activities. e. Soil Type and Drainage conditions Stormwater: Renton High School Replacement and Site Expansion October 14, 2025 6 The existing Renton High School site and most surrounding properties are in the Black River Drainage Basin. The properties proposed for acquisition on Logan Ave S are in the Cedar River Basin. The Black River portion of the site drains west into the Black River Wetlands, which discharges to the Duwamish River and enters Puget Sound in the Sodo District of Seattle. The Cedar River portion drains east to the Cedar River, which discharges to Lake Washington. Flows from Lake Washington outlet at the Lake Washington Ship Canal and enter Puget Sound in the Ballard District of Seattle. The site is also located in Wellhead Protection Zones 1 and 2. These zones exist to protect the city’s water supply wells from groundwater contamination. The City of Renton stormwater manual defines Zone 1 as the area between the city’s water supply wells and the one-year groundwater travel time, while Zone 2 is the area between Zone 1 and the limit of the zone of potential capture for the wells. The exact locations of the wellhead protection zones are shown on the City of Renton’s online mapping system. The east half of the project site is in Zone 1 and the west half is in Zone 2, with the boundary being a north-south line running through the middle of the existing buildings. Infiltration is not allowed in either zone, and impermeable liners are required for any stormwater facilities. The site has two drainage basins. Basin 1 is the eastern portion that drains to the Cedar River. Stormwater flow control is not required within Basin 1. Basin 2 is the main portion that drains to the Black River. We expect that the detention system will be underground detention pipes, which will be located under the southwest and south parking areas. The parking areas onsite will require stormwater treatment devices. The wellhead protection zone requires stormwater treatment systems to include impermeable liners to protect groundwater, which makes water quality devices that depend on vegetation infeasible on this site. This means that measures such as bioretention of stormwater wetlands will not be permitted. Instead, manufactured treatment devices will be used. Options include the Filterra device manufactured by Contech, or the Modular Wetlands device manufactured by BioClean. Soil Conditions and Seismic Hazards As detailed in the Geotechnical Report prepared by Associated Earth Sciences, Inc. (AESI) dated September 2025 soils were tested at six different exploration drilling locations around the existing campus. Soils identified beneath asphalt and sod/topsoil fill material generally consist of Holocene alluvial (river-deposited) sediments from either the now extinct Black River or the Cedar River. Both the existing fill and the alluvial deposits contain high amounts of silt and fine sand. Additional testing included cone penetrometer tests (CPT), which is a specialized instrument that can provide information used to characterize soil type, density, and pore water pressure estimates for soil liquefaction analysis. Further testing occurred for grain-size analysis, which provides information to aid in evaluating the suitability of materials and to aid in liquefaction analysis. The newest Geotechnical report also utilizes previous investigations occurring in 1999, 2009, 2020, and 2024. Since the site is in a high seismic hazard area, AESI examined the potential geologic hazards associated with seismic events. The site was found to be vulnerable to both liquefaction and some erosion hazards due to the high quantities of silt and fine sand. AESI recommends the construction follows best management practices (BMP) and implements a temporary erosion and sediment control plan (TESC), which is required by the Department of Ecology. Renton High School Replacement and Site Expansion October 14, 2025 7 AESI provides recommendations for mitigation of the above-mentioned conditions in the Geotechnical Report, which is outlined in greater detail in the SEPA checklist submitted as part of this application. f. Proposed Use and Scope The new Renton High School (RHS) campus will expand to the north and east of the historic Renton High School campus. The Renton School District (RSD) recently acquired 42 parcels in order to facilitate site expansion and the shifting of the buildings and taller structures to avoid affecting the FAA Navigable Airspace for Renton Municipal Airport and comply with the City’s Airport Height and Use Restrictions. Most of the structures on the newly acquired parcels are currently under demolition. The additional parcels add to the size of the RHS campus, which following dedications of frontages to the City for right of way will be 33.6 acres. See more details in the project description, above. Height: The height of the proposed classroom building is three stories, approximately 65 feet. The baseball, softball and practice multipurpose field are proposed to have field lighting poles in order to extend the hours the facilities will be available for use. The tallest light poles are 77 feet. Details about pole height are found in the Variance submitted as part of this application. Square footage: The proposed new classroom building is approximately 310,000 SF. There are three additional small accessory use buildings totaling 6,270 SF for a total of 316,270 SF. This does not include the IPAC and remaining portion of the historic building which totals 93,500 SF. The proposed site totals 33.6 acres (after dedication of ROW). Lot coverage: Approximately 74% of the site will be covered by impervious surfaces once construction is complete. This includes buildings, parking, walkways and under-drained fields. Proposed Parking: A total of 476 vehicle parking spaces are proposed for the reconstruction of Renton High School. This includes a student parking lot of 275 spaces on the southwest portion of the site, an internal staff parking lot of 179 spaces. There are 22 parallel parking spaces located in the vehicle drop off zone off S 2nd St. Other spaces not included in this total are four small bus stalls and five parking spots for maintenance vehicles. The school bus drop-off is proposed along Logan Ave S, which is proposed to be expanded by a 49.5-foot dedication. This area includes 21 bus parking spots that can be used after hours for public street parking. Parking for special events can be accommodated in the northwestern portion of the site in an area that is otherwise planned for recreational amenities for approximately 48 spaces. Access: Vehicle Access: The proposed project would reconfigure access and parking for the overall campus. The segments of S Tobin St and S Tillicum St between Shattuck and Logan Ave S would be vacated to create a consolidated school property. The following describes the proposed changes to site access. Renton High School Replacement and Site Expansion October 14, 2025 8 • 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. • 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. • Special education (SPED) buses would have an on-site load/unload area accommodated within the staff parking lot. • 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 existing uses on the parcels that would be acquired and absorbed into the expanded site would be removed. Pedestrian Access: Pedestrian access is adjacent to or similar to all vehicular access points, with grade separated sidewalks or asphalt pathways. The project would make right-of-way dedications, frontage improvements, and replace or install accessible curb ramps as required by the City of Renton. Specific details are provided below. g. Proposed Off-site improvements Roadway Network: Frontage Improvements The City will require frontage improvements along five adjacent streets. The following describes the requirements for each. • S 2nd St – The project will only provide a dedication for future S 2nd St improvements that will be made by the City as part of its planned future roadway improvements in that segment. A waiver will be completed to exempt the school project from S 2nd St improvements. On-site and north of S 2nd St, the project will provide walkway connections between the automobile load/unload loop and the school buildings within the site. • Airport Way – A new 8-foot-wide planting strip will be provided adjacent to the back of the existing curb. The project will construct an 8-foot-wide sidewalk adjacent to the planting strip. Renton High School Replacement and Site Expansion October 14, 2025 9 • Shattuck Ave S – New curb and gutter will be installed 15 feet from the roadway centerline. An 8- foot-wide planting strip will be provided adjacent to the back of the new curb and a new 5-foot- wide sidewalk will be constructed adjacent to the planting strip. • S Tobin St–An 8-foot-wide planting strip will be provided adjacent to the back of the existing curb. The project will construct a new 5-foot-wide sidewalk adjacent to the planting strip. • Lake Ave S – An 8-foot-wide planting strip will be provided adjacent to the back of the existing curb. The project will construct a new 5-foot-wide sidewalk adjacent to the planting strip. • Logan Ave S – The existing roadway pavement 20-feet from roadway centerline will remain. A new 14-foot-wide roadway pavement section will be constructed with a new 8-foot-wide school- bus load/unload and parking area. New curb and gutter will be constructed with a new 12-foot- wide sidewalk and street trees within grates. Roadway Network: Off-Site Improvements In addition to the required frontage improvements, the project will make off-site improvements at several locations as described below. • S 2nd St / Logan Ave S Intersection –The project will install two new curb ramps and a new curb- bulb at the northwest corner; two new curb ramps at the northeast corner; and a single curb ramp at the southwest corner. The existing southeast curb ramp will be retained. • S Tobin St / Logan Ave S Intersection – The project will construct new curb bulbs on both sides of Logan Ave S north and south of the S Tobin St intersection. It will also construct north/south curb ramps for the crosswalk on the east leg and east/west curb ramps for a new crosswalk on the south leg. The west leg of the intersection will be constructed as a new school site driveway. The project will install an RRFB at the new crosswalk on the south leg the intersection for pedestrian crossings between the school and the east side of Logan Ave S. • Airport Way / Logan Ave S Intersection – The project will construct a new curb ramp and a curb- bulb at the southwest corner of the intersection. The other elements of the intersection will remain unchanged. • Airport Way / Shattuck Ave S Intersection – The project will construct a new curb ramp and curb-bulb at the southeast corner of the intersection. The other corners of the intersections will remain unchanged. • S Tobin St / Shattuck Ave S Intersection – The project will construct two curb ramps (one for north-south crossings, and one for east-west crossings) and new curb-bulbs at the northwest corner of the intersection. It will construct a curb ramp and new driveway entrance into the site on the east side of the intersection. A curb ramp will also be constructed at the southwest corner. • S 2nd St/ Lake Ave S Intersection – The project will construct a curb ramp at the northeast corner of the intersection to serve crossings of S 2nd Ave to the south. The southwest, southeast, and northwest corner will remain unchanged. Roadway Network: Roadway and Curb Signage Due to the school site expansion, the District will coordinate with the City to confirm the new equipment required as well as the locations and enforcement times for school-zone signage and flashing beacons, especially at and around the expanded portions of the campus. The District will also Renton High School Replacement and Site Expansion October 14, 2025 10 coordinate with the City on signage and restrictions for the school-bus load zone proposed along the west side of Logan Ave S between Airport Way and S 2nd St. Utilities: Several city utilities will need to be relocated to construct this project. The site plan proposes to close a portion of S Tobin St, vacate the right-of-way, and make this area part of the school site. An existing 12-inch water main located in S Tobin St. will need to be relocated to locations more compatible with the school development. An existing 15-inch sanitary sewer line and gas line existing in the vacated S Tobin St right-of-way. These utilities will remain in-place with a sanitary sewer easement provided. There is also an existing 15-inch sewer main and a 6-inch water main that run north and south through the school property, just west of the existing buildings. The 15-inch sewer main can remain, but the 6-inch water main will need to be replaced with a new 12-inch water mains to meet City of Renton engineering standards. The new building will require a domestic, fire sprinkler, fire department connection, and irrigation meter connection. These utilities will connect to the new water mains that will pass through the site to the northwest. The new building will also require a sanitary sewer connection, and a grease waste connection to a grease interceptor. These will connect to the existing sanitary sewer main west of the buildings. Because of the distance from the building to the existing sewer mains, new sewer mains with manholes be provided. In addition, at the north end of the building, a new grease interceptor and sanitary sewer services will be provided. These services will connect to new sewer mains with manholes out falling to the existing 15-inch sewer main within vacated S Tobin St. Street Vacations: To complete this project will necessitate a street vacation of S Tillicum St and S Tobin St between Logan Ave S and Shattuck Ave S. Both sections are approximately 810 linear feet. S Tobin is proposed to be rebuilt in a slightly different alignment in order to house underground utilities and provide emergency service access to the site. The street vacation process, at the advice of city staff will begin after submittal of the PUD application, but before the end of the year 2025. h. Estimated Construction Cost and Estimated Fair Market Value The voters in Renton passed a $676 million dollar bond in 2022 to fund the construction of a new RHS, amongst other projects. The budget for the project is $434,000,000, including property acquisition. The construction cost is anticipated to be $272,000,000. i. Cut/Fill Quantities The project will require earthwork for building demolition and to install subgrades for parking, walkways, buildings, and play fields. The project will see approximate 33,000 CY of fill and 4,900 CY of cut. Onsite soils are not suitable for use as fill. The sources of structural fill are not yet determined but will be from an approved source. Renton High School Replacement and Site Expansion October 14, 2025 11 j. Tree Retention and Removal A Tree Retention and Land Clearing Plan was prepared for the project by Atlas Technical Consultants dated September 2025. It describes existing vegetation as variable and typical of developed urban area landscaping. There are many mature trees onsite, including 212 significant trees (both deciduous and evergreen), together with shrubs, grass and decorative plants. Much of the existing landscaping will be removed and replaced. 28 of the significant trees will be retained. The District is proposing to use the Fee in Lieu portion of the code (RMC 4-4-10)(J)4.e) to compensate for replacement trees. Most of the landmark trees located along S 2nd Ave and Airport Way will be retained. Because of the FAA and Airport Overlay zone, tree height is restricted on a large portion of the site. This height restriction includes trees as well as built structures and limits the land available for planting. k. Dedications to the City The following roadway dedications will be provided for a total dedicated area of 67,460 SF. As a condition of approval, the District will seek to vacate portions of S Tobin St and Tillicum Ave S. Dedications Airport Wy - The dedication along Airport Way would be about 807 linear feet along the length of the property line and 12.5 feet in width. The total area of the dedication could be approximate 9,905 SF. Shattuck Ave S - The dedication along Logan Ave S would be about 300 linear feet along the length of the property line and 5 feet in width. The total area of the dedication could be approximate 1,470 SF. S Tobin St - The dedication along Logan Ave S would be about 302 linear feet along the length of the property line and 6 feet in width. The total area of the dedication could be approximate about 1,820 SF. Lake Ave S - The dedication along Logan Ave S would be about 325 linear feet along the length of the property line and 7 feet in width. The total area of the dedication could be approximate about 2,275 SF. S 2nd St - The dedication along S 2nd St would be about 1,345 linear feet along the length of the property line and could vary between 8 and 24 feet in width. The total area of the dedication could be approximately about 28,570 SF. Logan Ave S - The dedication along Logan Ave S would be about 1,210 linear feet along the length of the property line and 20 feet in width. The total area of the dedication could be approximate 23,420 SF.