Loading...
HomeMy WebLinkAboutEx_32_Advisory Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 16 LUA25-000080 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Renton Regional Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $28.02 per student. The fee will be based on the increased capacity of students only. This fee is paid at the time of building permit issuance. Fire Code Impact Comments: 1. The preliminary fire flow calculation is 3,750 gpm. A minimum of four hydrants are required. One within 150-feet and three within 300-feet of the proposed building. At least one new fire hydrant shall be installed within 50 feet of the fire department connection to the fire sprinkler and standpipe systems. A looped water main is required to be installed around the building, per city ordinance, if fire flow exceeds 2,500 gpm, looped fire water mains are required. The building shall also meet maximum fire hydrant spacing requirements of 300 feet on center. 2. An approved fire sprinkler and standpipe system is required throughout the building. An approved fully automatic fire alarm system is required throughout the building. Separate plans and permits required by the fire department. Direct access is required to the fire sprinkler equipment room from the outside of the building. Separate plan and permits for the kitchen hood fire suppression systems. Carbon dioxide systems for beverage dispensing shall meet Section 5307 of the fire code if the system exceeds 100 pounds. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on-site roadways. Required turning radius is 25- feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Approved turnarounds are required for dead end roads that exceed 150 feet. 4. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. ADVISORY NOTES TO APPLICANT Page 2 of 16 LUA25-000343 Development Engineering: (Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov) 1. See attached Memo dated October 31, 2025 Renton Police: 1. See attached Memo DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 31, 2025 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Renton Highschool Reconstruction 400 S 2nd Street, Renton, WA LUA25-000343 I have reviewed the above-referenced proposal located at parcel(s): 0007200060 and 42 acquisition nearby properties. The following comments are based on the Land-Use submittal made to the City of Renton by the applicant. EXISTING CONDTIONS WATER: 1. The proposed development is within the City of Renton’s water service area and in the Valley 196 Pressure Zone. The approximate static water pressure is between 71 PSI and 69 PSI at elevations 32' and 36'. 2. There is an existing 6-inch Cast Iron water main through the project site between existing school buildings and baseball fields that can deliver a maximum capacity of 1,300 gallons per minute (gpm) (no record drawing available). 3. There is an existing 12-inch Cast Iron water main in S Tobin St that can deliver a maximum capacity of 5,000 gpm (Record Dwg: W-002005). 4. There is an existing 10-inch Ductile Iron water main within southern section of Logan Ave S (between S Tobin St and S 2nd St) that can deliver a maximum capacity of 3,500 gpm (Record Dwg: W-002005). 5. There is an existing 12-inch Ductile Iron water main within northern section of Logan Ave S (between Airport Way and S Tobin St) that can deliver a maximum capacity of 4,000 gpm (Record Dwg: W-038501). 6. There is an existing 8-inch Cast Iron water main in Airport Way that can deliver a maximum capacity of 2,000 gpm (Record Dwg: W-038112). 7. There is an existing 12-inch Ductile Iron water main in S 2nd St that can deliver a maximum capacity of 5,000 gpm (Record Dwg: W-21810C). 8. There is an existing 8-inch Ductile Iron water main in Shattuck Ave S that can deliver a maximum capacity of 2,500 gpm (Record Dwg: W-094001). 9. There is an existing 8-inch Cast Iron water main in Lake Ave S that can deliver a maximum capacity of 2,500 gpm (Record Dwg: W-033001). 10. There are four existing domestic water meters serving the existing buildings: • a 4-inch water meter to the northeast of the existing Tennis Court (Facility ID No. MTR-015695). • a 4-inch water meter to the northwest of the existing northern #409 building (Facility ID No. MTR-015959). • a 4-inch water meter to the northeast of the existing northern #409 building (Facility ID No. MTR-005690). • a 4-inch water meter from S 2nd St to the south of the existing southern building (Facility ID No. MTR-004989). 11. There are two existing fire water services serving the existing buildings: • a 4-inch water meter to the northeast of the existing northern #409 building (Facility ID No. MTR-001197). • a 6-inch water meter to the southwest of the existing southern building (Facility ID No. MTR-006232). 12. There are two existing irrigation water services serving the project site: • a 2-inch water meter from Lake Ave S to the west of the existing baseball field (Facility ID No. MTR-015732). • a 2-inch water meter from S 2nd St to the south of the existing southern building (Facility ID No. MTR-001198). 13. The western portion of the project site falls within Zone 2 of the Wellhead/Aquifer Protection Area (APA). The eastern portion of the project site falls within Zone 1 of the APA. SEWER: Sewer service is provided by the City of Renton. 1. There are existing 15-inch PVC wastewater mains and associated sewer manholes within an easement through the project site to the west of the existing buildings (Record Dwg: S- 190105), which is connected to the existing 15-inch sewer mains within S Tobin St (Record Dwg: S-190102). 2. There are existing 8-inch PVC wastewater mains and associated sewer manholes within Logan Ave S (Record Dwg: S-211003), which is also connected to the existing 15-inch sewer mains within S Tobin St (Record Dwg: S-190102). 3. There are 8-inch PVC wastewater mains and associated sewer manholes within S Tillicum St and Shattuck Ave S (Record Dwg: S-044901), which is connected to the existing 15-inch sewer mains within S Tobin St (Record Dwg: S-190102). 4. There is a private 8-inch PVC sewer main to the south of the IPAC building (Record Dwg: S- 258202), which is connecting to the 15-inch sewer main crossing the project site (Record Dwg: S-190105). Sewer services for the two southern buildings are provided through two 6'' PVC sewer stubs connecting to this 8-inch private sewer main. The sewer service for the northern building is provided through a 6-inch sewer stub connecting to the 15-inch sewer main on S Tobin St. STORM: 1. There are existing 12-inch concrete stormwater mains and associated catch basins along the north side of Airport Way (Record Dwg: R-155407). Runoff from these conveyance systems is conveyed northeast and eventually outfalls to the Cedar River. 2. There are existing 24-inch concrete stormwater mains and associated catch basins within Logan Ave S (Record Dwg: D-12720F & R-155408). Runoff from these conveyance systems is conveyed north and eventually outfalls to the Cedar River. 3. There are existing 12-inch PVC stormwater mains and associated catch basins within S 2nd St (Record Dwg: R-394923). Runoff from these conveyance systems is conveyed south through the 12-inch surface water main within Shattuck Ave S (Record Dwg: R-394929). 4. There are existing 24-inch PVC stormwater mains and associated catch basins within Lake Ave S (Record Dwg: D-217208). Runoff from these conveyance systems is conveyed south through a 33-inch surface water main within the parking lot of Village Square Shopping center (Record Dwg: D-352914). 5. There are existing 18-inch and 12-inch private surface water mains and associated catch basins surrounding the existing buildings onsite (Record Dwg: R-28520B). Runoff from these conveyance systems is conveyed west through a 24-inch surface water main within S Tobin St (Record Dwg: D-21720A). 6. The eastern portion of the project site falls within Zone 1 of the Wellhead/Aquifer Protection Area (APA). Therefore, within the eastern portion of the project site, open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 7. The western portion of the project site falls within Zone 2 of the APA. Therefore, within the western portion of the project site, open facilities and open conveyance systems, if proposed, may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM. STREETS: 1. The project fronts Airport Way to the north, S Tobin St to the north, S. Tillicum St to the north, Logan Ave S to the east, S 2nd St to the south, Lake Ave S to the west, and Shattuck Ave S to the west. Per King County Assessors Map: • S 2nd St is classified as a 5-lane Principal Arterial Street with an existing right-of-way (ROW) width of approximately 60 to 90 feet. • Lake Ave S is classified as a residential access street with an existing ROW width of approximately 60 feet. • S. Tobin Street is classified as a residential access street with an existing ROW width of approximately 60 feet. • Shattuck Ave S is classified as a residential access street with an existing ROW width of 50 feet. • S. Tillicum St. is classified as a public Alley with an existing ROW varies from 10 to 50 feet. • Airport Way is classified as a 7-lane Principal Arterial Street with an existing ROW of approximately 80 feet. • Logan Ave S. is classified as a 2 lane Minor Arterial Street with an existing ROW of approximately 60 feet. WATER 1. The applicant has submitted a preliminary utility and phasing plan with the land use application that was prepared by AHBL, Inc., dated September 15, 2025. a. The plans show a 12-inch looping water main system that connects to the existing water main in S Tobin St, loops within the site and connects to the water main in S 2nd St to the south, which is conceptually acceptable. However, the proposed installation of a section of the temporary new water main to the west of the storage building to be permanent is not acceptable. All future new water mains must be located within the paved portion of internal access roads or parking lots. b. Replacement of two (2) short sections of existing 8-inch water main with new 12-inch water main at the intersection of S Tobin St and Logan Ave S is required, the new and existing water mains shall be located out of the new curb and curb bulb. c. The new fire hydrant located approximately 150 ft south of the intersection of S Tobin St and Logan Ave S shall be directly connected to the existing 10-inch water main on Logan Ave S. d. During Phase 2, the proposed installation of a section of the new water main within a steel casing beneath the eastern of the existing main instructional building is acceptable as a temporary water main. However, during phase 2, this water main shall be relocated within the paved access road. e. The new and existing water main at the intersection of S Tobin St and Shattuck Ave S shall be relocated out of the new curb bulbs and ADA ramps. f. The new water main must be protected from all construction activities to avoid damage during site development. g. Please refer to the redline comments on the preliminary utility plan for more information. 2. The developer shall coordinate with Boeing regarding the utility crossing, relocation or modification of Boeing’s existing water mains and related appurtenances located within the sidewalk and roadway along Logan Ave S. 3. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the proposed development is 3,750 gpm including the use of an automatic fire sprinkler system throughout the buildings. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. A minimum of one primary fire hydrant is required within 150-feet of each building and three secondary hydrants are required within 300-feet of each building. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. New water main extensions will be required and sized to meet the required fire flow and city comprehensive plans. b. Approved fire sprinkler, fire standpipes and fire alarm systems are required throughout all buildings. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. c. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building as required by the City building department or Renton Regional Fire Authority. i. Installation of a dedicated fire sprinkler supply line with backflow prevention assembly for each building. If a fire pump and/or chemical treatment is used, a Reduced Pressure Backflow Assembly (RPBA) must be installed. ii. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. d. Installation of domestic water service lines and water meters reduced pressure backflow prevention assemblies (RPBA’s). The RPBA’s shall be installed behind the domestic water meters and shall be located inside heated above ground enclosures (Hot-Box or Safe-T-Cover). e. The existing water mains located in easements within the school’s property shall be abandoned and removed. An application to the city is required for the release of easements. f. The existing water mains, hydrants, and water meters in the portion of S Tobin St that is being proposed for street vacation shall remain operational until all the existing dwellings are demolished. g. Water mains relocation shall limit the impact to the water services for existing adjacent properties. h. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. i. A 15-foot-wide public water easement is required for any new (both temporary and permanent), and existing public water main, hydrants and water meters located outside City Right of Way. j. Installation of separate domestic water meter is required for each of the proposed new building. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Domestic water meters 3- inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. k. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. l. Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no.340.8, if applicable. 4. Refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2019 Water System Plan for any changes to the water system are proposed. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 5. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2025 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter, $25,125 per 1- 1/2-inch meter, $40,200 per 2-inch meter, and $80,400 per 3-inch meter. b. Water service installation charges for each proposed domestic water service are applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2-inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied, and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. d. Credits will be applied to the existing services being abandoned, but no refund if the service is reduced per RMC 4-1-180.B. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0& repo=CityofRenton. SEWER COMMENTS 1. The applicant has submitted a preliminary utility and phasing plan with the land use application that was prepared by AHBL, Inc., dated September 15, 2025. a. The utility plan shows a new 8-inch sewer main extension connecting to the existing 15-inch sewer main to the west of the existing buildings. Which is conceptually acceptable. 2. The applicant will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. The utility plan shows a few side sewers with slopes being less than 2%, which shall be revised to have at least 2% slope to the main. b. Side sewers shall connect directly into the sewer main and not into manholes. 3. Public sewer easements are required for any new and existing sewer mains that are not located within the public right of way. Easements shall preclude the installation of permanent structures and be unencumbered with surface improvements that may impeded maintenance, operation, repair and replacement of the sewer facilities. a. The proposed new 8-inch sewer main and laterals solely serving Renton High School shall be privately owned and maintained. b. The existing 15-inch sewer main in the existing S Tobin St (to be vacated) shall require a minimum of 15-ft wide public sewer easement. The proposed 20-ft wide public sewer easement on the preliminary utility plan is considered acceptable. c. The north/south 15-inch sewer main on the west side of the building should have a minimum of 15-ft wide public sewer easement if it does not already exist. 4. Improved permanent access to new and existing sewer manholes shall be provided for future maintenance and operation purposes. a. Access to the existing 15-inch sewer main and manholes to the west of the existing buildings is required. The proposed site plan may need to be revised to accommodate the access requirement of the new and existing sewer main and manholes. b. Sewer main relocation may be required to accommodate the layout of the new development, and the sewer main relocation shall limit the impact to the sewer services for existing adjacent properties. c. Please refer to the redline comments on the preliminary utility plan for more information. d. Sewer mains and manholes that are no longer necessary shall be abandoned or removed. Abandonment of mains up to 10-inches in diameter can be accomplished by plugging each end with concrete. Abandonment of sewer mains 12 inches and greater shall be accomplished by filling the main with an uncompressible material. Unused side sewer stubs shall be abandoned at the main. This may be accomplished by exposing and capping each connection or lining the sewer main and not restoring the connection. e. If applicable, any existing public or private sewer mains to be removed located on private property shall also relinquish or partially relinquish the easement they are contained within unless the new sewer main is proposed within the easement and the easement meets current standards. Vacation of all existing public utility easements by Renton City Council shall occur prior issuance of final occupancy. 5. If proposed, any commercial kitchen will require a grease trap/grease interceptor. 6. Weather protection of refuse, recyclables, and compostables shall be ensured by using weather-proofed containers or by providing a roof over the storage area per RMC 4-4-090.D.10. A floor drain within the trash enclosure area is required and shall be routed through an oil/water separator before discharging to the sanitary sewer. 7. King County imposes limits on certain pollutants and prohibits discharge of wastes that adversely affect the operations of wastewater treatment plants (WWTP) and collection system. Therefore: a. The wastes and certain pollutants generated from the school workshops such as science lab, automobile shop, welding projects may adversely affect the operations of KC WWTP. Please contact King County for a possible industrial discharge permit by filling and submitting an Industrial Waste Program Survey from King County Website below: https://kingcounty.gov/services/environment/wastewater/industrial- waste/library/forms/ApprovalForms.aspx. b. King County Industrial Waste Program will make a permitting decision based on the survey form filled, which shall be provided a part of the civil construction application. 8. All wastewater from the parking structure, if proposed, shall be routed through a City approved oil/water separator prior to discharge into the sewer main. The covered parking may require a grinder pump depends on the elevation of the sewer main. 9. Civil plans for the sewer main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. a. Refer to City of Renton Design and Construction Standards for Sewer Main Extensions and Department of Ecology Criteria for Sewage Work Design (Orange Book) for sewer design requirements. b. The City reserves the right to determine which new sewer mains will be dedicated as public or privately owned and maintained to be determined through the civil construction permit design and permitting process. c. Adequate horizontal and vertical separations between the new sewer main and other utilities (storm sewer pipes and vaults, water, power, gas, electrical) shall be provided for the operation and maintenance of the sewer main. The applicant shall verify the separation of the proposed stormwater detention pipe and the existing sewer main within the southwest parking lot. 10. The development will be subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for sewer is based on the size of the new domestic and commercial water to serve the project. The current wastewater fee is $4,025.00 per 1-inch meter, $20,125 per 1-1/2-inch meter, $32,200 per 2-inch meter, and $64,400 per 3-inch meter. b. SDC fees are payable at construction permit issuance. c. Credits of the SDC in the amount equal to the SDC fee for the size of the previous abandoned water meter will be applied, but no refund if the service is reduced per RMC 4-1-180.B. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&re po=CityofRenton. SURFACE WATER COMMENTS 1. A preliminary Technical Information Report (TIR) and preliminary drainage plans were submitted by AHBL, Inc., dated September, 2025 with the land-use application per KCSWDM and 2022 RSWDM. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual are required. Based on the City’s flow control map, the entire site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The majority west portion of the site falls within the Black River drainage basin, and the remaining northeastern portion of the site falls within the Lower Cedar River drainage basin. The report is based on a Full drainage review and Core Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical Information Report. i. The TIR shall be revised per the methodology and design requirement per 2022 RSWDM only. a. Discharge at the Natural Location, RSWDM Core Requirement #1: All storm water runoff and surface water from a project must be discharged at the natural location so as not to be diverted onto or away from downstream properties. i. The preliminary TIR depicts that the project is analyzed and mitigated in three TDAs to meet Core Requirement #1. The TIR depicts that most of the site discharges to TDA 1 and TDA 2 to the Black River Wetlands, while a small portion discharges to TDA 3 to the Cedar River. Staff concurs with this preliminary basin discharge locations per provided survey information and site conditions. b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site. The preliminary TIR submittal includes a Level 1 Downstream Analysis. i. A level 1 offsite analysis was performed on August 4, 2025, the TIR depicts no upstream stormwater flowing to the project site. a) Discharge from TDA 1 (Black River) is defined as the south- central and eastern portions of the site of approximately 1.28 acres. The basin discharges west to the flow line in South 2nd Street and to the south to a storm line in Shattuck Avenue South. b) Discharge from TDA 2 (Black River) is defined as the west and center portions of the site. It has the largest area of all the basins of approximately 29.49 acres. TDA 2 stormwater discharges to the eastern flowline of Lake Avenue South c) Discharge from TDA 3 (Cedar River) is defined as the west to the flowline of Logan Avenue South and drains east, where it is intercepted by a catch basin at the southwest corner of the intersection of Airport Way and Logan Avenue South, and eventually discharging to the Cedar River within one-quarter mile from the project site. ii. The TIR depicts no signs of flooding, overtopping, or erosion were evident at the time of the inspection. Staff concurs with this preliminary analysis and will further review during the civil construction permit application. c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. The project proposes a detention facility to meet the flow control requirement. i. The preliminary TIR depicts that the developed storm flows from TDA 1 are reduced compared to the existing conditions, therefore, flow control requirement is exempted. A detention pipe system is proposed for TDA 2 to meet the flow control requirement, and the developed storm flows from TDA 2 are reduced compared to existing conditions. TDA 3 discharges to the 100-year floodplain of Cedar River in less than a half mile within a closed conveyance system, which is flow-control exempt. These preliminary analyses are deemed acceptable and will be further reviewed during the civil construction permit application. d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The proposal includes a conveyance system analysis section. i. Section 5 of the TIR indicates that the proposed conveyance system will have sufficient capacity for a 25-year peak flow, and the system has been designed to provide more than 6 inches of freeboard between the design water surface and structure grate during the 25-year peak storm event. No severe flooding problems or severe erosion problems will be created or aggravated in the 100-year storm event. The conveyance calculations will need to be provided and reviewed as part of civil construction permit application. ii. Backwater analysis per Section 4.2.1 of RSWDM shall be provided and will be reviewed as part of civil construction permit application. e. Construction Stormwater Pollution Prevention Plan (CSWPPP), Core Requirement #5 i. A preliminary CSWPPP is provided as part of the preliminary TIR. A detailed CSWPPP and TESC shall be provided and will be reviewed as part of the civil construction permit application. f. Maintenance and Operations, Core Requirement #6 ii. A maintenance and operation manual will need to be provided and reviewed as part of civil construction permit application. g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. i. The TIR indicates that the new pollution generating impervious surfaces (PGIS) for the proposed site include the paved parking areas, artificial turf fields, maintenance, fire access loops, parking lot, and vehicle access. Onsite flows will be treated to meet the performance standard of the Enhanced Basic (Metals) Water Quality Menu by using Contech Filterra structures for all three TDAs. This is conceptually acceptable and will be further reviewed as part of civil construction permit application. ii. The detailed information of the synthetic turf materials used for the sports field shall be provided, and will be reviewed during civil construction permit application for stormwater protection purposes. h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. i. A geotechnical report dated September 3rd, 2025, completed by Associated Earth Sciences, Inc. was provided with the Land Use Application. At the time of drilling, groundwater was encountered at depths ranging from about 10 to 14 feet below the existing ground surface. The Geotechnical report provides six (6) recommendations to mitigate and reduce the erosion hazard and potential for off-site sediment transport. No infiltration facilities are allowed in APA Zone 1. Therefore, only the western track and field and parking lot area located within the APA Zone 2 could potentially utilize infiltration for this project; however, the exploration data in this area indicates that the western portion of the campus is primarily underlain by a surficial layer of existing fill overlying silty alluvial sediments accompanied by a shallow water table (approximately 7 to 10 feet below existing grade at the time of exploration). Therefore, infiltration opportunities in the APA Zone 2 area appear to be limited to shallow low-capacity infiltration BMPS. ii. The TIR indicates that the project site exempt from onsite BMPs requirement per Special Requirement #6, which is not considered acceptable. CR#9 of onsite BMPs per Section 1.2.9.2.2 of large lot BMPs Requirement are required for this project, which shall be provided and reviewed as part of civil construction permit application. 2. Erosion control measures to meet the City requirements shall be provided. a. A phased erosion control plan shall be provided for each construction phase, and will be reviewed during the civil construction permit application. b. Wet Season requirements found in Appendix D of the 2022 RSWDM shall be adhered to for construction occurring between October 1st and April 30th. 3. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 4. Public utility easements are required for any new and existing public storm mains and structures that are not located within the public right of way. 5. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRe nton. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required since land disturbance of the site will exceed one acre. 7. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&re po=CityofRenton&cr=1. TRANSPORATION COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: • S 2nd St is classified as a 5-lane Principal Arterial Street with an existing right-of-way (ROW) width of approximately 60 to 90 feet per the King County Assessors map. S 2nd St is listed on the City’s TIP as project 23-22. The City will support a waiver to install improvements provided the necessary dedication to support the TIP is provided. A waiver is required to be submit with the land use. ROW dedication as needed to support the street sectioned defined by the TIP will be required. i. A waiver prepared by AHBL, Inc. dated September 5, 2025, was provided as part of the land use permit submittal. The waiver indicates that the existing sidewalk along S 2nd Street remain in place until the City’s TIP project occurs, and a 24.5-foot ROW dedication is proposed along the eastern portion of S 2nd Stret fronting the project site, and the ROW dedication along the western portion of S 2nd Street fronting the project site varies as needed to accommodate the TIP project street sections. Staff concurs with the proposed ROW dedications and waiver. ii. The existing sidewalks along the north side of S 2nd Street shall be repaired and adjusted to meet ADA compliance, which shall be added as a condition of the proposed waiver approval. • Lake Ave S is classified as a residential access street with an existing ROW width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for residential access streets a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required along the abutting property frontage and include a minimum 26-foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 1) However, Lake Ave S has an existing curb line set approximately 8 feet west of the property line. The curb line shall be maintained, therefore dedication of approximately 5 feet will be required to install the above listed improvements pending final survey. 2) Lake Ave S is part of the City’s adopted Bike and Trails Plan (plan element 66). This project requires a signed shared roadway along this portion of Lake Ave S. The above listed improvements provide for a paved width consistent with the plan element. i. The preliminary site plan shows a 0.5-foot curb, 8-foot landscape planter, 5- foot sidewalk, and 2-foot clearing space following the frontage improvement requirement above fronting the project site, and a 7-foot ROW dedication is proposed. In addition, the preliminary site plan also depicts a 5-foot sidewalk improvement within the City’s ROW along the adjacent property (parcel # 7229500072) to continue the pedestrian route on Lake Ave S to the intersection of S 2nd Street. Staff finds this proposal is conceptually acceptable. ii. The existing curbs along the east side of Lake Ave S fronting the project site and adjacent property (parcel # 7229500072) shall be replaced. Also, due to the additional access and traffic added as part of the new driveway to the Lake Ave S from the new southwest parking lot, the pavement along Lake Ave S shall be grind and overlayed per City’s current standards, and coordination with the owner for removal/replacing of existing painting/art on the road is required. Those requirements shall be added as a condition of approval of the land use. • S. Tobin Street is classified as a residential access street with an existing ROW width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5-foot of cub, an 8-foot planting strip, and 5-foot sidewalk, 0.5-foot of clearing space, street trees and storm drainage improvements. 1) However, S. Tobin St. has an existing curb-curb paved width of approximately 40 feet with a curbline set approximately 8 feet north of the property line. The established curbline shall be maintained, therefore dedication of approximately 5 feet will be required to install the above listed improvements pending final survey. 2) S. Tobin St. is part of the City’s adopted Bike and Trails Plan (plan element 66). This project requires a signed shared roadway along this portion of Lake Ave s. The above listed improvements provide for a paved width consistent with the plan element. 3) A portion of S. Tobin St. is proposed to be vacated. A vacation shall be submitted in accordance with RMC 9-14. i. The preliminary site plan shows a 0.5-foot curb, 8-foot landscape planter, 5- foot sidewalk, and 0.5-foot clearing space following the frontage improvement requirement above fronting the project site, and 6-foot ROW dedication is proposed. Staff finds this proposal is conceptually acceptable. ii. A street vacation for the portion of S Tobin Street on the project site was submitted and reviewed separately. Prior to the vacation, the street shall be closed after all the nearby structures are demoed. The construction phasing plan shall take the street vacation into consideration to ensure no nearby residents and commercial access are impacted. • Shattuck Ave S is classified as a residential access street with an existing ROW width of 50 feet per the King County Assessors map. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5-foot of cub, an 8-foot planting strip, and 5-foot sidewalk, 0.5-foot of clearing space, street trees and storm drainage improvements. Dedication of approximately 1.5 feet is required pending final survey. i. Shattuck Ave S is part of the City’s adopted Bike and Trails Plan (plan element 66). This project requires a signed shared roadway along this portion of Shattuck Ave S. The above listed improvements provide for a paved width consistent with the plan element. i. The preliminary site plan shows a 16-foot pavement from the centerline, 0.5-foot curb, 8-foot landscape planter, 5-foot sidewalk, and 0.5-foot clearing space following the frontage improvement requirement above fronting the project site, and 5-foot ROW dedication is proposed. Staff finds this proposal is conceptually acceptable. ii. The traffic light pole at the southeast corner of the intersection of Shattuck Ave S and Airport Way needs to be relocated to accommodate the proposed right of way improvements per City of Renton standards. • A portion of S. Tillicum St. is proposed to be vacated. A vacation shall be submitted in accordance with RMC 9-14. i. A street vacation for the portion of S Tillicum St on the project site was submitted and reviewed separately. Prior to the vacation, the street shall be closed after all the nearby structures are demoed. The construction phasing plan shall take the street vacation into consideration to ensure no nearby residents and commercial access are impacted. • Airport Way is classified as a 7-lane Principal Arterial Street with an existing ROW of approximately 80 feet per the King County Assessors map. To meet the City’s complete street standards for a Principal Arterial Street with 7 lanes a minimum ROW width of 125 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required along the abutting property frontage and include a minimum 88-foot paved road (44 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. 1) However, Airport Way has an existing established paved width of approximately 78 feet with a curbline set approximately 6 feet north of the property line. The City has determined that the existing paved width and curb location on the south side of Airport Way is sufficient. Therefore, a modified street section as taken from the ROW centerline shall be provided that includes a minimum 39-foot paved road, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 12 feet will be required pending final survey. A modification shall be submitted with the land use application for the listed section. 2) Note Airport Way is part of the City’s adopted Bike and Trails Plan (plan element 29), however, the plan identifies improvements to the Lake Washington Loop Trail which is on the north side of Airport Way. i. The preliminary site plan shows a 0.5-foot curb, 8-foot landscape planter, 8-foot sidewalk, and 2-foot clearing space following the frontage improvement requirement above fronting the project site, and 12.5-foot ROW dedication is proposed. Staff finds this proposal is conceptually acceptable. ii. A ROW modification request shall be submitted and approved prior to the civil construction permit application. Alternatively, the street section shall be improved per current City’s complete street standard for a principle arterial street as discussed above. • Logan Ave S. is classified as a 2 lane Minor Arterial Street with an existing ROW of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for a Minor Arterial Street with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required along the abutting property frontage and includes a minimum 54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 15.5 feet is required pending final survey. 1) Since this section of Logan Ave S. is a part of downtown streetscape plan, the modified sidewalk behind the curb will be a 12-foot sidewalk with street trees in tree grates on both sides of the street. Therefore, frontage improvements including a minimum 54-foot paved road (27 feet each side), a 0.5-foot curb, a full width of the 12-foot sidewalk with street trees in tree grates are required, and 2-foot of clearing space. 2) Note the proposal indicates the addition of a bus lane/parking lane along the west side of Logan Ave S. Additional dedication would be required to accommodate the proposed improvements. 3) The submitted proposal indicates a mid-block pedestrian crossing on Logan Ave S to accommodate football players, which is conceptually acceptable. A HAWK (High Intensity Activated Crosswalk) or RRFB (Rectangular Rapid Flashing Beacon) will be required pending on final site plan. i. The preliminary site plan shows a 35-foot of pavement from the centerline to accommodate the proposed bus lane and parking lane, 0.5-foot curb, 12-foot sidewalk with street trees in tree grates, and 2-foot clearing space, and 19.5-foot ROW dedication is proposed. Staff finds this proposal is conceptually acceptable. ii. Due to the intersection works proposed at S 2nd Street and Logan Ave S, a new video detection system and a traffic PTZ (Point Tilt Zoom) camera (monitoring school traffic) may be required at the intersection of Logan Ave S and S 2nd St, as well as a new signal cabinet per current city standards to house all the new equipment. iii. The curb ramps fronting the project site, including the companions at the intersection of S 2nd Street and Logan Ave S shall be replaced to meet ADA compliance, including APS push buttons. The curb ramp and APS push button at southeast corner of intersection may be required to be replaced to meet ADA compliance. iv. A pedestrian HAWK signal shall be warranted at the east-west crosswalk on Logan Ave S at the intersection of S Tobin St and Logan Ave S, instead of a RRFB (Rectangular rapid flashing beacons). v. The developer will need to coordinate with King County Metro for any lane or signal changes along Logan Ave S. vi. The developer shall coordinate with Boeing regarding the utility crossing, relocation or modification of Boeing’s existing water mains and related appurtenances located within the sidewalk and roadway along Logan Ave S. 2. ADA accessibility along all frontages shall be provided and existing, non-conforming facilities shall be replaced to meet current ADA standards. Any ramp, including ancillary features such as pushbuttons, installed or replaced along the property frontage shall provide or upgrade and existing non-conforming ramp and features to meet ADA standards. An ADA accessible path from the ROW to the property shall be provided. 3. The project shall establish an updated school zone, including all associated signage and signals, along nearby fronting roads and up to 300 feet before the school property line. 4. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.4 and 104.5. i. The maximum width of any driveway shall not exceed 30-feet. ii. Driveways shall be located a minimum of 5-feet from property lines. iii. Maximum driveway slope is 8%. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 6. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space. See RMC 4-6-060 for street lighting requirements. i. The orientation, distribution, and brightness of sports field lighting shall be designed to ensure they do not create adverse impacts of light spill to adjacent nearby residents, airport operations or right of ways. ii. The height and texture of the onsite field lighting poles shall be designed and approved by Federal Aviation Administration (FAA), which shall be added as a condition of approval for the land use permit. 7. A Transportation Technical Report dated September 16, 2025, was provided by Heffron Transportation, Inc. The transportation analysis evaluates year 2030 as the horizon year to compare conditions without and with the proposed project and assumes it is occupied to its full planned capacity of 1,600 students, and a 3% compound annual growth rate was applied to the existing traffic volumes. Five pipeline development projects are included in the traffic forecasts. The analysis also reflects the reconfiguration of on-site parking and circulation as well as the campus expansion and vacation of segments of S Tobin Street and S Tillicum Street between Shattuck and Logan Avenues S. Level-of-service (LOS) analyses were performed to determine the proposed project’s impact on traffic operations in the study area. Potential impacts to other transportation elements including transit, safety, non-motorized facilities, and parking are also presented. The traffic study was prepared for the three peak hours of morning (arrival, 6:30 to 8:30 A.M.), afternoon (dismissal, 1:00 to 6:00 P.M.), and commuter PM peak hours (4:00 and 6:00 P.M.). i. Traffic operations analyses were performed at the nearby ten study-area intersections. Intersections were evaluated using the methodology in the Highway Capacity Manual, 7th Edition. All level-of-service calculations were performed using the Synchro 12 traffic operations analysis software and reported using the Synchro module for signalized intersections and the HCM 7 module for unsignalized intersections. The traffic study depicts a conservative worst-case analysis by selecting the higher rates derived for RHS from the 2024 counts during the morning and afternoon peak hours, while using higher ITE [Institute of Transportation Engineers Trip Generation Manual, 11th Edition, (2025)] rate for analysis of PM peak hour conditions. In addition, the proposed site expansion would result in the elimination of 30 single-family dwelling units (including 2 accessory dwelling units ADUs)), 4 duplexes, and 5 commercial buildings. a) The proposed project is anticipated to result in an overall increase of 18 morning peak hour trips and overall decreases of 610 daily trips, 15 afternoon peak hour trips, and 69 PM peak hour trips. b) All five signalized study-area intersections are forecast to remain operating at LOS E or better with the project during all three analysis peak hours, with changes in delay ranging from a reduction of 1.3 seconds to an increase of 9.1 seconds. c) The unsignalized intersections are forecast to remain operating at LOS A overall with all movements at LOS D or better during all three peak hours. d) All of the site access driveways are forecast to operate at LOS A overall with all movements operating at LOS C or better. ii. The Airport Way and Shattuck Avenue S intersection is forecast to operate at LOS C or better during all three analysis peak hours in 2030 with the school replacement project with no changes to the existing intersection channelization or capacity. The 95th-percentile queues (queues that would be exceeded for only 5% of the entire peak hour) for the northbound single-lane approach are forecast to range from 53 feet (about 2 vehicles) in the morning peak hour, to 146 feet (about 6 vehicles) in the afternoon peak hour. During the PM peak hour, the 95th-percentile queue is forecast at 95 feet (about 4 vehicles). These results do not indicate the need for additional turn-lane channelization or other improvements to address operational or queuing conditions caused by the proposed project. Staff concurs with this analysis and summary. iii. A Phasing plan was added as part of the land use permit application. During Phase 2 (Sept 2026 – Sept 2028), the school bus will access through the intersection of Shattuck Ave S and S Tobin Street, which shall be revised to clarify the bus route to ensure the bus will access through S Tobin Street to the west, instead of access through Shattuck Ave S to/from Airport Way due to limited turning radius at the intersection of Shattuck Ave S and Airport Way. iv. A detailed Construction Management Plan (CMP) including both Transportation Management Plan (TMP) and event parking management shall be provided, reviewed, and approved prior to civil construction permit issuance. v. Impacts of Street Vacations: a) The vacation of S Tillicum Street between Shattuck and Logan Avenues S would have negligible effects on the surrounding roadways. The small number of trips that were observed using that roadway segment (fewer than five trips per hour) was associated with the adjacent land uses and would be eliminated with the demolition and removal of those uses due to the site expansion. Staff concurs with this analysis and summary. b) Similarly, the vacation of S Tobin Street between Shattuck and Logan Avenues S would have minimal effects on the surrounding roadways. c) The vacations are not anticipated to adversely impact emergency vehicle access. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. i. The TTR indicates that the credit for removal of all existing uses totals over $600,000, which is more than the fee for the replacement school, and no net traffic impact fee due for the proposed school project. Staff concurs with this calculation and summary. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.