HomeMy WebLinkAboutSR_HEX_Elementary16_210720_v6_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_HEX_Elementary16_210720_v6_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: August 3, 2021
Project File Number: PR21-000097
Project Name: RSD Elementary #16
Land Use File Number: LUA21-000167, CUP-H, SA-H, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner: Renton School District No. 403, Matthew Feldmeyer, Executive Director, Capital
Planning and Construction, 300 SW 7th St, Renton, WA 98057
Applicant: Traci Brewer-Rogstad, Facilities Program Director, Capital Planning and
Construction, 300 SW 7th St, Renton, WA 98057
Contact: Laura Brent, Brent Planning Solutions, LLC, PO Box 1586, Mukilteo, WA 98275
Project Location: 1058 Chelan Avenue NE
Physical Addresses Associated with the parcels: 1070, 1102, 1103, 1123, 1128 1137,
1138, and 1146 Chelan Ave NE, 1012, 1024 Duvall Ave NE
(APN's 1023059249, 1023059138, 1023059275, 1023059202, 1023059107,
1023059139, 1023059173, 1023059124, 1023059096, 1023059076, and
1023059332)
Project Summary: The Renton School District is requesting Hearing Examiner Site Plan Review, a
Conditional Use Permit, and two modifications for a new elementary school
located at 1058 Chelan Ave NE. The project site includes 11 parcels approximately
11.08 acres in size with street frontage along both Chelan Ave NE and Duvall Ave
NE. The zoning designation for 10 of the 11 parcels is Residential-8 with one
Residential-10 parcel located on the northwestern portion of the project site. The
proposed elementary school building would be approximately 77,000 square feet
in size and two stories. In addition to the building, there would be an outdoor
classroom area, multipurpose playfield, hard/soft play areas, and a covered play
area. A surface lot would provide parking for 82 vehicles and a school bus
load/unload area would provide capacity for eight full size busses and two special
education buses. Passenger vehicle access to the subject property is proposed at
the south end of the site with one full access driveway along the Duvall Ave NE
frontage and one exit only access on Chelan Ave NE. School bus access would be
provided via two driveways along Duvall Ave NE. The applicant would construct
street frontage improvements along both the Duvall Ave NE and Chelan Ave NE
frontages. The project site contains two wetlands, one of the which the applicant
proposes to permanently impact with the proposed improvements, and the other
to temporarily impact the buffer area during construction. Proposed mitigation to
the permanently impacted wetland would occur via credits purchased from the
City’s Springbrook Creek Wetland and Habitat Mitigation Bank. Temporary impacts
to the retained wetland’s buffer would be mitigated via restoration/enhancement
and then permanent protection following construction. Stormwater generated
from the proposed improvements would be conveyed to two subsurface detention
facilities with treatment provided via modular vaults prior to discharge into the
City’s system. Portions of the site would also disperse flows to gravel trenches and
eventually discharge into the remaining wetland. The site contains 499 trees of
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 2 of 43
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which 208 are located on the site’s western wetland and buffer and would be
retained. Approximately 20 trees would be removed for street improvements. Of
the remaining 271 trees in the developable portion of the site, the applicant
proposes to retain 18 trees. The applicant has requested two code modifications
with the application related to onsite parking and street frontage improvements.
Studies submitted with the application include critical areas report, drainage
report, geotechnical report, arborist report, and traffic impact analysis.
Site Area: 11.08 ac
Project Location Map
B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Mitigated Determination of Non-Significance SEPA Consultation issued by the Renton
School District, dated June 21, 2021
Exhibit 6: Architectural Elevations
Exhibit 7: Architectural Renderings (3D)
Exhibit 8: Floor Plans
Exhibit 9: Boundary and Topographic Survey
Exhibit 10: Utility Plan
Exhibit 11: Grading Plan
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 3 of 43
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C. GENERAL INFORMATION:
1. Owner(s) of Record: Renton School District No. 403, Matthew Feldmeyer,
Executive Director, Capital Planning and Construction,
300 SW 7th St, Renton, WA 98057
2. Zoning Classification: Residential-8 (R-8), Residential-10 (R-10)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Vacant (single-family homes demolished in 2020)
5. Critical Areas: Sensitive slopes, Wetlands (Category III and IV)
6. Neighborhood Characteristics:
a. North: Single-family and multi-family residential, religious
institution; Residential-10 (R-10) zone
Exhibit 12: Drainage Plan
Exhibit 13: Tree Retention Plan
Exhibit 14: Tree Retention Worksheet
Exhibit 15: Screening Details (Garbage Enclosure)
Exhibit 16: Preliminary Technical Information Report (TIR) prepared by LPD Engineering, PPLC, dated
January 8, 2021
Exhibit 17: Updated Subsurface Exploration and Geotechnical Engineering Report, prepared by
Associated Earth Sciences, Inc, dated December 22, 2020
Exhibit 18: Transportation Technical Report prepared by Heffron Transportation, dated January 14,
2021
Exhibit 19: Tree Inventory Report prepared by Shoffner Consulting, dated October 18, 2019
Exhibit 20: Critical Area Report prepared by The Watershed Company, dated March 31, 2021
Exhibit 21: Mitigation Plan prepared by The Watershed Company
Exhibit 22: Noise Assessment prepared by Ramboll US Corporation, dated November 22, 2020
Exhibit 23: Concurrency Memo Prepared by Brianne Bannwarth Development Engineering Manager,
dated July 2, 2021
Exhibit 24: Street Vacation Request Application
Exhibit 25 Lot Combination On-hold Letter (LUA20-000270)
Exhibit 26: Email from Anjela Barton (Renton Fire Authority), dated June 7, 2021
Exhibit 27: Request for Participation in Springbrook Creek Wetlands Mitigation Bank Program, dated
March 7, 2019.
Exhibit 28: Electrical Plan (Site-wide)
Exhibit 29: Advisory Notes to Applicant
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 4 of 43
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b. East: High school and single-family residential; Residential-8 (R-8) and Residential Multifamily
(RMF) zones
c. South: Single-family residential; Residential-8 (R-8) zone
d. West: Single-family and multi-family residential; Residential-8 (R-8) and Residential Multifamily
(RMF) zones
7. Site Area: 11.08 ac
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation A-04-002 5161 11/27/2005
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Critical Areas Exemption LUA20-000082 N/A 03/07/2020
Lot Combination (On-hold) LUA20-000270 N/A (Project on-hold)
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is in the Highlands hydraulic
pressure zone. There are existing 16-inch water main in Duvall Ave NE.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in
Chelan Ave NE that terminated at the NW corner of the subject site.
c. Surface/Storm Water: There is an existing 12-inch stormwater main in Chelan Ave NE south of the
subject site.
2. Streets: The site fronts Duvall Ave NE, a principal arterial, along the east property line. The site fronts
Chelan Ave NE, a partially underdeveloped street with both public and private portions, along the west
property line.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 5 of 43
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5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Capital Facilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 20,
2021 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. The project site is located 1058 Chelan Avenue NE. Other physical addresses associated with the parcels
include 1070, 1102, 1103, 1123, 1128 1137, 1138, and 1146 Chelan Ave NE, as well as 1012, 1024 Duvall
Ave NE.
3. The project site was previously developed with single-family homes, all of which have been demolished
in preparation for the proposed school.
4. Access to the site would be provided via an entrance at the south end of the site with one ingress/egress
driveway off of the Duvall Ave NE frontage and one egress-only driveway off of Chelan Ave NE. School bus
access would be provided via two driveways that connect via an internal bus pick up/drop off area along
Duvall Ave NE.
5. The proposal includes 82 parking stalls within the primary parking area. A school bus load/unload area
would provide capacity for eight (8) full size busses and two (2) special education buses. Additionally,
twelve (12) uncovered bicycle parking spaces are provided on site near the front building entrance.
6. The tallest point of the proposed school building would be approximately 42.5-feet measured from the
average grade plane to the highest point of the mechanical equipment platform on the roof.
7. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation. One parcel on the northwestern portion of the site (APN 102305-9275) is located in the
Residential High Density Comprehensive Plan land use designation.
8. Ten (10) of the eleven (11) parcels on the site are located within the Residential-8 (R-8). The remaining
parcel (APN 102305-9275) is located in the Residential-10 (R-10) zoning classification.
9. The site generally slopes down from east to the west with elevations ranging from approximately 438 feet
in the southeast portion of the parcel to approximately 409 feet at existing west wetland area.
10. The applicant submitted a lot combination request (LUA20-000270) to combine all eleven (11) parcels.
The lot combination review was placed on hold on December 18, 2020 pending the district’s acquisition
of a third party ownership interest in a strip of land on APN 102305-9202 (Exhibit 25).
11. The applicant submitted a street vacation request on July 10, 2021 (Exhibit 24) in order to vacate
approximately 0.42 acres of right-of-way (ROW) located in between parcels on the site. The ROW was
previously used as a driveway to access multiple single-family homes that were located on the site.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 6 of 43
SR_HEX_Elementary16_210720_v6_FINAL
12. There are approximately 499 trees located on-site, of which the applicant is proposing to retain a total of
226 trees.
13. The site is mapped with sensitive slopes and wetlands (Category III and IV).
14. Approximately 32,575 cubic yards of material would be cut on-site and approximately 9,700 cubic yards
of fill is proposed to be brought into the site.
15. The applicant is proposing to begin construction in May of 2022 and end in September of 2023.
16. Staff received no public comment letters.
17. No other public or agency comments were received.
18. The Renton School District acted as lead agency for the State Environmental Policy Act (SEPA) Review for
the project. On June 21, 2021 the Renton School District issued a Mitigated Determination of Non-
Significance (MDNS) for the RSD Elementary School project (Exhibit 5). The MDNS included 10 mitigation
measures. A 14-day comment period commenced on June 25, 2021 and ended on July 8, 2021. One
comment from WSDOT was received on the threshold determination according to the Renton School
District. The following mitigation measures were included as part of the MDNS decision:
a) There are two existing wetlands on-site. The project avoids impacts to the higher-functioning,
Category III, Wetland C, and limits permanent impacts to the lower-functioning, Category IV, Wetland
B. The buffer area temporarily impacted by clearing and grading associated with the installation of
the multi-use playfield is vegetated with invasive or non-native vegetation. Mitigation and restoration
of Wetland C will be provided consistent with City standards. The proposed filling of Wetland B will
be mitigated through the use of a wetland bank, as approved by the City. A comprehensive five-year
maintenance and monitoring plan is included in the mitigation plan. This plan will ensure that
proposed enhancement plantings will be maintained, monitored, and successfully established within
the first five years following implementation.
b) For security reasons, black vinyl-coated, four- or six-foot-tall chain link fencing is proposed to be
installed along the property boundaries (a six-foot-tall cedar fence will be installed along a portion of
the southern boundary). To minimize impacts to Wetland C and its buffer, the fabric will be raised 12
inches off the ground to allow the passage of small animals. Concrete footings will not be utilized to
secure fence posts in wetland areas. The fencing will be reviewed and approved by the City.
c) The District will require the selected contractor to develop a construction management plan (CMP)
that addresses traffic and pedestrian control during school construction.
d) The City collects transportation impact fees and has outlined fee rates for a variety of uses. The
transportation impact fee for the elementary school project is calculated to be $356,377. This relates
to a fee rate of about $4.63 per square foot (SF) based on the proposed school size of 77,000 SF. The
impact fee will be paid, with the final fee established by the City.
e) In order to comply with street frontage improvement requirements outlined by the City, the project
will dedicate right-of-way along the street frontages of Duvall Ave NE and Chelan Ave NE.
f) Frontage improvements will be made along Duvall Ave NE and Chelan Ave NE. The District will
coordinate with the City to integrate the dedication areas and frontage improvements with the City’s
planned roadway improvement in that segment.
g) To mitigate school-related traffic impacts, the project will install a traffic signal (replacing the existing
HAWK beacon signal) at the NE 10th Street / Duvall Ave NE intersection. Installation of the new traffic
signal will include pedestrian actuated signals and crosswalks on all four legs and final design will be
approved by the City.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 7 of 43
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h) To ensure safe routes to school access, the District will construct a sidewalk along the 1155 Duvall Ave
NE frontage with ramp at NE 12th St. Design and construction of the sidewalk improvements is being
discussed with the City, with the final design to be reviewed and approved by the City.
i) To discourage pick-up and drop-off on Chelan Ave NE, the District will install City approved signage at
the intersection of NE 10th St and Chelan Ave NE that identifies the street as a no vehicle pick-up or
drop-off area. The District will develop a Transportation Management Plan (TMP) to educate families
about the access load/unload procedures for the site’s layout. The plan will define clear procedures
and travel routes for family vehicles and instruct family drivers not to block or partially block travel
lanes with queued or waiting vehicles. The TMP will include one school year of monitoring and other
requirements, which may be required by the City. The TMP will be reviewed and approved by the City
prior to Temporary Certificate of Occupancy.
19. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file, and
the essence of the comments has been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of this report.
20. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) and Residential
High Density (HD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a
variety of single-family and multi-family development types, with continuity created through the
application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement
of community gathering places and civic amenities. The purpose of the HD designation is to allow unit types
that are designed to incorporate features from both single family and multifamily developments, support
cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use
urban services and infrastructure. Land designated RHD is where projects will be compatible with existing
uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓
Policy L-50: Maintain existing, and encourage the creation of additional places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
✓
Policy L-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
✓
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 8 of 43
SR_HEX_Elementary16_210720_v6_FINAL
✓
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
✓ Policy L-61: Improve the appearance of parking lots through landscaping and
screening.
✓
Policy CF-10: Coordinate with federal, state, regional and local jurisdictions, private
industry, businesses and citizens in the planning, design and development of facilities
serving and affecting the community.
21. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) and Residential-10 (R-10) on
the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-
quality residential environment and add to a sense of community. Development in the R-10 Zone is intended to
increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale
attached housing choices and to create high-quality infill development that increases density while maintaining the
single-family character of the existing neighborhood. The zone serves as a transition to higher density multi-family
zones. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-110.A, if all
conditions of approval are met:
Compliance R-8 and R-10 Zone Development Standards and Analysis
N/A
Density (R-8): The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Density (R-10): The allowed density range in the R-10 zone is a minimum of 5.0 to a
maximum of 10.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
✓
Lot Dimensions (R-8): The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
Lot Dimensions (R-10): The minimum lot size permitted in the R-10 zone is 4,000 sq. ft.
A minimum lot width of 40 feet is required (50 feet for corner lots) and a minimum lot
depth of 70 feet is required.
Staff Comment: Upon completion of the lot combination process, the subject property
will be approximately 482,562 square feet or 11.08 acres in size. The subject property
would exceed minimum lot width and depth standards.
Compliant if
conditions of
approval are
met
Setbacks (R-8): The required setbacks in the R-8 zone are as follows: front yard is 20
feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the
rear yard is 20 feet.
Setbacks (R-10): The required setbacks in the R-10 zone are as follows: front yard is 20
feet except when all access is taken from an alley then 15 feet, side yard is 4 feet for
detached units, for attached dwellings the side yard is 0 feet for attached sides and 4
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 9 of 43
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feet for unattached sides, secondary front yard (applies to corner lots) is 15 feet, and
the rear yard is 15 feet.
Staff Comment: The project is proposed to be built across the common boundaries of
the multiple parcels that make up the site. Therefore, staff recommends as a condition
of approval the applicant be required to record a formal Lot Combination in order to
ensure the proposed buildings are not built across property lines. The instrument shall
be recorded prior to the issuance of Temporary Certificate of Occupancy. Chelan Ave
NE, a residential access street, is currently underdeveloped along the majority of the
site’s interior west. The applicant submitted a street vacation request on July 10, 2021
(Exhibit 24) in order to vacate approximately 0.42 acres of right-of-way (ROW) located
in between parcels on the site. The ROW was previously used as a driveway to access
multiple single-family homes that were located on the site. As part of the street vacation
request, the remaining portions of undeveloped 12-foot wide and 30-foot wide right-of-
way will be vacated and become a portion of the school district’s property. In order to
ensure the street vacation request is completed prior to completion of the project, staff
recommends as a condition of approval that the applicant be required to receive
preliminary approval of the street vacation from City Council prior to issuance of the
civil construction permit. Final approval of the street vacation(s) shall be completed
prior to issuing a Temporary Certificate of Occupancy.
Building setbacks would be measured from the property lines established following
the Lot Combination recording and the street vacation, which would be the exterior
lines adjacent to the four street frontages. The proposed building would have a front
yard setback of approximately 87 feet from the front property line (Duvall Ave N). Side
yard setbacks for the proposed building would be approximately 66 feet (south) and
316 feet. The rear yard setback (west) would be approximately 238 feet. Therefore,
the building would comply with all setbacks after the Lot Combination is recorded.
✓
Building Standards (R-10): The R-8 zone has a maximum building coverage of 50% and
a maximum impervious surface coverage of 65%. The allowed height of public facilities
shall be determined through site plan review.
Building Standards (R-10): The R-10 zone has a maximum building coverage of 55% and
a maximum impervious surface coverage of 70%. The allowed height of public facilities
shall be determined through site plan review.
Staff Comment: The building coverage on the portion of the site located in the R-8 zone
would be approximately 46,843 sq. ft., or 10%. The impervious surface coverage on the
same portion of the site would be approximately 198,015 sq. ft., or 46.4%.
No buildings would be located on the portion of the site located in the R-10 zone. The
impervious surface coverage on the same portion of the site would be approximately
1,422 sq. ft., or 2.6%.
The tallest point of the proposed school building would be approximately 42.5-feet from
the average grade plane to the highest point of the mechanical equipment platform on
the roof. See analysis under FOF 22: Site Plan Review; Structure Scale for additional
height analysis.
Compliance with the building coverage and impervious coverage would also be verified
at the time of formal building permit application review.
Compliant if
condition of
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 10 of 43
SR_HEX_Elementary16_210720_v6_FINAL
approval is
met
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
shall be planted within planting strips pursuant to standards set forth in RMC 4-4-
070F.2.
Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially
sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along common property lines.
Parking Lots: Vehicle parking lots shall meet minimum landscape standards:
All parking lots shall have perimeter landscaping as provided in RMC 4-4-070H.4.
Perimeter landscaping may not substitute for interior landscaping.
Interior Parking Lot Landscaping: Surface parking containing between 51-99 parking
spaces shall provide a minimum landscape area of 25 square feet per parking space.
Interior parking lot landscaping dimensions are stipulated in RMC 4-4-070H.5
Storm Drainage Facility Landscaping: A landscaping strip with a minimum fifteen feet
(15') of width shall be located on the outside of the fence, unless otherwise determined
through the site plan review or subdivision review process. The landscape strip shall be
located entirely within the boundaries of the storm drainage facility tract when
associated with a subdivision.
Staff Comment: A conceptual landscape plan was submitted with the project
application (Exhibit 3). Landscaping is primarily concentrated around the proposed
building, parking lot, and two street frontages. A variety of native trees, shrubs, and
groundcover is proposed within the buffer around Wetland C as part of the mitigation
plan for temporary impacts during construction (see FOF 26: Critical Areas Analysis;
Wetlands). The landscape plan includes a planting schedule with a large variety of tree,
shrub, and ground cover species. Ten (10) foot wide planting strips are proposed behind
the sidewalk along the Duvall Ave NE and Chelan Pl NE frontages and includes a mix of
trees, shrubs, and ground cover plants. The planter strip along Duvall Ave NE includes
a total of fifteen (15) October glory maple street trees spaced approximately 50 feet on
center. In addition, the applicant has proposed the installation of five (5) October glory
maple street trees in the planter strip along Chelan PL NE. October glory maple is not
an approved species on the City’s Approved Tree List and Spacing Guidelines document.
Therefore, staff recommends as a condition of approval that the applicant utilize a
species from the Approved Street Tree List and Spacing Guidelines document for the
Duvall Ave NE and Chelan Ave NE ROW trees on the Detailed Landscaping Plan to be
submitted with the civil construction permit application. The revised street trees shall
be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
Perimeter and interior landscaping is integrated into the surface parking lot design.
Perimeter parking lot landscaping ranges in width between 10 feet and 29 feet and
interior parking lot landscaping ranges in width between 5.5 feet and 15 feet. Per RMC
4-4-070.H.5, the minimum dimensions for interior parking lot landscaping is eight (8’)
feet by twelve (12’) feet. Therefore, the landscape islands oriented east/west with a
width of less than eight (8’) feet would not be counted towards the interior parking lot
landscape requirement. Staff calculated that the proposal includes approximately 3,700
sq. ft. of interior parking lot landscaping that meets the requirements in code, or 40 sq.
ft. per one parking stall. Therefore, while the proposal appears to comply with the
interior parking lot standards based on a preliminary calculation, staff recommends as
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 11 of 43
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a condition of approval that the applicant be required to submit a detailed landscape
plan documenting compliance with the interior parking lot landscape standards in RMC
4-4-070. The landscape plan shall be submitted to and approved by the Current
Planning Project Manager prior to construction permit approval.
A total of 20 parking lot trees are provided within the interior landscape areas
exceeding the required number of trees by seven (7) based on the total number of stalls
(79 stalls/6 = 13.17 trees). A total of four (4) parking lot tree are provided within the
perimeter landscape area, including one tree along Chelan Ave NE and three (3) trees
along Duvall Ave NE. Based on a total linear street frontage of approximately 500 feet,
the applicant is required to provide a minimum of 17 trees in the perimeter landscaping
area, or 13 more than shown on the landscape plan. Therefore, staff recommends as a
condition of approval that the applicant be required to submit a detailed landscape plan
documenting compliance with the perimeter parking lot landscape standards in RMC 4-
4-070. The landscape plan shall be submitted to and approved by the Current Planning
Project Manager prior to construction permit approval.
The landscape plan also proposes a landscape strip between the bus loading lane and
the sidewalk in the Duvall Ave NE ROW. As proposed, the 40-foot wide landscape strip
includes a mix of ground cover and shrubs within with a barked area adjacent to the
bus lane which transitions to a lawn area with eight (8) trees spaced approximately 50
feet on-center. When combined with the 8-foot planter strip along Duvall Ave NE, the
two landscape strips will provide a moderate vegetation screen between the bus lane
area and the Duvall Ave ROW. In order to provide a more robust vegetative screen at
maturity, staff has included a condition of approval requiring the installation additional,
large-stature trees under FOF 23: Conditional Use Permit, Landscaping.
Due to the proposal of a non-residential use within a residential zoning district, a partial
or fully sight-obscuring landscape strip of 10-feet or 15-feet, respectively, is required
along all shared property lines. A partially sight-obscuring landscape barrier strip is
proposed along the southern edge of the parking lot at a width ranging between 27 and
30 feet. Per the planting schedule provide, the landscape strip includes a mix of shrubs
and groundcover, as well as ten (10) trees that will help limit the visual impact of the
parking lot on the residential neighborhood to the south. Species of trees proposed
includes three (3) Big leaf maples, two (2) Douglas firs, and five (5) Western red cedars
(Excelsa variety). Significant perimeter landscaping is also proposed around the rest of
the site, most notably along the west side of the site within the existing wetlands and
buffer. However, it appears that some areas on the perimeter of the site, specifically
west of the surface parking lot, do not contain the necessary width for the partial or
fully sight obscuring landscaping. In addition, the area south of the surface parking lot
does not contain large enough trees to provide a robust and meaningful vegetative
screen between the parking lot and the adjacent residential neighborhood. A standard
Western red cedar would grow significantly taller and wider than the smaller ‘Excelsa’
species proposed and therefore should be substituted in the buffer area. Providing an
effective screen within the area to the south of the parking will help limit the noise and
visual impacts of the parking lot on the adjacent residences and is therefore extremely
important. Therefore in order to ensure the site is adequately and effectively screened
per the requirements in code, staff recommends a condition of approval that the
applicant demonstrate on the detailed landscape plan submitted with the civil
construction permit application landscape that the visual buffers along the property
lines abutting residential lots meet both the width and planting standards set forth in
RMC 4-4-070F.4. Specifically, the applicant shall increase the number and mature
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species size of trees within the buffer between the parking lot and the residences to the
south of the site through the utilization of larger species like standard Western red
cedar and Douglas firs. The detailed landscaping plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit issuance.
Per RMC 4-4-070F.8.a, perimeter landscaping with a minimum width of 15 feet is
required around all storm drainage facilities. Due to the types of storm water facilities
proposed, which are located underground and are not visible from the surface, staff
supports modifying the perimeter landscape requirement. If a pond or other type of
above-ground facility is proposed, the applicant would be required to install perimeter
landscaping per code.
Compliance with the other applicable sections of RMC 4-4-070 would be verified at the
time of formal civil construction permit application review. See FOF 22: Site Plan Review,
Landscaping and FOF 23: Conditional Use Permit, Landscaping for additional analysis.
Compliant if
condition of
approval is
met
Tree Retention: For residential or institutional development, the City’s adopted Tree
Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent
of trees in the R-10 one and 20 percent of trees in the R-10 zone.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The site consists of two different zoning districts, R-8 and R-10, that
have different tree retention requirements. A tree retention plan (Exhibit 13) submitted
by the applicant identifies the site exclusively utilizing the R-8 zone or 30% retention
standard, which is the higher level standard.
The applicant submitted a tree inventory report (Exhibit 19) prepared by Shoffner
Consulting, dated October 18, 2019. The report identified 499 trees (479 trees onsite,
20 street trees within ROW) and determined that 208 of the onsite trees were located
in the wetlands or wetlands buffer and therefore not counted for retention. This results
in a total of 271 onsite significant trees for the subject property. Of the 271 onsite trees,
the applicant is proposing to retain eighteen (18) trees, the largest of which include a
32” DBH Crimson king maple and a 32” DBH Deodar Cedar. Due to the partially
undeveloped nature of the site prior to purchase by the Renton School District, a large
number of mature Western cedar and Douglas fir trees are proposed for removal. The
majority of the retained trees are near the north property line identified as an outdoor
classroom space on the site plan. See FOF 23: Conditional Use Permit, Landscaping for
additional analysis and conditions.
Based on a retention rate of 30%, the applicant would be required to retain 81 trees
(271 trees x 0.3 = 81 trees). After street and critical area deductions, the applicant is
City of Renton Department of Community & Economic Development
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proposing to retain eighteen (18) trees, or 63 trees less than the amount required by
code. Per RMC 4-4-130, a replacement ratio of twelve (12) inches per tree is required
for each tree less than the total required to be retained. Therefore a total of 760 caliper
inches is required for replanting, or 380 trees at a planting rate of 2 caliper inches per
tree.
The detailed landscape plan (Exhibit 3) identifies 114 new trees proposed to be planted
on the subject property including 62 two-inch caliper deciduous trees and 52 six-foot
tall evergreen trees. However, the number of trees needed to comply with the
replacement requirements of RMC 4-4-130 is not met on the plan. Based on the tree
retention worksheet submitted by the applicant (Exhibit 14), a total of 380 replacement
trees are required, or 266 trees more than the number proposed. Therefore, staff
recommends as a condition of approval, a detailed landscape plan is submitted with
the civil construction permit application that identifies the replacement trees meeting
the replacement requirements of RMC 4-4-130 including clear indication of the 50-
percent credit limitation for those trees that are required landscaping as indicated in
the replacement ratio of RMC 4-4-130H.1e.i. Fee-in-lieu may also be considered if
replacement onsite is not feasible. The landscape plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit approval.
All retained trees (i.e., protected trees) would be required to be protected during
construction pursuant to itemized standards set forth in RMC 4-4-130H.9.
Complaint if
Modification
under FOF 24 is
approved
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street
parking stalls be provided based on the number of employees and number of busses to
be parked onsite.
Staff Comment: The following ratios would be applicable to the site:
Use Ratio Required Spaces
Elementary
School
A minimum and maximum of 1 per employee
and 1 off-street parking space for each bus of
a size sufficient to park each bus.
60
According to the applicant, the total number of employees for the proposed school is
60 and 8 school busses will load/unload each school day. A minimum and maximum of
60 regular parking spaces and 10 bus spaces (8 large buses and 2 small buses would be
required in order to meet code. The applicant is proposing a total of 82 regular spaces
in the associated surface parking lot and 8 school bus spaces along the Duvall Ave NE
frontage. The proposal exceeds the maximum requirements by 22 stalls and therefore
the applicant has requested a modification to allow for the number of parking stalls
provided to exceed the parking standards by 37%. If the modification to the parking
standards is approved, the amount of parking proposed would comply with the parking
standards. See FOF 24: Parking Modification for additional analysis.
The school bus load and unload area is located along Duvall Ave NE and is
approximately 30 feet wide and 520 feet long. Buses would enter the area on the north
side of the site off of Duvall Ave NE and exit the site at a right turn-only egress back
onto Duvall Ave NE.
The parking conforms to the minimum requirements for drive aisle, parking stall,
dimensions and the provision of ADA accessible parking stalls.
Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be at least equal to 10
percent of the number of required off-street vehicle parking spaces. The applicant is
City of Renton Department of Community & Economic Development
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proposing 12 uncovered bicycle parking spaces, exceeding the minimum requirement,
and proposes to locate the parking near the building’s main entry in the public plaza.
The applicant will be required to demonstrate spaces meet the requirements of RMC 4-
4-080F.11.b as part of building permit applications.
Compliant if
condition of
approval is
met
Refuse and Recyclables: Per RMC 4-4-090, office, educational and institutional
developments require a minimum of 2 square feet per every one thousand (1,000)
square feet of building gross floor area be provided for recyclables deposit areas and a
minimum of four (4) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas. A total minimum area of one
hundred (100) square feet shall be provided for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review. The gate opening for any separate building or other
roofed structure used primarily as a refuse or recyclables deposit area/collection point
shall have a vertical clearance of at least eleven (11’) feet but shall not exceed fourteen
(14') feet.
Staff Comment: Based on the proposal for a total 78,041 sq. ft. of gross floor area, 468
square feet of refuse and recycle area is required to be provided. Based on
measurements completed by staff, the proposal includes approximately 420 sq. ft.
dedicated to refuse and recycle which does not comply with the area dedication
requirements. Therefore staff recommends as a condition of approval that the applicant
submit a revised site plan with the building permit application that identifies a refuse
and recyclables enclosure compliant with the size requirements in RMC 4-4-090E.3 or
obtain modification approval to reduce the minimum size requirements. The revised site
plan or modification shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
The enclosure is located adjacent to the east side from the building and complies with
the 50-foot separation from residential lots. The enclosure has a vertical clearance of
fourteen (14’) feet and therefore complies with the vertical clearance requirement for
haulers.
See additional analysis below in FOF 22: Site Plan Review, Utility, Refuse, and Rooftop
Equipment Design.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: For commercial, industrial, and nonresidential uses, a
maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or
hedge does not stand in or in front of any required landscaping or pose a traffic vision
hazard.
Staff Comment: The applicant has proposed black, coated vinyl chain-link fencing varying
in height between four (4’) feet and six (6’) feet around the perimeter of the site. The
applicant has also proposed a small section of six (6’) foot tall cedar fencing on the south
side of the site to partially close off the Chelan Pl NE ROW from the property. A ten (10’)
foot gap with a fixed bollard in the center allow pedestrian access between the Chelan
Pl NE and future school site. The cedar fencing matches the existing fencing on the
residential properties along Chelan PL NE. Cedar split rail fencing is also proposed along
the perimeter of the Wetland C buffer on the west side of the site as required by RMC 4-
3-050. While all fencing appears to comply with the maximum fence height requirements
for nonresidential uses, some fencing appears to stand in front of required landscaping,
specifically the sight-obscuring landscaping around the southern portion of the site
City of Renton Department of Community & Economic Development
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between the parking lot and Duvall Ave NE and Chelan Ave NE. Per RMC 4-4-040.E.1,
fencing shall not be located within or in front of any required landscaping. Therefore
staff recommends as a condition of approval that the applicant revise the fence location
and place the fence behind the required landscaping along all property lines on the
detailed landscaping plan to be submitted with the civil construction permit application.
The detailed landscaping plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit approval.
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The service yard area with generator and chiller is attached to the
building and are integrated into the design of the building through the use of similar
façade and roof materials (Exhibit 6). The enclosure utilizes a light blend brick veneer
with regular metal gate that is not visible from the public ROW and is approximately 8
feet tall.
The applicant did not provide details of roof or surface mounted equipment and/or
screening identified for such equipment with the land use application. Therefore, staff
recommends, as a condition of approval, that the applicant be required submit a surface
mounted utility plan that includes cross-section details with the civil construction permit
application. The applicant shall work with franchise utilities to ensure, as practical, utility
boxes are located out of public ROW view, active common open spaces, and they shall
not displace required landscaping areas. The plan shall provide and identify screening
measures consistent with the overall design of the development. The surface mounted
utility plan shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance. In addition, staff recommends as a condition of approval that
the applicant be required to submit a rooftop equipment exhibit with the elevation plans
associated with the building permit application. The exhibit shall provide cross section
details and identify proposed rooftop screening that is integral and complementary to
architecture of the buildings. The exhibit shall be reviewed and approved by the Current
Planning Project Manager.
22. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all K-12 educational
institutions regardless of zone. Site Plan applications are evaluated for compliance with the specific
requirements of the RMC 4-9-200.E.3 and the following table contains project elements intended to
comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
✓
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 20, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
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Staff Comment: See discussion under FOF 21, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency. Staff Comment: The Urban Design
Regulations are not applicable to K-12 educational institutions located in the R-8
and R-10 zone.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency. Staff Comment: The subject property is not located in a Planned Action
Ordinance area and a Development Agreement is not proposed.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The design and positioning of the two-story building on the site is
respectful of the neighboring residential-scaled properties through the use of step-down
roof forms and open spaces/landscaping between the building and the adjacent
residential areas. The building would be sited near the center of the site’s north/south
axis and would be located over 300 feet away from the nearest residential structure.
The protected wetlands and associated buffer to the north of the building create a
heavily vegetated buffer area that provides a significant level of visual screening
between the proposed building and the existing single-family neighborhood west of the
site.
In addition to the purposeful siting of the building near the center of the site, the
structure itself uses a variety of articulating and modulating effects on the various
facades in order break up the perceived scale of a single, large building on the site. High
quality materials, large areas of glazing, and overhangs/canopies all contribute to the
goal of ensuring the school building integrates into the surrounding residential
neighborhood and does not result in an overscale structure or overconcentration of
development on any portion of the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A variety of vehicular and pedestrian linkages are proposed in order to
ensure the site is connected to the surrounding area and is accessible to all users
regardless of travel method. The applicant has proposed an internal pedestrian
pathway system that once completed, will provide connections between the parking
lot, main school building, outdoor classroom area, and hard surface play area. The
internal pathways, ranging in width between five (5’) and ten (10’) feet continue to the
north, south, and eastern peripheries of the property where they connect with public
sidewalks in the Duvall Ave NE and Chelan Ave NE right-of-way. An additional pathway
incorporated into the surface parking lot connects to Chelan Pl NE, a public street to
the south of the site with no sidewalks. The surface parking lot with 82 vehicle stalls
and associated student drop-off area can be accessed via a driveway off of Duvall Ave
NE near the southeast corner of the property. An exit-only access point is proposed on
the north side of the property via Chelan Ave NE which will provide a secondary egress
option for parents leaving the student drop-off zone and will help relieve congestion at
the primary access point off of Duvall Ave NE. Overall, pedestrian and vehicular
connections between the site and surrounding area are efficient while remaining
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respectful of the potential impacts to neighboring uses through the use of controlled
access points (i.e. exit-only driveway).
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: A partially consolidated service area is located along the eastern facade
of the building adjacent to the covered sport court area and bus pick-up/drop-off zone.
The service area includes a screened service yard area with back-up generator and
chiller as well as a separately screened garage and recycling enclosure. According to the
applicant, limited access options for the facility and the need to site the service area
away from neighboring properties to avoid negative impacts necessitated its proposed
location near the front of the building. Both the refuse and recycling enclosure and
service yard areas are attached to the building and are integrated into the design of the
building through the use of similar façade and roof materials (Exhibit 6). The trash and
recycling enclosure utilizes a dark blend brick veneer with ornamental metal gate
approximately eight (8) feet tall. The service area enclosure utilizes a light blend brick
veneer with standard metal gate that is not visible from the public ROW and is
approximately 8 feet tall. The location along the street-facing façade ensures easy
access for deliveries or trash collection that will utilize the bus lane, while blending into
the building through the use of high quality and consistent materials. Lastly, both areas
will be separated from the public sidewalk on Duvall Ave NE by a large, 40-foot wide
landscaped area between the bus lane and public sidewalk with trees and shrubs that
will provide a robust level of screening at full maturity.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The vacant property currently has limited views of natural features due
to the presence of unmaintained vegetation. The most two most prominent natural
features on the site, a stand of significant and landmark trees near the proposed
outdoor classroom area and the Category III wetlands on the west side of the site, will
have more visibility after project completion due to the removal of invasive vegetation
and creation passive recreation areas on the site. No other views would be impacted as
a result of the project.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: Due to its relatively close proximity to the residential uses to the south
of the site, the landscaping integrated into the proposed surface parking lot has been
designed to provide a significant visual buffer, break up the large expanse of pavement,
and provide shade to the surrounding pedestrian pathways and parking stalls. The
proposed landscape plan (Exhibit 3) identifies a heavily vegetated perimeter landscape
strip intended to reduce the impacts of noise and light on the adjacent residential
neighborhood. The perimeter landscaping includes a mixture of trees, shrubs, and
ground cover and ranges in width between 25 and 29 feet along the southern end of
the parking lot. The planting list provided as part of the landscape plan includes Big leaf
maple, Western red cedar (Excelsa variety), Douglas fir, and four species of shrubs,
whose varying sizes and foliage types will help create a vigorous natural screen at
City of Renton Department of Community & Economic Development
RSD Elementary #16
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maturity. Due to the significant number of large, mature trees proposed for removal,
staff is recommending a condition under FOF 21: Zoning Analysis, Landscaping which
will require the applicant to plant additional, large stature trees such as Western red
cedar and Douglas fir in order better mitigate the effects of the parking lot on the
neighboring residences. Interior parking lot landscaping is incorporated via three (3),
long, uninterrupted islands and one small island planted with a total of 19 trees
including both Tulip and Sour gum species. A variety of shrubs, including but not limited
to, Dwarf ninebark, Little bunny fountain grass, Red flowering currant, and Mount
Vernon laurel are also proposed in the four (4) islands. The significant amount of interior
landscaping will help break up the parking lot area, increase the amount of shade on
parked vehicles, and help provide a visual break between the primary structure and the
residences to the south of the site.
The Category III wetlands on the west side of the site will not be permanently impacted
by the proposed development and will therefore continue to provide a strong visual
buffer between the developable portion of the property and the residential
neighborhood to the west of the site. A landscape buffer planted with a mix of trees,
shrubs, and ground cover is proposed along the north side of the site. New ground cover
would be planted within the stand of retained trees located around the perimeter of the
proposed outdoor classroom area. While staff recognizes the intent of the plan to
provide an open outdoor space, a more robust landscape screen with larger mature
trees would help mitigate the impacts of the multi-use filed and outdoor classroom on
adjacent properties to the north. Therefore, staff is recommending approval of a
condition under FOF 23: Conditional Use Permit Analysis, Landscaping that would
require the applicant to plant additional large stature tree species such as standard
Western red cedar and Douglas fir. If the condition of approval is met, the landscaping
along the north side of the side in combination with the retained trees would provide a
beautiful, aesthetically pleasing transition area between the school property and the
adjacent church and residential properties located to the north.
A permanent built-in irrigation system with an automatic controller is required to be
installed and maintained for all landscaped areas. The irrigation system is required to
provide full water coverage of the planted areas specified on the plan.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A site-wide electrical plan (Exhibit 25) was provided by the applicant
and shows six, twelve (12’) foot tall pedestrian-scale lighting in the courtyard area as
well as various security lighting around the primary structure and surface parking lot
area. The electrical plan did not include fixture specifications or photometric data,
therefore staff recommends that a lighting and photometric plan be submitted with the
building permit application for review and approval by the Current Planning Project
Manager.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The primary structure is located near the center of the developable
portion of the site with a front entry highlighted by a prominent canopy and landscaped
pedestrian plaza. The structure is designed with two classroom wings that emanate
west from a central area containing common spaces such as the gymnasium, covered
City of Renton Department of Community & Economic Development
RSD Elementary #16
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play area, staff office, custodial areas, and lunchroom (Exhibit 8). The prominent façade
and plaza area faces Duvall Ave NE while the more private classroom wings and central
courtyard area overlook the wetlands area, parking lot, and play areas. By locating the
classrooms in two separate wings that extend away from the street and the public
spaces along Duvall Ave NE, the design encourages a quiet learning environment with
minimal noise impacts from more active areas inside and outside of the building. In
addition, due to the orientation of the classroom wings along an east/west axis, day
light exposure through the north and south windows can be used to naturally light the
classrooms which helps reduce the buildings overall energy needs while providing a
bright, pleasant learning environment for students.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: Although large when compared to the residential-scaled structures on
surrounding sites, the proposed two-story structure includes design elements that
divide up the facades to assist with the transition to the less intense uses adjacent to
the site. In addition, the positioning of the two-story building on the site is respectful of
the neighboring residential-scaled properties through the use of large setbacks between
the building and the various property lines that serve to decrease the apparent scale of
the building when viewed from neighboring properties. The building would be sited near
the center of the site’s north/south axis and would be located over 300 feet away from
the nearest residential structure. In addition, the protected wetlands and associated
buffer to the west of the building create a heavily vegetated buffer area that provides
a significant level of visual screening between the proposed building and the existing
single-family neighborhood west of the site. The two classroom wings extend back from
the public areas of the building and are broken into sections that provide meaningful
articulation on the façade. Those sections are further divided through the use of varying
materials and colors and achieve an effect that significantly reduces the visual mass of
the building. In addition, the building utilizes varying roof lines and materials to further
reduce the scale of the building. Through the use of classroom wings with large,
operable windows, the structure would provide a light, airy learning environment that
utilizes outdoor elements such sunlight, breeze, and views of the natural environment.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The area of the site where the school and associated improvements
would be constructed is predominantly flat and therefore grading is expected to be
average for a development of this size. The exception to this is the removal of
approximately 6 to 8 inches of organic material on some portions of the site where
moisture content is too high to support new buildings and therefore would be replaced
by structural fill. The wetlands area on the west side of the site would be protected in
perpetuity and would not be permanently impacted by construction. In order to site the
structure in manner that would protect the higher-quality wetlands (Wetland C), the
applicant has proposed filling the lower-quality wetlands on the east side of the site, to
be mitigated for by purchasing credits from the Springbrook Creek Wetlands Mitigation
Bank. See FOF 26: Critical Areas Analysis; Wetlands.
City of Renton Department of Community & Economic Development
RSD Elementary #16
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Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The surface parking lot proposed on the southern end of the site is
broken up by a series of landscape islands that allow for infiltration during rain events.
Approximately nineteen (19) trees are to be located within the interior or perimeter of
the parking and will help provide storm water uptake. Runoff from the pavement of the
parking lot would be collected in a series of catch basins and conveyed to a shallow flow
control chamber system located on the south portion of the parking area. The detention
system will flow control to a modular wetland fault to be used for enhanced water
quality treatment. Lastly, permeable pavement system for the fire lane within the
wetland basin will include approximately 8,550 sq. ft. of grass-pavers, providing
additional infiltration opportunities.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 22, Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Due to the location of the site along an existing principal arterial, Duvall
Ave NE, providing access to side streets or frontage streets only was not feasible. A new
vehicle access point is proposed at the southeast corner of the property along Duvall
Ave NE. To reduce impacts to the principal arterial, the proposed vehicular access would
be right-turn in, right-turn out only. To take additional pressure off of Duvall Ave NE, an
additional exit-only drive is proposed at the southwest corner of the property onto
Chelan Ave NE, a residential access street. The school bus pick-up and drop-off area is
proposed on the east side of the site and would be accessed from Duvall Ave NE. To
reduce impacts from bus queing, the proposed bus access would be also be right-turn
in, right-turn out only.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The proposal provides a safe and efficient circulation pattern for both
vehicles and pedestrians within the site. The parking lot is located on the south side of
the site with a single access point off of Duvall Ave NE. Locating the parking area on one
end of the property helps to preserve the majority of the site for pedestrian oriented
City of Renton Department of Community & Economic Development
RSD Elementary #16
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activities and decreases the potential for pedestrian and vehicular conflicts. The surface
parking areas provide clear pedestrian pathways close to building entries and minimize
pedestrian crossing drive aisles. In addition, the design of the parking lot allow for the
queuing of parents in vehicles when dropping off or pick up students. After entering the
off of Duvall Ave NE, vehicles will wind through the aisles in the lot waiting their turn to
access one of the seventeen (17) marked drop off stalls adjacent to the plaza and front
door. After dropping their student off, parents can choose to exit via the Duvall Ave NE
access point, or the exit only access point onto Chelan Ave NE.
The proposal locates bus load/unload along Duvall Ave NE in a dedicated on-site bus
lane with pedestrian off-load that reduces the potential pedestrian conflicts. Buses will
enter the bus lane via a right-in only entrance on the north side of the site, drop off or
pick up students in one of the ten (10) bus stalls, and exit the site onto Duvall Ave NE
via an right turn-only egress point. As currently designed, pedestrians would cross the
two bus lane driveways via painted cross walks. In order to better delineate the
pedestrian crossings and provide a clearer visual cue for bus drivers entering and exiting
the site, and be consistent with driveway standards, staff recommends as a condition
of approval the applicant submit a revised utility plan with the civil construction permit
application that extends the Duvall Ave NE sidewalk across both bus lane driveways
removing the painted crosswalks. The revised plan shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
Once on the interior portion of the site, regardless of entry point, a series of concrete
pedestrian pathways weaves through the programmed exterior spaces and allows
teachers and students to safely navigate the site via walking or biking without the
potential for a vehicular conflict.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery areas are concentrated on the eastern end of the
building along the bus drop-off and pick-up lane. Except for the beginning and end of
the day when students are walking to and from the front doors to the bus loading area,
pedestrian traffic is expected to be limited. As long as deliveries are scheduled outside
of the two times of day where buses utilize the lane, the potential for conflicts is
anticipated to be minimal.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. See FOF 22: Zoning Standards;
Parking for analysis.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposal includes a robust pedestrian circulation through the use
of concrete pathways that meander through the site and connect the surface parking
lot with the main building entry and the other programmed outdoor spaces on the north
side of the site. The parking lot utilizes painted crosswalks in the drive aisles and
concrete pathways incorporated into the landscape strips to provide safe passage from
vehicles to the main plaza at the southeast corner of the school. In order to better
delineate the routes that pedestrians will utilize to cross the parking lot and to provide
a more obvious visual cue for drivers navigating within parking lot, staff recommends
City of Renton Department of Community & Economic Development
RSD Elementary #16
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as a condition of approval that the applicant submit a revised utility plan with the civil
construction permit application that replaces the painted crosswalks with concrete or
stamped asphalt for the north/south pedestrian walkway through the parking lot. The
revised utility plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
In addition, the on-site concrete pathways within the parking lot connect to public
sidewalks within the Duvall Ave NE and Chelan Ave NE ROWs. Students and teachers
navigating from the school building to the outdoor classroom space or other recreation
space would utilize a 10-foot wide asphalt walking path that circumnavigates the multi-
use playfield. A twelve (12’) foot wide pathway extends along the western perimeter of
bus pick-up and drop-off area and connects to the public sidewalk along Duvall Ave NE
at the northern entrance, providing a safe pedestrian connection between the public
sidewalk and the school building.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Open space is provided on the site via multiple elements including the
multi-use playfield, the interior courtyard between the two classroom wings, and the
outdoor classroom area. Most open space is programmed for passive recreation in
order to provide a quiet learning environment for students, with the exception of the
multi-use playfield. The area adjacent to the wetlands buffer at the rear of the site
behind the school building provides a quiet focal point for students to use for reading,
studying, or meditating and is a central feature of the site.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The school building, parking lot, and programmed outdoor spaces will
be sited in a manner that concentrates development away from the Category III
wetland (Wetlands C) and ensures limited impacts to the natural area. The Category IV
wetland located on the north side of site is proposed for removal, an unavoidable
impact due to the school districts needs for a minimum amount of space to site a new
elementary school. However, removal of the Category IV wetland allows for the
thoughtful siting of the school and associated facilities near the center of the site and
allows for protection and enhancement of the higher quality wetland on the west side
of the site (Wetland C). Therefore, the project elements have been arranged in a
manner that protects natural systems as best as possible.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on amount per square foot per the
City of Renton Department of Community & Economic Development
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City of Renton Fee Schedule in effect at the time of building permit application submittal
would be applicable to the proposal.
The proposal is required to install a 10-inch looped water main around the new school
building and traversing the project site. In addition, the installation of three (3) new fire
hydrants on site is required including one within 150 feet of the building and two within
300 feet of the building. The installation of signs indicating “Fire Lane ONLY” are
required to be installed at both ends of the fire land transitions to the grass paving areas
(Exhibit 27).
Water and Sewer.
Staff Comment: Water service will be provided by the City of Renton. The site is in the
Highland service area in the 565-foot hydraulic pressure zone. The water improvements
shall be designed in accordance with Appendix J of the City’s Water System Plan. The
applicant has submitted a preliminary utility plan (Exhibit 10) that provides a connection
to the existing 16-inch main in Duvall Ave N. The development is subject to applicable
water system development charges and meter installation fees.
Sewer service is provided by the City of Renton. An existing 8-inch wastewater main is
located in Chelan Ave NE. The applicant has submitted a preliminary utility plan (Exhibit
21) that provides a new 8-inch side sewer connection near the south side of the
proposed school. The development is subject to applicable sewer system development
charges. The site is located within the Honey Creek Sewer Interceptor (Commercial)
Special Assessment District. The Honey Creek Sewer Interceptor (Commercial) has
reached its peak assessment and therefore the SAD Fee for the project will be
$24,147.35 based on a 4” meter size.
Compliance review with sewer and water construction standards will occur with the
utility permit.
Drainage.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
dated January 8, 2021 (Exhibit 16), was submitted by LPD Engineering with the Land
Use Application. Based on the City of Renton’s flow control map, the site falls within
the Flow Control Duration Standard area matching Forested Site Conditions and is
within the May Creek – Honey Creek Drainage Basin. The development is subject to Full
Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. The project is split into 3 distinct
drainage basins (North, South and Wetland) and will provide flow control and water
quality for each drainage basin in accordance to the 2017 RSWDM.
There is a 12-inch stormwater main in Chelan Ave NE southwest of the subject property
frontage located along the west side of the existing roadway. The stormwater main
drains to a private water quality facility located on two adjacent parcels, APN
1023059129 and 1023059468.. The applicant shall ensure that the stormwater pond
and associated appurtenances and property are protected in the final storm drainage
design. In addition, there is another 12-inch stormwater main (R-3386) in Chelan Pl NE
south of the subject property located along the west side of the existing roadway. The
stormwater main drains to a private water quality facility located on the 102305-9485
and 9486 parcels. The applicant shall ensure that the stormwater pond and associated
appurtenances and property are protected in the final storm drainage design.
City of Renton Department of Community & Economic Development
RSD Elementary #16
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A Construction Stormwater General Permit from Department of Ecology is required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is also required for this site. The development would be subject
to stormwater system development charges.
Transportation.
Staff Comment: Passenger vehicle access to the site is proposed via two access points
including a driveway along the Duvall Ave NE frontage allowing full access and one exit-
only access on Chelan Ave NE. School bus access would be provided via two driveways
along Duvall Ave NE connected to an associated bus lane used for pick up and drop off
of students. The applicant would construct the required street frontage improvements
along both the Duvall Ave NE and Chelan Ave NE frontages.
Duvall Ave NE: Duvall Ave NE is classified as 4-lane principal arterial and is slated for
construction as part of the City’s Transportation Improvement Program, which will
provide curb and gutter, bike lanes and a central raised median along the frontage
adjacent to the site (aka TIP Project #16). The project does not include constructing
landscaping strips or sidewalks along the project site’s east frontage, which will be the
responsibility of the applicant. The applicant is proposing a cross-section consistent with
TIP Project #16 for Duvall Ave NE, between the bus driveway exit and the northeast
property corner, which will be installed by the applicant as part of the proposed
development. The cross-section will consist of a 5.5-foot half planter and curb for the
center median, 11-foot travel lane, 11-foot travel lane, 5-foot bike lane, 8-foot planting
strip, 8-foot sidewalk, 2-foot clearance at back of walk and 0.5-foot curb. The proposed
configuration results in a total right of way width of 102 feet, requiring a dedication of
9.0 feet depending on results of the final survey. No on-street parking is provided along
the development side of Duvall Ave E.
Due to specific site conditions, the applicant is proposing a modified section for Duvall
Ave E, between the bus driveway exit and the southeast property corner, which shall be
installed by the applicant as part of the proposed development. The modified cross-
section will consist of a 5.5-foot half planter and curb for the center median, 11-foot
travel lane, 11-foot travel lane, 10-foot shared bike and school pick-up and drop-off
queuing lane, 8-foot planting strip, 8-foot sidewalk, 2-foot clearance at back of walk
and 0.5-foot curb. This configuration results in a total right of way width of 105 feet,
requiring a dedication of 12 feet depending on final survey. No on-street parking would
be provided along the development side of Duvall Ave E. The applicant is requesting a
modification to the remaining frontage between the on-site bus lane exit and the
southeast property corner in order to provide nine (9’) foot wide queuing lane, which
will also include dedicated bicycle lane within. As discussed in FOF 24: Street
Modification, staff supports the applicant’s request for a modified section. The site plan
submitted with the application (Exhibit 2) appears to show the sidewalk and portion of
the planter strip on-site instead of in the ROW. Therefore in order to ensure the required
improvements are located in the ROW, staff recommends as a condition of approval
that the applicant provide revised plans with the civil construction permit application
that locates all required frontage improvements within the ROW. The location of the
ROW improvements shall be reviewed and approved by the Current Planning Project
Manager at the time of civil construction permit application review.
Chelan Ave NE: Chelan Ave NE is classified as a residential access street is currently
underdeveloped along the majority of the site’s interior west frontage and contains only
a private 18-foot wide joint-use driveway spanning from a point 130 feet north of the
City of Renton Department of Community & Economic Development
RSD Elementary #16
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south property line and to the north and onto the school property. There are portions
of unimproved strip right-of-way measuring 12 to 30 feet in width. Where the project
site fronts private property to the west (1051 Chelan Ave NE, APN 102305-9133), the
existing 12-foot wide right-of-way shall remain to accommodate future development of
the parcel to the west. Dedication of 0.5 feet of right-of-way spanning a length of
approximately 140 feet is required based on final survey. Since the existing right -of-
way width is insufficient to provide half-street improvements, the applicant’s proposed
walkway/sidewalk located on school property will provide sufficient pedestrian access
to and from the school building. The remainder of the right-of-way and neighboring
property line will be planted and fenced in a manner to prevent trespass. The remaining
portions of undeveloped 12-foot wide and 30-foot wide right-of-way will be vacated
and become a portion of the school district’s property. A street vacation request was
submitted to the City Clerk’s office on July 9, 2021 (Exhibit 24).
Along the southwestern property line spanning a length of approximately 130 feet to
the north, Chelan Ave NE is partially developed with a paved width of 27.5 feet and a
curb, gutter and sidewalk along the western side of the street measuring 5.5 feet and a
right-of-way width of 47 feet. In order to meet the City’s complete street standards, a
minimum right of way width is 53 feet for a 2-lane roadway and future parking lane.
Total dedication of 0.5 feet of right-of-way is required based on final survey. Per RMC
4-6-060, half street improvements to be installed by the developer shall include a
pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip and a 5-foot sidewalk. South of the proposed school, Chelan Ave NE is developed
to the intersection with NE 10th Street. The street was developed under previous road
standards and does not meet current City of Renton requirements. The street consists
of a pavement width of approximately 30 feet with curb, gutter and 5-foot sidewalks
on both sides and a right-of-way width of 42 feet. In order to discourage pick-up and
drop-off on Chelan Ave NE, an exit-only access point for the surface parking lot, a
mitigation measure was included as part of the MDNS issued by the Renton School
District requiring the installation of signage at the intersection of NE 10th St and Chelan
Ave NE that identifies the street as a no-vehicle pick-up or drop-off area. Staff supports
the mitigation measure and concurs that the installation of signage will help limit the
number of parents utilizing Chelan Ave NE as a pick-up or drop-off area.
Chelan Pl NE- The proposed development fronts Chelan Pl NE along a 20-foot wide
portion of the south property line. Chelan Pl NE is a 20-foot wide public street that
serves 6 existing homes to the south. The proposed school development is not proposing
any vehicle connection to Chelan Pl NE due to insufficient vehicular access width and
lack of sidewalks. Since the street is public, pedestrian access via sidewalks connecting
to the street shall be provided and is shown on the site plan.
The Transportation Technical Report prepared by Heffron Transportation, dated
January 14, 2021 analyzed the trip rate demand for the school during the morning AM
peak hour, afternoon peak hour and commute PM as a result of the new elementary
school (Exhibit 16). Daily vehicle trip estimates totaled 1,500 new trips with the morning
AM peak hour trips resulting in 537 trips, the afternoon peak hour resulting in 243 trips
and the commute PM peak hour resulting in 105 trips. The report also studied 4 un-
signalized intersections at NE 12th St/Duvall Ave NE, NE 10th St/Duvall Ave NE, NE 10th
St/Chelan Ave NE, and NE 10th St/Union Ave NE and signalized intersection at Sunset
Blvd/Duvall Ave NE. The report indicated that the study intersections did not experience
any significant delay in the 2023 horizon year without the project. However, the report
indicated that the one out of 5 of the intersections did experience a significant delay in
City of Renton Department of Community & Economic Development
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the 2023 horizon year with the project. The intersection of NE 10th St/Duvall Ave NE
experiences significant delay in eastbound movements during the morning and
afternoon peak hours. Specifically, the eastbound movements during the morning AM
peak hour (adjusted for school schedule student drop off times) increases the delay from
37.1 seconds (LOS E) to 394.6 seconds (LOS F) and an overall intersection delay increase
from 9.6 seconds (LOS A) to 44.1 seconds (LOS E). The afternoon peak hour eastbound
movements (adjusted for student pick-up times) increases the delay from 42.5 seconds
(LOS E) to 135.5 seconds (LOS F). Due to the significant decreases in level of service to
the NE 10th Street/Duvall Ave NE intersection, a signal warrant review was conducted
for the intersection. The report indicated that the peak hour warrant (3) is expected to
be met during the morning peak hour conditions with the project, noting that the
MUTCD states for Warrant 3, “The signal warrant shall be applied only in unusual cases.
Such cases include but are not limited to, office complexes, manufacturing plants,
industrial complexes, or high-occupancy vehicle facilities that attract or discharge large
number of vehicles over a short time.” Due to the compressed nature of school traffic
volume flows that occur during the morning arrival and afternoon dismissal periods, the
definition is met. The report also analyzed signal warrants 1A, 1B and 2, none of which
met the hours required to meet the warrant.
The SEPA MDNS dated June 21, 2021 as issued by the Renton School District included
eight (8) measures to enhance vehicular and pedestrian safety, including:
1. The District will require the selected contractor to develop a construction
management plan (CMP) that addresses traffic and pedestrian control during
the school construction.
2. The City collects transportation impact fees and has outlined fee rates for a
variety of uses. The transportation impact fee for the elementary school
project is calculated to be $356,377. This relates to a fee rate of about $4.63
per square foot (SF) based on the proposed school size of 77,000 SF. The
impact fee will be paid, with the final fee established by the City.
3. In order to comply with street frontage improvements outlined by the City, the
project will dedicate right-of-way along the street frontages of Duvall Ave NE
and Chelan Ave NE.
4. Frontage improvements will be made along Duvall Ave NE and Chelan Ave NE.
The District will coordinate with the City to integrate the dedication areas and
frontage improvement with the City’s planned roadway improvements in that
segment.
5. To mitigate school-related traffic impacts, the project will install a traffic
signal (replacing the existing HAWK beacon signal) at the NE 10th Street /
Duvall Ave NE intersection. Installation of the new traffic signal will include
pedestrian actuated signals and crosswalks on all four legs and final design
will be approved by the City.
6. To ensure safe routes to school access, the District will construct a sidewalk
along the 1155 Duvall Ave NE frontage with ramp at NE 12th St. Design and
construction of the sidewalk improvements is being discussed with the City,
with the final design to be reviewed and approved by the City.
7. To discourage pick-up and drop-off on Chelan Ave NE, the District will install
City approved signage at the intersection of NE 10t St and Chelan Ave NE that
identifies the street as a no vehicle pick-up or drop-off area.
8. The District will develop a Transportation Management Plan (TMP) to educate
families about the access load/unload procedures for the site’s layout. The
plan will define clear procedures and travel routes for family vehicles and
City of Renton Department of Community & Economic Development
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instruct family drivers not to block or partially block travel lanes with queued
or waiting vehicles. The TMP will include on school year of monitoring and
other requirements, which may be required by the City. The TMP will be
reviewed and approved by the City prior to Temporary Certificate of
Occupancy.
Staff reviewed the SEPA MDNS (Exhibit 5) issued for the project and concurs with the
mitigation measures proposed. Therefore, staff recommends as a condition of approval
that the applicant be required to comply with the mitigation measures issued as part of
the Mitigated Determination of Non-Significance issued by the Renton School District,
dated June 21, 2021
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. This fee increases each year and the applicable fee is paid
at the time of building permit issuance.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
23), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, and future payment of
appropriate Transportation Impact Fees.
N/A l. Phasing: The applicant is not requesting any phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: According to the applicants Updated Subsurface Exploration and
Geotechnical Engineering Report (Exhibit 17), the existing surface fill is located across
the site is not a suitable infiltration receptor due to its variable density, silt, and organic
content. The recessional outwash found in two of the borings do not have enough
vertical depth to support infiltration without adequate separation from the
hydraulically restrictive layers. Lodgement till is not a suitable infiltration receptor due
to its high silt content. Therefore, the report concludes that the use of LID facilities is
limited. The applicant has proposed using a modular wetlands system for water quality
treatment of pollution generating surfaces, which ultimately discharges to the City’s
public stormwater system. In addition, the applicant has proposed utilizing full
dispersion for a portion of the site located in the Wetlands Basin (one of the three
basins on the site) and would include runoff from a portion of the building roof, the
grass paver fire lane, and the pedestrian walkways. The runoff from the roof drains and
paved surfaces would be routed to gravel dispersion trenches adjacent to the wetlands
buffer and would eventually discharge into Wetlands C.
23. Conditional Use Permit: K-12 educational institutions require a Hearing Examiner Conditional Use Permit
to locate in R-8 and R-10 zones. The following table contains project elements intended to comply with
Conditional Use Permit decision criteria as related to the request to establish the use, as outlined in RMC
4-9-030.D:
Compliance Conditional Use Permit Criteria and Analysis
✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
City of Renton Department of Community & Economic Development
RSD Elementary #16
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Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
Staff Comment: See FOF 20: Comprehensive Plan Compliance, FOF 21: Zoning
Development Standard Compliance, and FOF 22: Site Plan Review.
✓
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The proposed school is located on the border of the Highlands and
East Plateau Community Planning Areas which are experiencing a significant amount
of residential growth. In order to keep up with the growing population and to avoid
overpopulating existing elementary schools, the Renton School District has made
expansion in this area of the City a priority. The nearest existing elementary school,
Honey Dew Elementary, is located over a half-mile and is not in close proximity to the
proposed school. Hazen Highschool, one of the four high schools in the Renton School
District, is located across the street from the proposed use. Although adjacent, the
high school has significantly different characteristics than that of the proposed
elementary school. In addition, the main Hazen High School building is accessed from
and oriented towards Hoquiam Ave NE, which runs parallel to Duvall Ave NE to the
east of the site. According to the Renton School District, the highly developed nature
of the surrounding area makes assembling a large enough site for a new school
extremely challenging. Utilizing a site previously underdeveloped and which had only
than ten (10) single-family homes spread out over 11 acres decreased the overall
impact on the community and therefore the site is appropriate for the proposed
school.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed elementary school would not result in substantial or
undue adverse effects on adjacent property. As discussed in zoning and development
standard compliance and site plan criteria above, the applicant will be required to
install new frontage improvements including sidewalks and landscaping, provide off-
street parking, provide and improve stormwater flow control and treatment, and
protect natural wetlands in perpetuity. Additionally, as referenced in the Site Plan
review (FOF 22) the building and overall site design provide a high quality, pedestrian
oriented development that will significantly improve the existing conditions of the
subject property. The new school is anticipated to result in an increase in pedestrian
and vehicular traffic during school AM and PM peak hours. However, this change in
traffic is not anticipated to result in substantial or undue adverse effects on adjacent
properties as no level of service failures have been identified.
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed elementary school is compatible with the scale and
character of the neighborhood. The building is oriented towards Duvall Ave, a
principal arterial, and is directly across from the Hazen High School sports fields. The
building design incorporates a significant amount of façade modulation and varying
roof pitches and planes, which help reduce the overall scale of the structure as it
transitions east and south toward the residential areas. The wetlands area (Wetland
C) on the west side of the property provides a large, vegetated buffer that will serve
City of Renton Department of Community & Economic Development
RSD Elementary #16
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as a visual screen for the single-family residences to the west. The construction of a
two-story building results in a smaller building footprint than a building with a single
story which allows for additional opportunities for both active and passive
recreational programming including an interior plaza, an outdoor classroom, and a
large outdoor play area. A buffer area on the south side of heavily landscaped parking
lot provides additional transition to the residential area and reduces the visual and
noise impacts created by activities at the school. Therefore, the proposed elementary
school is compatible with the scale and character of the neighborhood.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Adequate parking is provided. The applicant’s transportation report
identifies a peak demand of 74 parking spaces. The proposal will provide 82 parking
spaces onsite and new on-street parking along N. 3rd Street. Bus loading and
unloading is proposed along within the bus lane accessible via an entrance and exist
off of Duvall Ave NE. Additionally, for special events, more parking capacity is
available within the drop-off/pick-up queue, bus lane area, and offsite parking can be
provided at Hazen Highschool across the road if required.
Compliant if
condition of
approval
under FOF 22:
Site Plan
Review
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: Safe movement for vehicles and pedestrians will be provided. The
applicant provided a transportation technical report (Exhibit 18) that provided
analysis for nearby intersections. No failures were found by adding the proposed
elementary school trips to the City’s transportation system. The applicant will provide
frontage improvements and pedestrian enhancements along both Chelan Ave NE and
Duvall Ave NE. A condition recommended under FOF 22: Site Plan Review, Internal
Circulation would require the applicant to provide a continuous sidewalk along the
Duvall Ave NE frontage instead of utilizing painted crosswalks across the bus lane
driveways. If approved, the condition would improve pedestrian safety by ensuring an
obvious pedestrian space in front of the entire site. In addition, in response to a
mitigation measure issued as part of the MDNS decision (Exhibit 5), the applicant has
proposed the installation of frontage improvements along the property to the north
of the site (APN 1023059378). Frontage improvements would include an eight (8’)
foot wide sidewalk along the Duvall Ave NE frontage and a curb ramp at the corner
of NE 12th St and Duvall Ave NE. Staff supports the proposed improvements as they
will ensure safe pedestrian passage between the intersection and the school property.
An additional mitigation measure was included as part of the MDNS decision requiring
the District to develop a Transportation Management Plan (TMP) to educate families
about the access load/unload procedures for the site’s layout. As written, the
mitigation measure (Mitigation Measure I under FOF 18) does not include Chelan Pl
NE in the requirement for signage and inclusion in the TMP. Due to the presence of a
pedestrian entry point onto the site from Chelan Pl NE, limited width roadway, and no
turnaround,, staff recommends as a condition of approval that the applicant include
Chelan Pl NE in the TMP plan and install City-approved signage that discourages pick-
up and drop-off of students from the subject street.
Compliant if
condition of
approval
under FOF 22
is met
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: There will be temporary noise impacts associated with the
construction of the school and long-term noise associated with the operation of the
school. The applicant has stated temporary noise impacts consist of typical
City of Renton Department of Community & Economic Development
RSD Elementary #16
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construction activity such as heavy machinery, vehicles arriving and leaving the site,
and contractor tool-use. A noise assessment prepared by Ramboll US Corporation,
dated November 22, 2020, described three primary sources for noise after
construction of the school including the air-cooled chiller in the service yard, the
emergency generator in the service yard, and on-site traffic including cars and buses.
The assessment measured existing noise levels at the site against modeled noise levels
after construction and concluded that during the noisiest time of day, the morning,
ambient noise levels are expected to increase up to 2 dBA. Decibel changes at other
times of the day (i.e. afternoon, evening, nighttime) are expected to be even less and
therefore would likely be indiscernible to neighboring residences. According to the
assessment, decibel changes of two or less in an outdoor environmental is extremely
difficult to discern and therefore the project is not expected to result in significant
noise impacts.
Truck delivery noise impacts should be minimal. Delivery access will be limited to the
Duvall Ave NE bus pick-up and drop-off lane on the east portion of the subject site.
School children playing outside will be an impact limited during the school day.
The school building, parking lot, and grounds will be lit after dusk each evening for
safety purposes. RMC 4-4-075 provides standards that limit light trespass such as
parking lot pole height limitations of 25-feet with cut-off type luminaire and building
lights directed onto itself or the ground immediately abutting it. As mentioned
previously in FOF 22; Site Plan Analysis, Lighting, staff has recommended as a
condition of approval a lighting and photometric plan be submitted for review with
the building permit application. Standards for design review and compliance with
exterior lighting standards will be reviewed with the building permit submittal.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer
adjacent properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant has proposed street frontage landscaping along the
portion of the site fronting Duvall Ave NE and Chelan Ave NE as well as around the
perimeter of various programmed spaces such as the multiuse field, the outdoor
classroom, the various pedestrian pathways proposed. Due to the proposed location
of the school within an existing residential neighborhood, vigorous perimeter
landscaping is an extremely important factor in ensuring the surrounding uses are not
negatively impacted by the development. Although the perimeter planting area
provides adequate width in most areas, the number and size of trees proposed could
be substantially increased in order to better screen the school from both the ROW and
the surrounding properties, specially near the bus lane off of Duvall Ave NE and the
outdoor classroom area on the north side of the site. Therefore, staff recommends as
a condition of approval that the applicant increase the number of trees and provide
large-sized maturing trees in the area between Duvall Ave NE and the bus lane and
the area around the outdoor classroom on the north side of the site. The applicant
shall utilize larger species such as standard Western red cedar and Douglas firs, or an
alternative approved by the Current Planning Project Manager. The landscape plan
shall be submitted to and approved by the Current Planning Project Manager prior to
civil construction permit approval. See FOF 21: Zoning Analysis, Landscaping and FOF
22: Site Plan Review, Landscaping for additional analysis.
City of Renton Department of Community & Economic Development
RSD Elementary #16
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24. Parking Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-4-080.E.10.d, Off-street Parking Requirements for the proposed
school. Based on the applicant’s modification request, the total number of employees for the proposed
school is 60 and the school would need to accommodate 10 school busses (8 full size and 2 small) that will
load/unload each school day. A minimum and maximum of 60 regular parking spaces and 10 bus spaces
would be required in order to meet code. The applicant is proposing a total of 8 2 regular spaces, 8 full-
sized and two small school bus spaces. The proposal exceeds the maximum requirements by 22 stalls, 37%.
The applicant’s justification for the increased need for parking spaces is the demand anticipated in the
transportation technical report (Exhibit 18) for staffing levels and family-volunteer events would
necessitate the need for additional parking than what is permitted. In addition, the applicant specifically
identifies the school district desire to limit the impacts to the adjacent residential neighborhoods as much
as possible. The report anticipates a peak parking demand of 74 vehicles during a typical school midday,
however, staff supports the increased parking request as it will provide additional capacity during special
events and provide flex parking (adjacent to front entrance) for temporary parking near the main entry.
The parking conforms to the minimum requirements for drive aisle, parking stall, dimensions and the
provision of ADA accessible parking stalls.
Compliance Parking Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support flexible
street grid and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested off-street parking modification is consistent with these
policy guidelines.
The applicant contends that the intent was to provide enough parking onsite to
minimize impacts to the surrounding residential neighborhood, especially during
evening peak events. They also contend that the approach is consistent with the land
use and design policies in the City’s Comprehensive Plan, which encourage providing
school facilities that address the district-wide school population and provide the
needed onsite parking. In addition, the modification request supports Policy T-44 under
the Comprehensive Plan Transportation Element.
T-44: Ensure adequate transportation facilities are in place at the time of development
approval or that an adopted strategy is in place to provide adequate facilities within
six years.
Staff concurs with the applicant’s justification and finds that the modification is
consistent with the policy and objectives of the Comprehensive Plan Land Use element
and is the minimum adjustment necessary.
Compliant if
conditions of
approval
under FOF 21
and FOF 22
are met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the demand rate for parking at the
elementary school will exceed the maximum amount allowed by code and thus would
have the potential to create an unsafe environment by forcing visitors to park off-site.
City of Renton Department of Community & Economic Development
RSD Elementary #16
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In addition, the applicant disclosed data from a similarly-sized development, Sartori
Elementary School located in downtown Renton (enrollment of 532 students and 65
employees at the time), that found a total of 71 vehicles during a “point-in-time count”
on May 9, 2019 during the middle of the school day.
Staff concurs with the applicant’s justification and finds that the proposed modification
would meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements by ensuring an adequate
amount of parking is available for staff and visitors. In addition, if recommended
conditions of approval under FOF 21: Zoning Analysis, Landscaping and FOF 23:
Conditional Use Permit, Landscaping are met, which require the planting of larger
stature tree species, the appearance of the parking lot will be greatly improved.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that allowing for additional parking beyond
what code allows will help limit impacts to the surrounding residential neighborhood
and would therefore not be injurious to adjacent properties. By providing additional
parking larger events identified by the applicant such as PTA meetings, school concerts,
and community events, the applicant will be able to host such events with limited
parking impacts to the neighborhood. Staff concurs with the justification and supports
the applicant’s desire to limit parking impacts on nearby streets as much as possible.
Therefore staff finds the modification would not create adverse impacts to other
properties in the vicinity. See comments under criteria ‘b’ and ‘c’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed increase in parking stalls
conforms to the intent and purpose of the Code, which is to address the parking needs
of a specific use based on the use’s unique characteristics.
Staff concurs off-street parking modification conforms to the intent and purpose of the
Code by providing adequate parking based on parking demands at other similar
project and limiting the potential for impacts to adjacent properties. See also
comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’. Staff concurs that the modification
is justified as it is the minimum necessary according to the District’s expected parking
stall supply needed to accommodate parking during large events.
25. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys,
for Duvall Ave NE. Duvall Ave NE is classified as a principal arterial street with an existing ROW width of
approximately 93 feet. The street is currently slated for construction of a Transportation Improvement
Program (TIP) project (Identified as Project #16 in the TIP) which will provide curb and gutter, bicycle lanes
and a central raised median along the site’s half frontage. The Duvall Ave NE TIP project will not include
the construction of a landscape strip or sidewalk along the project site’s east frontage. To meet the City’s
complete street standards for a principal arterial street, half-street improvements are required along the
entire site frontage. The applicant is proposing two different cross sections in order to accommodate the
proposed vehicle queuing lane for parents dropping students off in the surface parking lot. The cross
section to the south of the bus driveway exit where the queuing lane will be located requires additional
City of Renton Department of Community & Economic Development
RSD Elementary #16
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dedication and a street modification request in order to vary from the complete street standards for
principal arterials.
The applicant is proposing to install frontage improvements consistent with the TIP #16 project between
the on-site bus lane exit and the northeast property corner. The cross-section will include a total pavement
and median width of 65-feet consisting of a 5.5-foot half planter strip and curb for the center median, two
11-foot travel lanes, a 5-foot bike lane, 8-foot planting strip, 8-foot sidewalk, 2-foot clearance at back of
walk and 0.5-foot curb. The proposed configuration results in a total right of way width of 102 feet,
requiring a dedication of 9.0 feet depending on final survey. No on-street parking is provided along the
development side of Duvall Ave E. The applicant is requesting a modification to the remaining frontage
between the on-site bus lane exit and the southeast property corner in order to provide nine (9’) foot wide
queuing lane, which will also include dedicated bicycle lane within. To construct the queuing lane, a ROW
width of 105 feet is required, necessitating a total dedication of approximately 12 feet. The applicant
contends that a dedicated queuing lane will help to mitigate the potential traffic impacts on Duvall Ave NE
created by vehicles backing up onto the roadway during the pick-up or drop-off of students in the parking
lot area. Staff concurs with this justification and supports the modification request.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Street Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design Element
and the proposed modification is the minimum adjustment necessary to
implement these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
Staff finds that the modification request, to allow an increased ROW width to
accommodate and traffic queuing lane on the southern portion of the Duvall AVE
frontage, is consistent with the policy and objectives of the Comprehensive Plan Land
Use element and is the minimum adjustment necessary.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Development
Engineering section have reviewed the traffic volumes and patterns on Duvall Ave NE
and have determined that the installation of the queuing lane in front of the southern
portion of the site is necessary in order to mitigate the potential for back-ups onto
Duvall Ave NE during pick up and drop off hours. The determination was based on the
fact that the traffic speeds on the roadway regularly exceed 45 MPH and that allowing
traffic to back up into one of the two south bound travel lanes would create significant
congestion and safety issues for both school users and the traveling public. In addition,
due to the unique nature of school traffic patterns which include the picking up and
City of Renton Department of Community & Economic Development
RSD Elementary #16
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dropping off of students at the same time every weekday, queuing lanes are a common
improvement at elementary and middle school developments.
This recommendation was based on the fact that the extent of the existing roadway,
after the required frontage improvements are installed, would meet the transportation
needs of the surrounding area while providing the required separation between the
vehicular and pedestrian travel ways as required by the code. In addition, the bicycle
lane proposed as part of the TIP Project #16 will be integrated into the vehicle queuing
lane and would only be impacted during pick up and drop off times.
Therefore, staff finds the modification would meet the objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code
requirements, based upon sound engineering judgment.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the addition of a vehicle queuing lane for
pick up and drop off and will prevent the creation of potentially unsafe vehicle conflicts
that could arise as slowed or stopped traffic entering the school property is passed by
through traffic moving at a much higher rate of speed. At the southern end of the site,
the improvements would transition back to the existing street section and would not
impact the adjacent parcel to the south. Therefore, staff finds the modification would
not create adverse impacts to other properties in the vicinity. See comments under
criteria ‘b’ and ‘c’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would
provide a safe condition for pedestrians along the property frontage, vehicles entering
the school for pick up and drop off, and through traffic on Duvall Ave NE, while meeting
the objectives intended by code requirements.
Staff concurs the additional dedication and proposed vehicle queuing lane meets the
intent and purposes of the Code. Duvall Ave NE is a principal arterial with a 35 MPH
speed limit and a significant amount of traffic during typical commute hours. Inclusion
of a vehicle queuing lane in addition to the required frontage improvements promotes
a safer environment for both school users and through traffic by limiting the potential
for vehicles access the school site to back up into the travel lane as they wait to enter
the parking lot.
Staff concurs the proposed modification meets the intent and purposes of the Code.
See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: As the proposed school is likely to experience traffic queuing due to
the nature of the use, dedication of additional ROW width and installation of the
associated queuing lane is practical and will ensure a smoother flow of traffic on Duvall
Ave NE after the school opens. Staff concurs the modification is justified as it is likely
to be only infill project without rezoning or other significant land use policy is
implemented.
26. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are met:
City of Renton Department of Community & Economic Development
RSD Elementary #16
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Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping database identifies the property to contain
Sensitive Slopes (15-40%), which are primary concentrated on the western portion of
the site near the wetlands area. The applicant submitted an Updated Subsurface
Exploration and Geotechnical Engineering Report (Exhibit 17), prepared by Associated
Earth Sciences, Inc, dated December 22, 2020 with the project application. In the report,
the consultant acknowledges the presence of sensitive slopes on the site. The
exploration utilized data from 20 borings completed by advancing hollow-stem auger
tools with a track-mounted drill rig. Samples were obtained at 2.5 to 5-foot depth
intervals. Subsurface conditions were found to encounter native materials consisting of
medium dense grading to very dense lodgment till sediments, and ten (10) of the
borings found surficial fill to depths of up to 7 feet below the existing ground surface.
Results varied at the other boring locations and included the discovery of Vashon
recessional outwash, stratified sediments, and organic topsoil at shallow depths. The
findings of the exploration were identified to be in agreement with the Geologic Map
of the Renton Quadrangle which indicates the site is underlain at shallow depths by
Vashon lodgment till. Groundwater was not encountered during exploration activities,
but is expected to present during the winter rainy season as it becomes trapped or
‘perched’ on top of the Vashon lodgment till.
The potential for liquefaction was analyzed and was determined to be unlikely due to
the dense Vashon lodgment till found near the surface across a majority of the report.
and is considered to be the result of a very large and rare seismic event. The report
provides standard recommendations for erosion control, but due to the lack of
identified hazard, does not make specific recommendations for earth preparation
outside of the standard control measures. The report also provides specific
recommendations related to site preparation, building foundations, stormwater
infrastructure design, and pavement design. Specifically, the consultant concludes that
grading completed in a manner consistent with the recommendations in the report
would not result in increased risk of slope instability on or offsite. Due to the specific
recommendations contained in the geotechnical report, staff recommends a condition
of approval that the project construction shall comply with the recommendations found
in the submitted Updated Subsurface Exploration and Geotechnical Engineering Report
(Exhibit 17), prepared by Associated Earth Sciences, Inc, dated December 22, 2020, and
future addenda.
Compliant if
condition of
approval is
met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
City of Renton Department of Community & Economic Development
RSD Elementary #16
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High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: A Critical Area Report prepared by The Watershed Company, dated
March 31, 2021 (Exhibit 20) was submitted with the application and identified the
presence of two wetlands on the site, identified as Wetlands B and Wetlands C in the
report. In September and October of 2018, staff at The Watershed Company visited the
site in order to delineate and screen the wetlands on the site.
Wetland B
Wetland B, located near the front (east) of the site along Duvall Ave NE, was classified
as a Category IV depressional wetlands with a habitat score of 4 and a total on-site area
of approximately 0.28 acres. During the site visit, the consultant found Wetland B to be
dominated by invasive species including Himalayan blackberry, reed canary grass, and
field bindweed. Hydrology was determined to be provided by a seasonally high
groundwater table and precipitation. The wetland drains to the north into a culvert
observed at the southeast corner of the adjacent parcel (APN 1023059173). Due to the
location of the wetlands along the front of the site, the applicant determined that
development of the site in the manner necessary for a new elementary school would
result in unavoidable direct impacts to Wetland B. Per RMC 4-3-050J.4, direct wetland
impacts are permitted only if an applicant can prove that the development proposal
results in no net loss of wetland acreage and/or function. Proposals for direct impacts
are required to first demonstrate that no alternative exists that is less intrusive to the
critical area. On May 7, 2019 the applicant submitted a letter (Exhibit 24) requesting to
participate in the City’s Springbrook Creek Wetlands Mitigation Bank program.
Participation in the program would allow the applicant to fill and grade Wetland B in
order to increase the developable area of the parcel and allow for the full build-out of
the proposed new school.
As part of the Critical Areas Report, the consultant prepared a Wetland Mitigation Bank
Use Plan (Exhibit 20; pg. 121) outlining the rationale for participating in the program.
According to the consultant, direct impacts to Wetland B cannot be mitigated on-site
due to a lack of suitable areas on-site that would still allow for the building size and
amenities required for an elementary school. Removal of Wetland B would result in the
loss of approximately 0.28 acres of wetlands. In conjunction with the purchase of credits
from the mitigation bank, the applicant has proposed enhancing portions of the
Wetland C buffer that have experienced degradation and lack native tree and shrub
cover. According to the applicant, the proposed enhancement would provide indirect
City of Renton Department of Community & Economic Development
RSD Elementary #16
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functional lift to the wetland by improving habitat functions, improve filtration and,
reduce the peak velocities of surface water runoff that enter and exit the wetland. The
12,181 sf of permanent impacts to Wetland B will be mitigated with credits purchased
from the Springbrook Creek Wetland and Habitat Mitigation Bank Instrument at a ratio
of 0.70:1 for Category IV wetlands. In addition, the applicant must apply for a JARPA
permit from the Army Corps of Engineers in order to fill the wetlands. In order to ensure
the wetlands impacts are mitigated prior to the start of construction, staff recommends
as a condition of approval that the applicant be required to submit payment for the
mitigation bank credits prior the start of any construction activity within the boundary
of Wetland B.
Per RMC 4-3-050L.1.b, applicant’s requesting alteration of a critical area must evaluate
methods of developing the property that are less intrusive than alteration proposal.
various options for mitigation prior to approval of alteration. As discussed in the Critical
Areas Report, the applicant considered both avoidance of impacts and minimization of
impacts prior to proposing to fill the wetlands. According to the report, avoidance of
impacts to Wetland B and Wetland C was evaluated as an option but was determined
to be infeasible due the design requirements for both site features such as parking,
multi-use field, and bus lane, as well as the school building. Due to the location of the
Wetland B near the center of the site, permanent impacts were determined to be
necessary. In addition, the report determined that by concentrating permanent impacts
to Wetland B, permanent impacts to the higher quality Wetland C could be avoided.
Temporary impacts to the Wetland C buffer was also found to be unavoidable but would
be mitigated through replanting of the buffer area after construction is finished. The
report also evaluated the potential for the minimization of impacts and determined that
while impacts to Wetland B could not be minimized due to the location of the wetland
and the design requirements for the site, impacts to Wetland C could be minimized by
employing best management practices to control erosion and sedimentation. Staff
concurs with the applicant’s evaluation of the mitigation sequencing requirements and
agrees that the proposal represents the least intrusive method of developing the
property. Per RMC 4-3-050.J.4, alterations of wetlands are required to include
mitigation that achieves no net loss of wetland function and requires compensation for
wetland alterations to occur in the following order:
i. Re-establishing wetlands on upland sites that were formerly wetlands.
ii. Rehabilitating wetlands for the purposes of repairing or restoring natural and/or
historic functions.
iii. Creating wetlands on disturbed upland sites such as those consisting primarily
of nonnative, invasive plant species.
iv. Enhancing significantly degraded wetlands.
v. Preserving Category I or II wetlands that are under imminent threat; provided,
that preservation shall only be allowed in combination with other forms of
mitigation and when the Administrator determines that the overall mitigation
package fully replaces the functions and values lost due to development.
vi. Cooperative compensation to mitigation banks or in-lieu fee programs,
As discussed above, the report concludes that on-site re-establishment or preservation
of Wetland B is not feasible due to the design requirements of the project and location
of the wetlands near the center of the site. Therefore, the use of a mitigation bank is
the only option available for compensation of alterations to Wetlands. In addition, the
report concludes that the purchase of credits from the Springbrook Creek Wetland and
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 38 of 43
SR_HEX_Elementary16_210720_v6_FINAL
Habitat Mitigation Bank would allow for no net loss of wetland or buffer requirements.
Staff concurs with the applicant’s findings on no net loss for Wetlands B.
Wetland C
Wetland C, located near the back (west) of the site, was classified as a Category III
depressional wetlands with a habitat score of 5 and a total on-site area of
approximately 0.48 acre. During the site visit, the consultant found Wetland C
dominated by dominant plant species include Oregon ash, English ivy, and slough sedge.
Wetland hydrology comes from a seasonally high groundwater table, precipitation, and
the overflow from a stormwater pond south of the wetland.
According to the consultant, the proposed site improvements were designed in a
manner to avoid any permanent impacts to Wetland C and the required buffer. As
previously discussed, given the large areas necessary for an elementary school including
parking and bus access, playfields, and the building itself, the consultant determined
that avoiding permanent impacts to both on-site wetlands was not feasible. By
concentrating the development towards the eastern portion of the project area, the site
plan avoids impacts to the higher-functioning Category III wetland entirely, and instead
impacts only the lower-functioning Category IV wetland. The selected option also
reduces the area of wetland impacts, as Wetland C (0.48 acres), which will be preserved,
is nearly twice the size of Wetland B (0.28 acres). Based on its greater capacity for
storage during wet periods, retention of direct stormwater inputs, and greater
structural diversity, Wetland C provides higher levels of water quality, hydrologic, and
habitat functions that Wetland B according to the Critical Areas Report.
The applicant has proposed implementing the full 100-foot buffer feet around Wetland
C for a total buffer size of approximately 102,040 sq. ft. According to the consultant, a
key goal of the mitigation plan is to meet or exceed the functions of the existing
impacted critical areas. The report states that the existing buffer functions in the area
of temporary construction impacts are degraded due to the presence of invasive and
non-native vegetation, which has been maintained through mowing. The temporary
impacts will be restored at a ratio of 1:1 for a total of 3,344 sq ft of restored buffer. Per
RMC 4-3-050.B.3, both temporary wetlands impacts and approved
restoration/mitigation are exempt activities permitted in wetlands and any associated
buffers. Exempt activities are required to obtain a Critical Areas Exemption prior to the
start of any work. Therefore, staff recommends as a condition of approval that the
applicant apply for and obtain a combined critical areas exemption for proposed
temporary impacts and mitigation in the Wetland C buffer prior to construction permit
issuance.
A mitigation plan prepared by The Watershed Company was submitted with the
application (Exhibit 21) and includes a restoration proposal for areas temporarily
impacted by construction on the site. Native plantings proposed for the buffer would
include Western hemlock, Vine maple, Douglas fir trees, in addition to a variety of native
shrubs and grasses, including but not limited to Thimbleberry, Dwarf Rose, Salal,
Salmonberry, Western swordfern, and Oregon grape. The report concludes that after
restoration and enhancement of the Wetland C buffer, there would be no net loss of
ecological function. Staff concurs with the reports conclusion. A Native Growth
Protection Easement is required to be established around the entire buffer and wetlands
area per RMC 4-3-050.G.3. Based on the submitted mitigation plan, the applicant shall
be required to establish a Native Growth Protection Easement (NGPE) that
encompasses the entire Wetland C and associated buffer as identified in the Wetlands
Mitigation Plan (Exhibit 21). The applicant will also be required to install a standard split
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 39 of 43
SR_HEX_Elementary16_210720_v6_FINAL
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) and Residential High Density
Comprehensive Plan designations and complies with the goals and policies established with this
designation, see FOF 20.
2. The subject site is located in the Residential-8 (R-8) and Residential-10 (R-10) zoning designation and
complies with the zoning and development standards established with this designation provided the
applicant complies with City Code and conditions of approval, see FOF 21.
3. The proposal complies with Site Plan Review decisional criteria provided the applicant complies with City
Code and conditions of approval, see FOF 22.
rail fence with wetlands signage along boundary of the Wetlands C buffer, whose
location would be reviewed and approved by the Currently Planning Project Manager
prior to installation. After completion of the mitigation plan, compliance with the
requirements for long-term (5 years) maintenance and monitoring of the mitigation
area plantings would be required per the process outlined in RMC 4-3-050.L.3. To ensure
compliance with the NGPE requirements, staff recommends as a condition of approval
that the applicant be required to submit the draft easement documents at the time of
construction permit application submittal for review and approval by the Current
Planning Project Manager. In addition, the applicant shall be required to record the
easement and related documents prior to issuance of a Temporary Certificate of
Occupancy.
Per RMC 4-3-050.J.4, alterations of wetlands are required to include mitigation that
achieves no net loss of wetland function and requires compensation for wetland
alterations to occur in the following order:
i. Re-establishing wetlands on upland sites that were formerly wetlands.
ii. Rehabilitating wetlands for the purposes of repairing or restoring natural and/or
historic functions.
iii. Creating wetlands on disturbed upland sites such as those consisting primarily
of nonnative, invasive plant species.
iv. Enhancing significantly degraded wetlands.
v. Preserving Category I or II wetlands that are under imminent threat; provided,
that preservation shall only be allowed in combination with other forms of
mitigation and when the Administrator determines that the overall mitigation
package fully replaces the functions and values lost due to development.
vi. Cooperative compensation to mitigation banks or in-lieu fee programs,
As discussed above, the report concludes that mitigation plan proposed for Wetland C
will adequately compensate for the temporary impacts to the buffer proposed.
Therefore, the rehabilitating of wetlands for the purposed of repairing or restoring
natural and/or historic function is the only option available for compensation of
alterations to Wetland C. In addition, the report concludes that proposed mitigation
plans allows for no net loss of wetland or buffer requirements. Staff concurs with the
applicant’s findings on no net loss for Wetland C.
During construction, the project will implement appropriate best management
practices, including a temporary erosion and sediment control plan, high visibility silt
fencing, fueling staging areas away from wetlands to protect water quality.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 40 of 43
SR_HEX_Elementary16_210720_v6_FINAL
4. The proposal complies with Conditional Use Permit decisional criteria provided the applicant complies
with City Code and conditions of approval, see FOF 23.
5. The parking modification request submitted with the application complies with the five (5) modification
criteria as established by City Code, providing the applicant complies with all advisory notes and
conditions of approval contained herein, see FOF 24.
6. The street modification request submitted with the application complies with the five (5) modification
criteria as established by City Code, providing the applicant complies with all advisory notes and
conditions of approval contained herein, see FOF 25.
7. The proposal complies with the street standards as established by City Code, provided the project
complies with all advisory notes and conditions of approval contained herein, see FOF 25.
8. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code
and conditions of approval, see FOF 26.
9. There are adequate public services and facilities to accommodate the proposal, see FOF 22.
10. Key features, which are integral to this project include the permanent protection of Wetland C, the use of
a high-quality design and materials for the school building, and installation of a significant quantity of
landscaping in the surface parking. Other key features on the site include the replanting of large-stature
tree species to replace the large healthy trees that would be removed, payment into the Springbrook
Creek Wetland Mitigation Bank program prior to permanent impacts to Wetland B, and the use of LID
stormwater systems such as modular wetland vaults, grass pavers in the fire lane, and infiltration into the
wetlands area. Key features of the building include a large pedestrian plaza and prominent entry area,
significant modulation along the classroom wing facades, and the provision of an outdoor classroom on
northern portion of the site.
J. RECOMMENDATION:
Staff recommends approval of the RSD Elementary #16, File No. LUA21-000167, CUP-H, SA-H, MOD, as depicted
in the site plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures required as part of the Mitigated Determination
of Non-Significance issued by the Renton School District on June 21, 2021 (Exhibit 5):
a) There are two existing wetlands on-site. The project avoids impacts to the higher-functioning,
Category III, Wetland C, and limits permanent impacts to the lower-functioning, Category IV,
Wetland B. The buffer area temporarily impacted by clearing and grading associated with the
installation of the multi-use playfield is vegetated with invasive or non-native vegetation.
Mitigation and restoration of Wetland C will be provided consistent with City standards. The
proposed filling of Wetland B will be mitigated through the use of a wetland bank, as approved
by the City. A comprehensive five-year maintenance and monitoring plan is included in the
mitigation plan. This plan will ensure that proposed enhancement plantings will be maintained,
monitored, and successfully established within the first five years following implementation.
b) For security reasons, black vinyl-coated, four- or six-foot-tall chain link fencing is proposed to be
installed along the property boundaries (a six-foot-tall cedar fence will be installed along a portion
of the southern boundary). To minimize impacts to Wetland C and its buffer, the fabric will be
raised 12 inches off the ground to allow the passage of small animals. Concrete footings will not
be utilized to secure fence posts in wetland areas. The fencing will be reviewed and approved by
the City.
c) The District will require the selected contractor to develop a construction management plan
(CMP) that addresses traffic and pedestrian control during school construction.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 41 of 43
SR_HEX_Elementary16_210720_v6_FINAL
d) The City collects transportation impact fees and has outlined fee rates for a v ariety of uses. The
transportation impact fee for the elementary school project is calculated to be $356,377. This
relates to a fee rate of about $4.63 per square foot (SF) based on the proposed school size of
77,000 SF. The impact fee will be paid, with the final fee established by the City.
e) In order to comply with street frontage improvement requirements outlined by the City, the
project will dedicate right-of-way along the street frontages of Duvall Ave NE and Chelan Ave NE.
f) Frontage improvements will be made along Duvall Ave NE and Chelan Ave NE. The District will
coordinate with the City to integrate the dedication areas and frontage improvements with the
City’s planned roadway improvement in that segment.
g) To mitigate school-related traffic impacts, the project will install a traffic signal (replacing the
existing HAWK beacon signal) at the NE 10th Street / Duvall Ave NE intersection. Installation of
the new traffic signal will include pedestrian actuated signals and crosswalks on all four legs and
final design will be approved by the City.
h) To ensure safe routes to school access, the District will construct a sidewalk along the 1155 Duvall
Ave NE frontage with ramp at NE 12th St. Design and construction of the sidewalk improvements
is being discussed with the City, with the final design to be reviewed and approved by the City.
i) To discourage pick-up and drop-off on Chelan Ave NE, the District will install City approved signage
at the intersection of NE 10th St and Chelan Ave NE that identifies the street as a no vehicle pick-
up or drop-off area. The District will develop a Transportation Management Plan (TMP) to educate
families about the access load/unload procedures for the site’s layout. The plan will define clear
procedures and travel routes for family vehicles and instruct family drivers not to block or partially
block travel lanes with queued or waiting vehicles. The TMP will include one school year of
monitoring and other requirements, which may be required by the City. The TMP will be reviewed
and approved by the City prior to Temporary Certificate of Occupancy.
2. The applicant shall record a formal Lot Combination in order to ensure the proposed buildings are not
built across property lines. The instrument shall be recorded prior to Temporary Certificate of Occupancy.
3. The applicant shall receive preliminary approval of the street vacation from City Council prior to issuance
of the civil construction permit. Final approval of the street vacation(s) shall be completed prior to
Temporary Certificate of Occupancy.
4. The applicant shall submit a detailed landscape plan documenting compliance with the street tree
standards, requirements of the Approved Street Tree List and Spacing Guidelines, and other applicable
sections of RMC 4-4-070. The landscape plan shall be submitted to and approved by the Current Planning
Project Manager prior to construction permit approval.
5. The applicant shall submit a detailed landscape plan documenting compliance with the landscaping
screening standards for non-residential development in residential zones in RMC 4-4-070. The landscape
plan shall be submitted to and approved by the Current Planning Project Manager prior to construction
permit approval.
6. The applicant shall submit a detailed landscape plan documenting compliance with the visual buffers
requirements for properties abutting residential lots, specifically with respect to the width and planting
standards set forth in RMC 4-4-070F.4. In addition, the applicant shall increase the number and size of
trees on the southern portion of the site between the parking lot and the residences to the south and
shall utilize larger species such as standard Western red cedar, Douglas fir, or an alternative approved by
the Current Planning Project Manager. The landscape plan shall be submitted to and approved by the
Current Planning Project Manager prior to civil construction permit approval.
7. The applicant shall submit a detailed landscape plan that identifies the replacement trees meeting the
replacement requirements of RMC 4-4-130 including clear indication of the 50-percent credit limitation
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 42 of 43
SR_HEX_Elementary16_210720_v6_FINAL
for those trees that are required landscaping as indicated in the replacement ratio of RMC 4-4-130H.1e.i.
Fee-in-lieu may also be considered if replacement onsite is not feasible. The landscape plan shall be
submitted to and approved by the Current Planning Project Manager prior to civil construction permit
approval.
8. The applicant shall submit a revised site plan with the building permit application that identifies a refuse
and recyclables enclosure compliant with the size requirements in RMC 4-4-090E.3 or obtain modification
approval to reduce the minimum size requirements. The revised site plan or modification shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval.
9. The applicant shall submit a detailed landscape plan showing all fences behind the required landscaping
along all property lines. The landscape plan shall be submitted to and approved by the Current Planning
Project Manager prior to construction permit approval.
10. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. The applicant shall work with franchise utilities to ensure, as practical,
utility boxes are located out of public ROW view, active common open spaces, and they shall not displace
required landscaping areas. The plan shall provide and identify screening measures consistent with the
overall design of the development. The surface mounted utility plan shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
11. The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with the
building permit application. The exhibit shall provide cross section details and identify proposed rooftop
screening that is integral and complementary to architecture of the buildings. The exhibit shall be
reviewed and approved by the Current Planning Project Manager.
12. The applicant shall submit a lighting and photometric plan at the time of building permit application for
review and approval by the Current Planning Project Manager prior to building permit approval.
13. The applicant shall submit a revised utility plan with the civil construction permit application that extends
the Duvall Ave NE sidewalk across both bus lane driveways removing the painted crosswalks. The revised
plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
14. The applicant shall submit a revised utility plan with the civil construction permit application that replaces
the painted crosswalks with concrete or stamped asphalt for the north/south pedestrian walkway through
the parking lot. The revised utility plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
15. The applicant shall provide revised plans with the civil construction permit application that locates all
required frontage improvements within the ROW. The location of the ROW improvements shall be
submitted to and approved by the Current Planning Project Manager at the time of civil construction
permit application review.
16. The applicant shall include Chelan Pl NE in the Transportation Management Plan and install City-approved
signage that discourages pick-up and drop-off of students from the subject street.
17. The applicant shall increase the number and size of trees in the area between Duvall Ave NE and the bus
lane and the perimeter area near the outdoor classroom on the north side of the site. The applicant shall
utilize larger species such as standard Western red cedar and Douglas firs, or an alternative approved by
the Current Planning Project Manager. The landscape plan shall be submitted to and approved by the
Current Planning Project Manager prior to civil construction permit approval.
18. The construction shall comply with the Updated Subsurface Exploration and Geotechnical Engineering
Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated December 22, 2020, or future
addenda.
City of Renton Department of Community & Economic Development
RSD Elementary #16
Staff Report to the Hearing Examiner
LUA21-000167, CUP-H, SA-H, MOD
Report of August 3, 2021 Page 43 of 43
SR_HEX_Elementary16_210720_v6_FINAL
19. The applicant shall apply for and obtain a combined critical areas exemption for proposed temporary
impacts and mitigation in the Wetland C buffer prior to construction permit issuance.
20. The applicant shall submit payment for the mitigation bank credits prior the start of any construction
activity within the boundary of Wetland B.
21. The applicant shall submit the draft Native Growth Protection Easement documents with the construction
permit application submittal. The documents shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance. Additionally, the applicant shall be required
to record the easement and related documents prior to issuance of a Temporary Certificate of Occupancy.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
RSD Elementary #16
Land Use File Number:
LUA21-000167, CUP-H, SA-H, MOD
Date of Hearing
August 3, 2021
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Laura Brent
Brent Planning Solutions, LLC
PO Box 1586, Mukilteo, WA
98275
Project Location
1058 Chelan Avenue NE
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Mitigated Determination of Non-Significance SEPA Consultation issued by the Renton
School District, dated June 21, 2021
Exhibit 6: Architectural Elevations
Exhibit 7: Architectural Renderings (3D)
Exhibit 8: Floor Plans
Exhibit 9: Boundary and Topographic Survey
Exhibit 10: Utility Plan
Exhibit 11: Grading Plan
Exhibit 12: Drainage Plan
Exhibit 13: Tree Retention Plan
Exhibit 14: Tree Retention Worksheet
Exhibit 15: Screening Details (Garbage Enclosure)
Exhibit 16: Preliminary Technical Information Report (TIR) prepared by LPD Engineering, PPLC, dated
January 8, 2021
Exhibit 17: Updated Subsurface Exploration and Geotechnical Engineering Report, prepared by
Associated Earth Sciences, Inc, dated December 22, 2020
Exhibit 18: Transportation Technical Report prepared by Heffron Transportation, dated January 14,
2021
Exhibit 19: Tree Inventory Report prepared by Shoffner Consulting, dated October 18, 2019
Exhibit 20: Critical Area Report prepared by The Watershed Company, dated March 31, 2021
Exhibit 21: Mitigation Plan prepared by The Watershed Company
SR_HEX_Elementary16_210720_v6_FINAL
Exhibit 22: Noise Assessment prepared by Ramboll US Corporation, dated November 22, 2020
Exhibit 23: Concurrency Memo Prepared by Brianne Bannwarth Development Engineering Manager,
dated July 2, 2021
Exhibit 24: Street Vacation Request Application
Exhibit 25 Lot Combination On-hold Letter (LUA20-000270)
Exhibit 26: Email from Anjela Barton (Renton Fire Authority), dated June 7, 2021
Exhibit 27: Request for Participation in Springbrook Creek Wetlands Mitigation Bank Program, dated
March 7, 2019.
Exhibit 28: Electrical Plan (Site-wide)
Exhibit 29: Advisory Notes to Applicant