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HomeMy WebLinkAboutSR_HEX_Report_Exhibits_Maplewood_Heights_Elementary_School Portable_ClassroomsDEPARTMENT OF CO.UNITY AND ECONOMIC DEVELOPMENT --------.~Renton 8 A. REPORT TO THE HEARING EXAMINER HEARING DATE: June 21, 2016 Project Name: Maplewood Heights Elementary School Portable Classrooms Owner: Renton School District #403, c/o Rick Stracke, 7812 S 124th Street, Renton, WA 98178 Applicant/Contact: Brad Medrud, AICP, AHBL, Inc., 2215 N 30'h Street, Suite 300, Tacoma, WA 98403 File Number: LUA16-000378, CU-H Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit approval to install two double portable classrooms at Maplewood Elementary School before the start of the 2016-2017 school year. The project site totals 8.67 acres in area and is within the Residential-4 (R-4) zoning designation. Each double portable classroom totals 1,792 square feet in area with a height of 14.5 feet. One double portable classroom will be located on a grassed area immediately west of the existing four double portable classrooms on the site and the other double portable classroom will be located on a grassed area immediately east of the existing four double portable classrooms. Paved paths will connect the new portable classrooms to the existing school and metal stairs and ramps will be included for access. No changes to existing onsite parking or access are proposed. No critical areas are mapped on the project site. Project Location: 130 Jericho Avenue SE Site Area: 377,665 square feet (8.67 acres) Project Location Map HEX Report City of Renton Department of &nunity & Economic Development MAPLEWOOD HEIGHTS ES POMBLE CLASSROOMS • Hearing Examiner Recommendation Report of June 21, 2016 I 8. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: ,Exhibit 5: Exhibit 6: Hearing Examiner Staff Recommendation Site Plan Landscape Plan Elevations Project Narrative Conditional Use Justification LUA16-000378 Page 2 of 11 Exhibit 7: Exhibit 8: Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated March 16, 2015 Technical Information Report, prepared by AHBL, dated April 2016 Exhibit 9: Advisory Notes to Applicant I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: Single family, R-4 zone b. East: Single family, R-4 zone Renton School District #403 c/o Rick Stracke 7812 5 124th Street Renton, WA 98178 R-4 Residential Low Density (LD) Elementary School None mapped c. South: Vacant, unincorporated King County d. West: Single family, R-4 zone 6. Site Area: 8.67 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation HEX Report Land Use File No. N/A N/A N/A Ordinance No. 5758 5758 5545 Date 06/22/2015 06/22/2015 08/01/2010 City of Renton Department of Community & Economic Development MAPLEWOOD HEIGHTS ES PO c::L=E~C;:LA:;:S::S:;:;R:.:0:.:0;:.:M;:,:S;._ ______ _ Report of June 21, 2016 I E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by King County Water District 90. Hearing Examiner Recommendation LUA16-000378 Page 3 of 11 b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12" PVC sewer east of the site in Lyons Avenue SE. c. Surface/Storm Water: The majority of the site including the areas where the portables are proposed is relatively flat with little slope. The northeastern portion of the site slopes down into the site from Lyons Avenue SE. There is a private on site conveyance system that intercepts drainage from paved play areas and roof areas on site. Drainage from other portions of the site either infiltrates or sheet flows towards this conveyance system or off site. The onsite conveyance system discharges to the 18" public storm drain flowing south along the eastern frontage of Jericho Avenue SE. Drainage along the southeastern site frontage is intercepted by a 12" storm drain flowing east along the northern frontage of SE 2nd Place. 2. Streets: The site is bordered by City of Renton Public streets on the western, southern, and eastern frontages. It is bordered by Jericho Avenue SE on the west, SE 2nd Place on the south, and Lyons Avenue SE on the east. The site is bordered on the north by NE 1st Street which is a private street. Jericho Avenue SE is classified as a residential collector arterial, while SE 2nd Place and Lyons Avenue SE are classified as residential access streets. Jericho Avenue SE and Lyons Avenue SE have a current right of way width of approximately 60'. SE 2nd Place has a current right of way width of approximately 30'. 3. Fire Protection: City of Renton Fire Department 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 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Permits -Specific a. Section 4-9-030: Conditional Use Permits 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 16, 2016 and determined the application complete on May 23, 2016. The project complies with the 120-day review period. 2. The project site is located at 130 Jericho Avenue SE. HEX Report City of Renton Department of Community & Economic Development MAPLEWOOD HEIGHTS ESP ~L::E;.;C;:LA:;:S:;S;:;R:.:0:.:0;:;M;:;S:...... ______ __: Hearing Examiner Recommendation LUA16-000378 Report of June 21, 2016 Page 4 of 11 3. The project site is currently developed with Maplewood Heights Elementary School and four existing portable classrooms. 4. Access to the site would be maintained via existing driveway access off of Jericho Avenue SE. 5. The property is located within the Residential Low Density Comprehensive Plan land use designation. 6. The site is located within the Residential-4 zoning classification. 7. There are approximately 20 trees located on site. No trees are proposed for removal. 8. There are no critical areas mapped on the project site. 9. It is estimated that a net of 118 cubic yards of fill will be required for preparing pads for the double classroom portables. 10. The applicant is proposing to begin and complete construction in summer of 2016. 11. No public or agency comments were received. 12. The Renton School District has assumed lead agency status with regards to SEPA. The School District has determined that the project proposal is exempt from SEPA in accordance with WAC 197-11-800 (Exhibit 10). 13. 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. 14. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City's Comprehensive Plan Map. The purpose of the LD designation is to provide transition to the rural area, and to provide for larger lot housing to allow for a range of lifestyles. The proposal is compliant with the following Goals and Policies if Ell conditions of approval are met: Compliance Comprehensive Plan Analysis ., 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-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design . ., Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City's Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Larger lot subdivisions are preferred; however, "cluster development" is allowed on sites where open space amenities are created. Resulting development is intended to be superior in design and siting than that which would normally occur otherwise.The proposal is compliant with the following development standards if Ell conditions of approval are met: HEX Report City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-000378 MAPLEWOOD HEIGHTS ESP :;;BL=E;,..;C;:LA;.;S:;;S;;;R::0::0;;.;M;;.;S;._ ______ __; Report of June 21, 2016 Page 5 of 11 Compliance R-4 Zone Develop Standards and Analysis HEX Report Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the N/A deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no new subdivision is proposed. Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. Staff Comment: The existing site area totals 377,665 square feet with a lot width of 630 feet and a lot depth of 600 feet. The existing lot complies with the minimum lot size, width, and depth requirements of the R-4 zone. Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7 .5 feet on either side, side yard along the street 30 feet, and the rear yard is 25 feet. Staff Comment: The proposed portable cl[!ssrooms would maintain a minimum front yard setback of 89 feet, a rear setback of 249 feet and a minimum side yard setback of 102 feet. The proposed portable classrooms would comply with the setback requirements for the R-4 zone. Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each fa~ade for each one (1) vertical foot above the maximum wall plate height. Reserved. Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The project site currently has an impervious surface area of 4.20 acres. The proposal includes the addition of 5,963 square feet of new impervious surface for a new total of 4.34 acres of impervious surface on the 8.67 acre site, resulting in a total coverage of 50 percent, which meets the maximum impervious surface coverage requirements permitted in the R-4 zone. The existing site has a building coverage of approximately 59,253 square feet, the proposal would add an additional 3,584 square feet of new building coverage for a total building coverage of 62,837 square feet. The proposal would result in a 16. 6 percent building coverage, which is less than the maximum building coverage permitted in the R-4 zone. The proposed portable classrooms would have a height of one story, a wall plate height of 8 feet 11/8 inches, and a maximum height of 14 Y, feet, which is less than the maximum height permitted in the R-4 zone. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-000378 MAPLEWOOD HEIGHTS ESP i:;B=LE:...:C=LA:..:S::S;::R.::;O.::;O:::M:.::S _______ _ Report of June 21, 2016 ,/ ,/ HEX Report Page 6 of 11 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 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, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual Landscape Plan (Exhibit 3} was submitted with the project application. The site is currently landscaped along the abutting street frontages. The existing landscape complies with the City's landscape regulations. An additional landscape screen is proposed along the west side of the westernmost portable classroom, facing Jericho Avenue SE. The proposed landscaping would consist of dwarf strawberry trees and beach strawberry plants. The proposed strawberry trees would grow to a height of 8-10 feet at maturity would soften and screen the appearance of the portable classrooms where visible from Jericho Avenue SE. In addition, it appears that o large amount of mulch is proposed around the new portables adjacent to the pedestrian walkways. The City's landscaping regulations specify that all pervious areas are required to be landscaped. Mulch is not considered an approved groundcover per our landscaping regulations. To ensure compliance with our landscape regulations, staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of building permit review including ot o minimum approved ground cover plants within the mulched oreos. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. 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. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-00037B MAPLEWOOD HEIGHTS ESP ::;BL::E;.:C::;LA:..:S::S:::R:;:O;,:O;:;M::;S:....._ ______ _ Report of June 21, 2016 Page 7 of 11 Frontage Landscaping Required, or a combination. Staff Comment: There are 20 significant trees identified on the project site. No trees ore proposed for removal as port of the portable classroom installation. Therefore, the project proposal is in compliance with the tree retention requirements. Minimum tree density is required for residential development on residentially zoned lots. The project proposal is a school on a residentially zoned lot, therefore the minimum tree density requirements are not applicable. Parking: Parking regulations require that a minimum and maximum of 1 space per employee be provided. In addition, if buses for the transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum ,,,. driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent {8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: No changes to the existing parking or driveway access are proposed. The applicant has indicated that the existing parking and driveway access are adequate to serve the Maplewood Heights Elementary School. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. N/A There shall be a minimum three-foot {3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No new fences or retaining walls are proposed as part of the portable classroom installation. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 4 zone to residential development. The project site is currently developed with an elementary school, a non-residential development; therefore these standards are not applicable. 17. Conditional Use Analysis: The applicant is requesting Conditional Use Permit approval for the installation of two additional double portable classrooms at the Maplewood Heights Elementary School. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030, provided all advisory notes and conditions of approval are complied with. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use 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 ,,,. Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 14 and 15 for Comprehensive Plan and zoning regulation HEX Report City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-000378 MAPLEWOOD HEIGHTS ESP i;;B=LE;.;C=LA=SS:;;,R;,;0;.:0:;;,M;:;S:..... ______ ___; Report of June 21, 2016 .,,,. HEX Report Page 8 of 11 compliance. 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 applicant contends that the addition of the two double classroom portable classrooms as a project action is consistent with and contemplated by the District's Capital Facilities Plan. The proposed location will not result in either the detrimental over-concentration of a particular use within the City or within the immediate area of the proposed use. The existing and proposed uses of the site are both elementary school educational facilities. The location is zoned to allow the proposed use subject to the review and approval of a Conditional Use Permit and concurrent Site Plan Review. No critical areas affect the placement of the proposed use on the site. The school needs to expand their facilities to accommodate a growing student population in the immediate neighborhood, and locating additional portable classroom facilities on the existing school site ensures that the proposed location is the most appropriate site for the placement of additional educational facilities. The portable classrooms will directly serve the student population assigned to the Maplewood Heights Elementary School, making the existing campus the most appropriate location for these facilities. Staff concurs with the applicant's assertion that the proposed location is appropriate for the location of the proposed portables. The project site is not mapped with any critical areas and no trees would be removed as a result of the proposal. In addition, the proposed portables would be sited within the existing grassy area next to the existing four portable classrooms; therefore the proposed location would be the most appropriate location for the two new portable classrooms. 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 applicant contends that the proposed use at the existing school will not result in substantial or undue adverse effects on adjacent properties. As addressed below, the proposed use is compatible with adjacent properties by compliance with the City's development regulations. The proposed portable classrooms will be located adjacent ta the four existing portable classrooms on the project site, which are located in the southeastern portion of the site. South of the project site across SE 2nd Place is Maplewood Park . Concentrating the portable classrooms in the proposed location will result in the least possible impact to adjacent existing residential properties to the west, north, and east. The proposed use will have minimal impacts on adjacent properties. The portables are setback 99 feet from the southern property line which is bounded by SE 2nd Place, 94 feet from the western property line which is bounded by Jericho Avenue SE, 294 feet from the eastern property line which is bounded by Lyons Avenue SE, and 464 feet from the northern property line which is bounded by NE 1st Street. The westernmost proposed portable, adjacent to the existing parking area, will have City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUAl6-000378 MAPLEWOOD HEIGHTS ESP i:;B:;:LE:.;C::LA=SS::R:.:0:..:0:::M:;;S::_ ______ __; Report of June 21, 2016 HEX Report Page 9 of 11 fully sight-obscuring landscaped screening installed behind on existing chain link fence ta serve as a visual barrier for the residential uses located across Jericho Avenue and the existing parking area for the school. The proposed plantings will meet the requirements of RMC-4-4-0lOF by providing groundcover and a row of Dwarf Strawberry Tree shrubs (Arbutus unedo 'Compacta'), which grow up to 8-10 feet tall at maturity, to provide mitigation for the visual impact of the proposed portable. Staff has reviewed the applicant's proposal and concurs with the applicant's assertion that the proposed portable would not result in substantial adverse impacts on adjacent properties due to the location of the proposed portable in the same area as the existing portable classrooms on the southeast portion of the site, away from surrounding residential properties to the north, west, and east. In addition, staff also concurs that the proposed landscaping along the west side of the western most portable would adequately screen the portable from Jericho Avenue SE. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed portable classrooms would be compatible with the scale and character of the surrounding neighborhood. The vicinity around Maplewood Heights Elementary School is characterized by one/two story single-family homes to the west, north, and east and Maplewood Park to the south. The proposed addition of two single-story portable classrooms will be consistent with the scale of the surrounding residential uses and the other existing portables on the project site. The proposed use will meet all of the City's bulk and dimensional regulations and will provide landscaping on the site that will buffer the residential uses west of the new portables. Staff has reviewed the proposal and concurs that the proposed single story portable classroom structures would be compatible with the scale and character of the existing elementary school structures as well as the surrounding single family residential structures. e. Parking: Adequate parking is, or will be made, available. Staff Comment: See previous parking discussion under FOF 15. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The applicant contends that the prapased portables will provide far safe movement af pedestrians through the provision of paved paths connecting the portable classrooms to the other existing portables on the project site and the main school building. Metal stairs and romps will also be installed to meet ADA requirements and provide access. There will be no changes to how the site is accessed currently by cars or pedestrians and no impact to vehicular traffic because af this proposal. Staff concurs with the applicant's contention that the proposed portables would ensure safe movement for pedestrians through the installation of pedestrian pathways and stairs and ADA ramps. The proposal would not have an adverse impact on vehicular circulation. The project is subject to a transportation impact fee. The current transportation impact fee for a school is $2.00 per square foot of building. Each portable is 1,792 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-000378 MAPLEWOOD HEIGHTS ES PO j;;L:,:E..:C;::LA;.::S;;:S;:;R,;;0,;:;0.:.;M:.:S;,_ ______ _ Report of June 21, 2016 ,/ ,/ Page 10 of 11 square feet. Thus the transpartatian impact fee would be $7,168.00 /2 x 1,792 square feet x $2.00 per square foot). g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends that temporary, short-term noise impacts typical of construction projects will occur with operation of equipment during construction. Construction will normally occur between the hours of 7:00 a. m. and 6:00 p.m. subject to City of Renton ordinances. Lang-term noises associated with existing school use at the site will continue to occur at levels similar to the existing canditian. These noise impacts are consistent with existing land use in the vicinity. Npise will continue ta be typical of an educational facility an~ will not significantly increase with the placement of two additional portable classrooms. There are four existing double classroom portables in the immediate vicinity of this proposal. By consolidating the location of the portable classrooms an the project site, noise impacts /ram their use are minimized far adjacent properties. In addition, the doors far the portable classrooms will face the center of the site and they will be shielded from neighboring residential uses by the other portable classrooms an the site and, in turn, reduce noise impacts from the existing portables. There are na anticipated impacts resulting from light ar glare because of this proposal. One exterior LED light fixture will be installed adjacent ta each exterior doorway, but will have no impact an surrounding land uses. New light fixtures proposed will not be a safety hazard or interfere with views. Staff has reviewed the proposal and concurs with the applicant's assertion that the praposed portables would not result in any lang term noise, light, or glare impacts to the surrounding praperties. There would be some short term construction noise impacts resulting from the installation of the portables; however these impacts would be temporary in nature and mitigated by the applicant's proposal to limit their construction hours to 7:00 om ta 6:00 pm Monday through Friday. 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. Stoff Comment: See pervious landscaping discussion under FOF 15. 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the ,/ applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $0.45 per square foot of new portable buildings. This fee is paid at time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage ,/ of all surface water. Staff Comment: A Preliminary Drainage Plan (Exhibit 9} and Technical Information HEX Report City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LUA16-000378 MAPLEWOOD HEIGHTS ESP 1:B;:L=.E..:C=LA..:S;:S;:;R..:O..:O;:;M;:;S;_ _______ ....; Report of June 21, 2016 Page 11 of 11 Report {TIR} {Exhibit 8} prepared by AHBL, dated April 2016 were submitted with the project application. The project is proposing 6,123 SF of new plus replaced impervious surfaces. This is a net increase of 5,963 SF of new plus replaced impervious surfaces. The site is located in the City's Flow Control Duration Standard {Forested Conditions). The site is in the Lower Cedar River drainage basin. All core and special requirements are addressed in the TIR. A Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated March 16, 2015 (Exhibit 7) was submitted with the project application. Per the geotechnicol report (Exhibit 7), the site is unsuitable for stormwater infiltration. The project is proposing to use gravel filled trenches for basic dispersion of the stormwater to comply with flow control requirements. One trench will be located south of the western portable structures and the ather trench will be located sauth of the eastern portable structure. Stormwoter that is collected from the roofs of the portable structures, walks, and landscaped areas is tightlined to the trenches. The project is subject to a system development charges {SOC) for stormwater. The current SOC is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. Water: The portable classrooms will not be provided with water service. No new N/A water line or service is proposed. N/A Sanitary Sewer: The portable classrooms will not be provided with sewer service. No new sewer line or service is proposed. 1,. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LO) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential -4 (R-4) 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 15. 3. The proposed project complies with the conditional use permit criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 17. 4. There are adequate public services and facilities to accommodate the proposed portable classrooms, see FOF 18. I J. RECOMMENDATION: Staff recommends approval of the Maplewood Heights ES Portable Classrooms Conditional Use Permit, File No. LUA16-000378, as depicted in Exhibit 2. 1. A detailed landscape plan shall be submitted at the time of building permit review including at a minimum approved ground cover plants within the mulched areas. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. HEX Report • Project Name: •• CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER, EXHIBITS Project Number: Maplewood Heights ES Portable Classrooms LUA16-000378 Date of Hearing June 21, 2016 Staff Contact Jill Ding Project Contact/Applicant Brad Medrud, AHBL Project Location 130 Jericho Avenue SE The following exhibits were entered into the record: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: 2015 Exhibit 8: Exhibit 9: Hearing Examiner Staff Recommendation Site Plan Landscape Plan Elevations Project Narrative Conditional Use Justification Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated March 16, Technical Information Report, prepared by AHBL, dated April 2016 Advisory Notes to Applicant -----~Renton® , 111 i • ! I I .I ,1,1,1 I I II I I i • 111 i • • MAPLEWOOD HEIGHTS ELEMENTARY SCHOOL PORTABLE POIC,JtCT NlM[ PPP-SS·TITT 1f:1e- ! 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BUILDI.NG SYSTEMS PROJ. 28' x 64' CLASSROOM SHEET# ffi I A 2 0 E.hibit =:::.":'!;:_ KCDA RENTON SD . 4 II I 11~1~ WRITTEN MJlliORIViTION. P0-110.Ml3"""'1ER-._:~::J;•fa~::·-:::.,r.;;;;;;;~-;:;-;;;:;;-:-::-:::=::=::.~:='::'-::::==~=-----,==_j_,;===:--"==-: :=:;::,.v:;:::::.=-.:::,:=--ADDRESS 134030 144th Ave. SE, Renton, WA. 98059 I DRWVF I DATE4/5/16 I - 3 cp 1 r-11~/:~· 1~~~ ,,; It. t.'j; ~~-i/;;,.~,:J ~!' ,, Jf*;· ~11#: :~~ ~;1 }1i~Ji i:'Ft~i!.\::r:;r;~.,i ----'-11f __ RoJl!_' i\~~'; ~ DATE l (i) REAR ELEVATION 3/16" = 1'-0" ~ Ii f!AfH H lff 111:1111111111./ ;;;1' C :c __ Roo_lJ Plate ~ 8' -1 1/8" t,.._ TYP. INSIGNIA LOCATION II~ 11111 IIP 11111111111111 MODBATI.W/(2)ROWS · OF 6d AT 6 O.C. • TYP. 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ADDRESS 134030144thAve. SE, Renton, WA.98059 DRWVF DATE4/5/16 • PROJECT MEMO TO: FROM: SUBJECT: Jill Ding, City of Renton Brad Medrud, AICP Project Narrative for Conditional Use Permit DATE: PROJECT NO.: PROJECT NAME: • April 20, 2016 2160084.30 Maplewood Heights ES Portable Classrooms CUP The Renton School District is proposing to add two double classroom portables to the existing Maplewood Heights Elementary School located at 130 Jericho Avenue Northeast in Renton, Washington before the start of the 2016 -2017 school year. Maplewood Heights Elementary School is located on King County parcel number 084710-0090, which is 8.67 acres in size. The current zoning designation of the site is Residential 4 (R-4). All surrounding properties are also zoned R-4. The proposed double classroom portables will add additional instructional space and not change the existing elementary school use of the site. Each of the double classroom portables will be 1,792 square feet in size and a single story, approximately 14 Y. feet in height. One double classroom portable classroom will be located on a grassed area immediately west of the existing four double classroom portables on the site and one double classroom portable classroom will be located on a grassed area immediately east of the existing four double classroom portables. Paved paths will connect the new portable classrooms to the existing school. The portable classrooms will include metal stairs and ramps for access. The portable classrooms will be provided with electricity, but not water or sewer service, and they will not be fire sprinklered or used for science labs, art studios, or other instructional uses that would require running water. In the Certificate of Water Availability from King County Water District 90, the available rate of fire flow for the portable is in excess of 1,500 gallons per minute (gpm). Per the 2012 IBC, the Type of Construction will be VB and the Occupancy Classification will be Classification Group E. The estimated project value of the proposal is $400,000. This project will not remove or add parking stalls on the site. The current vehicular ingress and egress points and internal traffic movement on the site, including emergency vehicle access, will not change because of this proposal. No off-site improvements will be required because of this proposal. No existing trees will be removed because of the placement of the portable or associated site work. There are no critical areas identified in the project area and the project site area is not within 100 feet of any streams or wetlands. It is estimated that a net of 118 cubic yards of fill will be required for preparing pads for the double classroom portables. Site soils have been classified as medium dense to very dense Vashon lodgement till, overlain in places by fill. For detailed information regarding soils and drainage conditions, please refer to the Technical Information Report prepared by AHBL, Inc. in association with this proposal. This proposal requires land use approval of a Conditional Use Permit (CUP) with the City in order to allow us subsequently to prepare and file the construction applications with the City for the portables. Our proposal exceeds the limit in Note 9 of the Renton Municipal Code (RMC) 4.2-060 Zoning Use Table, which allows up to four portable classroom buildings to be placed on a school site. If the number of portables exceeds four, the City requires approval of a CUP through the Hearing Examiner before the City will approve the construction documents to place the portable classrooms on the site. The new SEPA exemption levels adopted by the State of Washington in 2012 established the SEPA categorical exemption threshold for construction of a school as being less than 4,000 square feet of gross floor area, and with associated parking facilities designed for 20 or fewer automobiles (WAC 197-11-800(1 )(b )(iv)). In RMC 4-9- 070(G}, the City of Renton has not adopted the higher categorical exemption levels available under the 2012 SEPA rules changes. Based on our understanding of the project and the District's SEPA requirements and exemption levels, we anticipate that this project will not require full SEPA review with the District as lead agency. A SEPA Exemption Letter has been prepared in association with this proposal. Page 1 of2 Exhibit 5 • • If you have any questions regarding this project, please contact me at (253) 383-2422. \\ahbl.com\data\Projects\2016\2160084\30_PLN\Oelivarables_By_Date\Conditional Use Permit\ltem 5 -20160420 Project Narratlve_2160084.docx Project Memo Maplewood Heights ES Portable Classrooms CUP Page 2 of 2 mmmm 2160084.30 April 20, 2016 • PROJECT MEMO TO: FROM: SUBJECT: Background Jill Ding, City of Renton Brad Medrud, AICP Conditional Use Permit Justification DATE: PROJECT NO.: PROJECT NAME: • April 20, 2016 2160084.30 Maplewood Heights ES Portable Classrooms CUP The Renton School District is proposing to add two double classroom portables to the existing Maplewood Heights Elementary School located at 130 Jericho Avenue Northeast in Renton, Washington before the start of the 2016 -2017 school year. Maplewood Heights Elementary School is located on King County parcel number 084710-0090, which is 8.67 acres in size. The current zoning designation of the site is Residential 4 (R-4). All surrounding properties are also zoned R-4. The proposed double classroom portables will add additional instructional space and not change the existing elementary school use of the site. Each of the double classroom portables will be 1,792 square feet in size and a single story, approximately 14 Yz feet in height. One double classroom portable classroom will be located on a grassed area immediately west of the existing four double classroom portables on the site and one double classroom portable classroom will be located on a grassed area immediately east of the existing four double classroom portables. Paved paths will connect the new portable classrooms to the existing school. The portable classrooms will include metal stairs and ramps for access. The portable classrooms will be provided with electricity, but not water or sewer service, and they will not be fire sprinklered or used for science labs, art studios, or other instructional uses that would require running water. In the Certificate of Water Availability from King County Water District 90, the available rate offire flow for the portable is in excess of 1,500 gallons per minute (gpm). Per the 2012 IBC, . the Type of Construction will be VB and the Occupancy Classification will be Classification Group E. The estimated project value of the proposal is $400,000. This proposal requires land use approval of a Conditional Use Permit (CUP) with the City in order to allow us subsequently to prepare and file the construction applications with the City for the portables. Our proposal exceeds the limit in Note 9 of the Renton Municipal Code (RMC) 4.2-060 Zoning Use Table, which allows up to four portable classroom buildings to be placed on a school site. If the number of portables exceeds four, the City requires approval of a CUP through the Hearing Examiner before the City will approve the construction documents to place the portable classrooms on the site. Please see the Project Narrative for further details regarding the proposed use, as well as the additional plans and reports submitted as part of the CUP/SPR application. Decision Criteria The proposed addition of two double classroom portables on the Maplewood Heights Elementary School site meets the following Conditional Use Permit decision cdteria found Renton Municipal Code (RMC) 4-9-Q3Q(D..,),..· __ Project Memo Maplewood Heights ES Portable Classrooms CUP 2160084.30 April 20, 2016 Page 1 of4 mmm11 IEx~ibitl • • 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies, and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. The proposed use is compatible with the general purpose, goals, objectives, and standards of the City of Renton's Comprehensive Plan as adopted June 22, 2015 and is compatible with the comprehensive plan's land use designation of Residential Medium Density. Specifically, the proposed use helps the City to address Policy CF-10 of the City of Renton's Comprehensive Plan, which states: Policy CF-10: Coordinate with federal, state, regional and local jurisdictions, private industry, businesses and citizens in the planning, design and development offacilities serving and affecting the community. In addition, the City of Renton Comprehensive Plan adopts functional plans as major components of its Capital Facilities Element. The City's Comprehensive Plan adopted the Renton School District Capital Facilities Plan by reference. The District's CFP has more detailed information regarding the District's existing and planned facilities, service standards, and facility development. The proposed use is compatible with the City's zoning ordinance and zoning map. The proposed use meets the development standards of the R-4 zoning district and supports the existing elementary school use of the site. This proposal would not create any inconsistencies with the City's plans, regulations, or ordinances. 2. 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. The Renton School District is proposing the addition of the two double classroom portable classrooms as a project action that is consistent with and contemplated by the District's Capital Facilities Plan. The proposed location will not result in either the detrimental over-concentration of a particular use within the City or within the immediate area of the proposed use. The existing and proposed uses of the site are both elementary school educational facilities. The location is zoned to allow the proposed use subject to the review and approval of a Conditional Use Permit and concurrent Site Plan Review. No critical areas affect the placement of the proposed use on the site. The school needs to expand their facilities to accommodate a growing student population in the immediate neighborhood, and locating additional portable classroom facilities on the existing school site ensures that the proposed location is the most appropriate site for the placement of additional educational facilities. The portable classrooms will directly serve the student population assigned to the Maplewood Heights Elementary School, making the existing campus the most appropriate location for these facilities. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The proposed use at the existing school will not result in substantial or undue adverse effects on adjacent property. As addressed below, the proposed use is compatible with adjacent properties by compliance with the City's development regulations. The proposed portable classrooms will be located adjacent to the four existing portable classrooms on the project site, which are located in the southeastern portion of the site. South of the project site across SE 2nd Place is Maplewood Park. Concentrating the portable classrooms in the proposed location will result in the least possible impact to adjacent existing residential properties to the west, north, and east. Project Memo Maplewood Heights ES Portable Classrooms CUP Page 2 of 4 mmm11 2160084.30 April 20. 2016 • • ~~ qp 01..J~[] The proposed use will have minimal impacts on adjacent properties. The portables are setback 99 feet from the southern property line which is bounded by SE 2nd Place, 94 feet from the western property line which is bounded by Jericho Avenue SE, 294 feet from the eastern property line which is bounded by Lyons Avenue SE, and 464 feet from the northern property line which is bounded by NE 1st Street. The westernmost proposed portable, adjacent to the existing parking area, will have fully sight-obscuring landscaped screening installed behind an existing chain link fence to serve as a visual barrier for the residential uses located across Jericho Avenue and the existing parking area for the school. The proposed plantings will meet the requirements of RMC-4-4-070F by providing groundcover and a row of Dwarf Strawberry Tree shrubs (Arbutus unedo 'Compacta'), which grow up to 8-10 feet tall at maturity, to provide mitigation for the visual impact of the proposed portable. 4. Compatlb/1/ty: The proposed use shall be compatible with the scale and character of the neighborhood. The vicinity around Maplewood Heights Elementary School is characterized by one/two story single-family homes to the west, north, and east and Maplewood Park to the south. The proposed addition of two single-story portable classrooms will be consistent with the scale of the surrounding residential uses and the other existing portables on the project site. The proposed use will meet all of the City's bulk and dimensional regulations and will provide landscaping on the site that will buffer the residential uses west of the new portables. 5. Parking: Adequate parking is, or will be made, available. The existing parking provided on the Maplewood Heights Elementary School site adequately serves the school's needs. The placement of two additional portable classrooms will not create the need for additional parking that could not be served by the school's parking area. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. The proposed use will provide paved paths connecting the portable classrooms to the other existing portables on the project site and the main school building. Metal stairs and ramps will also be installed to meet ADA requirements and provide access. There will be no changes to how the site is accessed currently by cars or pedestrians and no impact to vehicular traffic because of this proposal. 7. Noise, Light and Glare: Potential noise, light, and glare impacts from the proposed use shall be evaluated and mitigated. Temporary, short-term noise impacts typical of construction projects will occur with operation of equipment during construction. Construction will normally occur between the hours of 7:00 a.m. and 6:00 p.m. subject to City of Renton ordinances. Long-term noises associated with existing school use at the site will continue to occur at levels similar to the existing condition. These noise impacts are consistent with existing land use in the vicinity. Noise will continue to be typical of an educational facility and will not significantly increase with the placement of two additional portable classrooms. There are four existing double classroom portables in the immediate vicinity of this proposal. By consolidating the location of the portable classrooms on the project site, noise impacts from their use are minimized for adjacent properties. In addition, the doors for the portable classrooms will face the center of the site and they will be shielded from neighboring residential uses by the other portable classrooms on the site and, in turn, reduce noise impacts from the existing portables. There are no anticipated impacts resulting from light or glare because of this proposal. One exterior LED light fixture will be installed adjacent to each exterior doorway, but will have no impact on surrounding land uses. New light fixtures proposed will not be a safety hazard or interfere with views. Project Memo Maplewood Heights ES Portable Classrooms CUP Page 3 of4 mmm11 2160084.30 April 20, 2016 • • 8. 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. This proposal occurs on the existing Maplewood Heights Elementary School campus. As noted by the City's pre-application meeting summary for this proposal, there is existing mature landscaping on the school site, which this project will not affect. Since there is existing landscaping throughout the site and the proposed portable classrooms are setback from all property lines approximately 100 feet, landscape screening is proposed only on the west side of the new portable classrooms. The westernmost proposed portable, adjacent to the existing parking area, will have fully sight-obscuring landscaped screening installed behind an existing chain link fence to serve as a visual barrier for the residential uses located across Jericho Avenue and the school's parking area. The proposed plantings will meet the requirements of RMC-4-4-070F by providing groundcover and a row of Dwarf Strawberry Tree shrubs (Arbutus unedo 'Compacta'), which grow up to 8-10 feet tall at maturity, to provide mitigation for the visual impact of the proposed portable. If you have any questions regarding this project, please contact me at (253) 383-2422. \\ahbl.com\DATA\Projects\2016\2160084\30_PLN\Dellvarables_By_Date\Conditlonal Use Permlt\ltem 7 ~ 20160420_CUP Justification Statement_2160084.docx Project Memo Maplewood Heights ES Portable Classrooms CUP Page 4 of4 mmmm 2160084.30 April 20, 2016 March 16, 2015 Project No. KE150128A Renton School District c/o Greene Gasaway Architects, PLLC P.O. Box 4158 Federal Way, Washington 98062 Attention: Mr. Sam Rosendahl Subject: Document Review a s s o c i a t .d earth sciences incorporaied Portable Classroom Placements Renton School District Multiple Locations Dear Mr. Rosendahl: This report presents the results of Associated Earth Sciences, lnc.'s (AESl's) review of AESl's past project files and exploration logs at schools currently planned to receive new portable classrooms. This summary of available subsurface exploration information has been prepared for the eight elementary schools identified by Greene Gasaway Architects, PLLC. Where past explorations have been identified, preliminary findings, including our opinion regarding the feasibility of storm water infiltration, are provided. Written authorization to proceed with this study was granted by Greene Gasaway Architects, PLLC. This review was accomplished in general accordance with our original proposal letter dated March 6, 2015. This report has been prepared for the exclusive use of the Renton School District, and its agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. PROJECT AND SITE DESCRIPTIONS We understand that the Renton School District is proposing the placement (or replacement) of portable classroom buildings at the following elementary schools: Full Document Available Upon Request Kirkland Office I 911 Fifth Avenue I Kirkland, WA 98033 PI 425.827.7701 Fl 425.827.5424 Everett Office I 2911 )I Hewitt Avenue, Suite 2 I Everett, WA 98201 P I 425.259.0522 F I 425.252.3408 Tacoma Office I 1552 Commerce Street, Suite 102 I Tacoma, WA 98402 P I 253.722.2992 F I 253.722.2993 www.aesgeo.com • • m Technical Information Report PREPARED FDR: Greene-Gasaway Architects, PLLC PO Box 4158 Federal Way, WA 98063-4158 PROJECT: Maplewood Heights Elementary School Portables 130 Jericho Avenue NE Renton, WA 98059 2160084.10 PREPARED BY: Anne M. Turpin, PE Project Engineer REVIEWED BY: William J. Fierst, PE Project Manager Sean M. Comfort, PE Principal DATE: April 2016 Full Document Available Upon Request Civil Engineers • Structural Engineers • Landscape Architects • Community Planners • Land Surveyors • Neighbors ADVISORY NOTES TO APPLICANT LUA 16-000378 • Application Date: May 16, 2016 Name: Additional portables at Maplewood Heights Elementary Preapplication PLAN -Planning Review -Land Use Site Address: 130 Jericho Ave SE Renton, WA 98059-4947 Version 1 I Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees due at the rate of $0.45 per square foot. Credit granted for the area of portables removed. Code Related Comments: 1. Existing fire apparatus access and fire hydrants are acceptable. 2. Secarate clans and cermits reauired for the fire alarm svstems. Engineering Review Comments Contact: Ian Fitz-James 1425-430-7288 I ifitz-James@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 6, 2016 TO: Jill Ding, Senior Planner FROM: Ian Fitz James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Maplewood Heights Elementary School Portable Classrooms -130 Jericho Avenue SE LUA 16 000378 I have reviewed the application for the Maplewood Elementary School Portable Classrooms located at 130 Jericho Avenue SE and have the following comments: EXISTING CONDITIONS The site is approximately 8.67 acres in size and is rectangular in shape. It is the site of Maplewood Heights Elementary School. Renton School District is proposing to add two double classroom portables south of the existing school building. The proposed portables are approximately 1,792 square feet in size and approximately 14 Y2 feet in height. The portables will have asphalt paths, metal stairs, and ramps for access. The portables will have electric service but no water or sewer service. There are currently four similar existing portables in this area. WATER: Water service is provided by King County Water District 90. SEWER: Sewer service is provided by the City of Renton. There is an existing 12" PVC sewer east of the site in Lyons Avenue SE. STORM DRAINGE: The majority of the site including the areas where the portables are proposed is relatively flat with little slope. The northeastern portion of the site slopes down into the site from Lyons Avenue SE. There is a private on site conveyance system that intercepts drainage from paved play areas and roof areas on site. Drainage from other portions of the site either infiltrates or sheet flows towards this conveyance system or off site. The on site conveyance system discharges to the 18" public storm drain flowing south along the eastern frontage of Jericho Avenue SE. Drainage along the southeastern site frontage is intercepted by a 12" storm drain flowing east along the northern frontage of SE 2nd Place. STREETS: The site is bordered by City of Renton Public streets on the western, southern, and eastern frontages. It is bordered by Jericho Avenue SE on the west, SE 2nd Place on the south, and Lyons Avenue SE on the east. The site is bordered on the north by NE 1st Street which is a private street. Jericho Avenue SE is classified as a residential collector arterial, while SE 2nd Place and Lyons Avenue SE are classified as residential access streets. Jericho Avenue SE and Lyons Avenue SE have a current right of way width of approximately 60'. SE 2nd Place has a current right of way width of approximately 30'. CODE REQUIREMENTS Ran: June 13, 2016 Page 1 of2 ADVISORY NOTES TO APPLICANT LUA 16-000378 • _.....:•:--__.,.Renton® PLAN -Planning Review -Land Use Version 1 I Engineering Review Comments Contact: Ian Fitz-James 1425-430-72881 ifitz-james@rentonwa.gov WATER COMMENTS 1. The portable classrooms will not be provided with water service. No new water line or service is proposed. SEWER COMMENTS 1. The portable classrooms wlll not be provided with sewer service. No new sewer line or service Is proposed. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by AHBL were submitted to the City on May 16, 2016. The project is proposing 6,123 SF of new plus replaced Impervious surfaces. This Is a net increase of 5,963 SF of new plus replaced impervious surfaces. The site is located in the City's Flow Control Duration Standard (Forested Conditions). The site is in the Lower Cedar River drainage basin. All core and special requirements are addressed in the TIR. Per the geotechnical report, the site is unsuitable for stormwater infiltration. The project is proposing to use gravel filled trenches for basic dispersion of the stormwater to comply with flow control requirements. One trench wiU be located south of the western portable structures and the other trench will be located south of the eastern portable structure. Stonnwater that is collected from the roofs of the portable structures, walks, and landscaped areas is tightlined to the trenches. 2. The project is subject to a system development charges (SDC) for stormwater. The current SDC is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. TRANSPORTATION/STREET COMMENTS 1. The project is subject to a transportation impact fee. The current transportation impact fee for a school is $2.00 per square foot of building. Each portable is 1,792 square feet. Thus the transportation impact fee would be $7,168.00 (2 x 1,792 square feet x $2.00 per square foot). 2. Permanent site improvements are valued at less than $50,000, therefore the project is exempt from street frontage improvements per RMC46060. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Civil plans are required as part of the building permit submittal. All civil plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. When civil plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the oermit application, an itemized cost of construction estimate, and aoplication fee to the counter of the sixth floor. Ran: June 13, 2016 Page 2 of 2 l Leslie Betlach • --•-------Renton 0 Plan Review Routing Slip Plan Number: Site Address: LUAlG-000378 130 JERICHO AVE SE Name: Additional portables at Maplewood Heights Elementary Preapplication Description: The applicant is requesting Hearing Examiner Conditional Use Permit approval to install two double portable classrooms at Maplewood Elementary School before the start of the 2016-2017 school year. The project site totals 8.67 acres in area and is within the Residential-4 (R-4) zoning designation. Each double portable classroom totals 1,792 square feet in area with a height of 14.S feet. One double portable classroom will be located on a grassed area immediately west of the existing four double portable classrooms on the site and the other double portable classroom will be located on a grassed area immediately east of the existing four double portable classrooms. Paved paths will connect the new portable classrooms to the existing school and metal stairs and ramps will be included for access. No changes to existing on site parking or access are proposed. No critical areas are mapped on the project site. Review Type: Date Assigned: Community Services Review-Version 1 05/23/2016 Date Due: 06/06/2016 Project Manager: Jill Ding Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service . Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections.