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HomeMy WebLinkAboutSR_HEX_Report_Hazen High School Classroom AdditionProject Location PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE EXAMINER A. SUMMARY AND PURPOSE OF REQUEST PUBLIC HEARING DATE: January 12, 2010 Project Name: Hazen High School Owner/Applicant: Renton School District-Capital Projects Office; 7212 S 124th St; Seattle, WA 98178 Contact: Sherri O’Brien; DLR Group; 901 5th Ave, Ste #700; Seattle, WA 98164 File Number: LUA09-138, SA-H Project Manager: Rocale Timmons, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Site Plan Review for the construction of additions to and the interior remodel of the existing Hazen High School facility. The two-story, 27,900 square feet of additions includes; 10 new classrooms, two laboratories, and small group-learning areas. The additions would create the opportunity to renovate 14,400 square feet of the existing facility in order to reconfigure instructional space and underutilized non-instructional areas. The addition would be located within an existing courtyard area; enclosed by existing structures on the south, east and a portion of the north elevation. The proposal also includes the redevelopment of the remainder of the courtyard with both hard and soft landscaping. Approximately five student parking stalls would be eliminated as part of the project resulting in a total of 462 parking stalls on-site. The site is approximately 33.30 acres and is located within the Residential-8 du/ac zoning designation. Access to the site would continue to be provided via existing curb cuts along Hoquiam Ave NE. Two existing portable classrooms would be relocated off-site. There appear to be no critical areas on-site. Environmental Review was conducted by the Renton School District . A Determination of Non- Significance - Mitigated, with 13 mitigation measures, was issued on 10/28/2009; no appeals were filed. Project Location: 1101 Hoquiam Ave NE Exist. Bldg. Area SF: 299,495 SF Proposed New Bldg. Area (gross): 27,800 SF Site Area: 1,450,741 SF (33.3 ac) Total Building Area GSF: 327,295 SF  N SITE City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 2 of 10 HEX Report B. EXHIBITS: Exhibit 1: Project file (“yellow file”) containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Zoning and Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Landscape Plan Exhibit 5: North and West Elevations Exhibit 6: South, East, and West Entry Elevations Exhibit 7: Aerial Photo of Project Site C. GENERAL INFORMATION: 1. Owner(s) of Record: Renton School District-Capital Projects Office 7212 S 124th St Seattle, WA 98178 2. Zoning Designation: Residential – 8 du /ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: High School 5. Neighborhood Characteristics: North: School Soccer Field and Single Family Residential (R-8 zone) East: Single Family Residential (R-8 zone) South: Single Family Residential and Religious Institution (R-8 zone) West: School Ball Fields – Harrington Square (Center Village zone) 6. Access: Via existing curb cuts along Hoquiam Ave NE 7. Site Area: 1,450,741 SF (33.30 acres) D. HISTORICAL/BACKGROUND: Action Description Land Use File No. Ordinance No. Date Comprehensive Plan N/A N/A 4924 12/5/2001 Zoning N/A N/A 5099 11/1/2004 Annexation N/A N/A 2945 7/7/1975 V-A Install 70’ light poles for the sportsfields LUA09-036 N/A 3/5/2009 ECF Parking lot expansion LUA01-077 N/A 6/4/2001 LLA Lot Line Adjustment LUA00-148 N/A 11/7/2000 SA-A, V-B Construct 19,000 SF auditorium addition LUA99-137 N/A 9/30/1999 City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 3 of 10 HEX Report E. PUBLIC SERVICES: 1. Utilities a. Water: There is an existing 10” watermain located on the site (see City of Renton water drawing W2851 for detailed engineering plans). This proposed development site is also located in the Aquifer Protection Zone 2. b. Sewer: There is an 8-inch sewer main within the project site and along NE 10th Street. c. Surface/Storm Water: There are storm drainage facilities in NE 10th ST and in Hoquiam Ave NE. 2. 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 a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping Regulations c. Section 4-4-080: Parking, Loading, and Driveway Regulations d. Section 4-4-090: Refuse and Recyclables Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Policies 2. Community Design Element: Established Residential Neighborhoods H. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant, Renton School District, is requesting Site Plan Review before the Hearing Examiner for the future construction of 27,800 square-feet of additions which included new classrooms, laboratory space and small group-learning areas. The existing facility and proposed additions/expansions would be sited on a site 33.30 acres in size; zoned Residential 8 du/ac (R-8). The area of construction will be limited to 1.60 acres. The additions would create the opportunity to renovate portions of the existing facility by reconfiguring instructional space and underutilized non-instructional areas. Approximately 5,230 square feet of covered walkways are proposed for demolition and two double-room classroom portable structures are proposed for relocation off-site. The proposal also includes the removal of 5 student parking spaces resulting in a total of 462 parking spaces provided on site. The proposed 2- story addition would be enclosed by existing structures on the south, east and a portion of the northern elevations. City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 4 of 10 HEX Report The proposed building would take the shape of an “L”, creating a new courtyard between the buildings. The courtyard would be landscaped and hardscaped in order to provide and outdoor learning space. The applicant is proposing the use of differing materials on the building facades, building articulation and modulation along with differing roof profiles The high school facility, both existing and proposed portions, would be located on the central east portion of the project site with surface parking areas located surrounding all sides. Access to the site would continue to be provided via existing curb cuts along Hoquiam Ave NE. The facility, including the proposed additions, would result in a lot coverage of 15.6 percent. The tallest point of the proposed additions would be the top of the shed roof for the new west entry, which would have a height of 33 feet and 6 inches from existing grade at the tallest point. The site is located in Zone 2 of the Aquifer Protection Area. There appear to be no other critical areas on site. No trees are proposed to be removed as part of the proposed project. 2. Environmental Review The Renton School District was lead agency for the Environmental Review for this project. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 28, 2009 the Responsible Official issued a Determination of Non-Significance, Mitigated for the project. The DNS-M included 13 mitigation measures. A 14-day appeal period commenced on October 28, 2008 and ended on November 11, 2009. No appeals of the threshold determination were filed. 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. During construction, best management practices identified in the Temporary Erosion and Sedimentation Control Plan (TESC) will be implemented. The TESC will comply with the City of Renton requirements and will be submitted as part of the building permit application. Mitigation measures, including Best Management Practices, will be implemented in accordance with these plans before and during construction. 2. All work will be implemented consistent with the recommendations of the Subsurface Exploration, Geological Hazard and Preliminary Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. (AESI), dated May 5, 2009, and the Geotechnical Report Addendum, prepared AESI, dated September 11, 2009. 3. The applicant will water the ground as needed, before and during construction phases, including clearing and grading activities, to control dust particles. 4. Construction vehicles are expected to be equipped with factory-installed mufflers and spark arrestors that will control excessive emissions. 5. During construction, best management practices identified in the TESC will be implemented. 6. Storm water design required as a part of site improvements will be in accordance with the 2005 King County Surface Water Design Manual (KCSWDM) will be provided as necessary as part of the site improvements. 7. This project will provide and incorporate City of Renton design standards for detention and water quality for all areas requiring storm water treatment and detention. 8. The project shall be designed to meet or exceed applicable Leadership in Energy and Environmental Design (LEED) standards, qualifying for LEED Silver and;/or Washington State Sustainable Schools Protocol (WSSP) certification. 9. The findings and recommendations of the tri-annual AHERA Inspection Report Update to be completed in October 2009 by Morse Environmental, together with the project specific Good Faith City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 5 of 10 HEX Report Survey (of asbestos and other hazardous materials), to be completed in October 2009 by Morse Environmental. Will be incorporated in the Construction Documents together with detailed procedures for compliance with State and Federal regulations governing the identification, abatement, disposal and documentation of regulated hazardous materials. 10. Noise impacts associated with construction will be limited in duration, and consistent with the City of Renton’s noise ordinance. 11. To mitigate general noise impacts during construction activities will be scheduled to minimize the impact on school activities. 12. To the greatest extent possible, construction activities will be scheduled to minimize the impact on school activities. 13. The applicant will pay a Fire Mitigation Fee of $0.52 per square foot of commercial space, to be paid at the time of building permit issuance. 4. Staff Review Comments 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. 5. Consistency with Site Plan Criteria The Site Development Plan Review Criteria set forth in Section 4-9-200 and Development Standards set forth in Section 4-3-040F of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Residential Single Family Policy LU-159. Maximum height of structures should not exceed two (2) stories in single-family residential neighborhoods. Policy Objective Met Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated R-8 on the City’s of Renton Zoning Map. The proposed development would allow for the future construction of 27,800 square feet of additions to the existing Hazen High School facility. Use: An existing K-12 educational institution (public or private) use is outright permitted the R-8 zoning designation as long as the additions do not exceed more 10% of the gross floor area. The proposed additions are less than 10 % of the gross floor area. Therefore a Conditional Use Permit is not necessary for the proposed expansion. Lot Coverage: The R-8 zone allows a building coverage at a maximum of 35% of the lot area. The total building footprint is proposed to be 226,215 square feet. This generates a total building coverage of 15.6% which is well below the maximum building lot coverage permitted in the R-8 zone. City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 6 of 10 HEX Report Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. The property has frontage on two streets; Hoquiam Ave NE and NE 10th Street. The front yard will be considered Hoquiam Ave NE with a side yard along-a-street on NE 10th Street. The rear yard is located along the western border of the site. The building elevations submitted by the applicant depict an existing 39-foot front yard setback, at the closest point, from the property line along Hoquiam Ave NE; an existing 51-foot side yard setback, at the closest point, from the property line along the north; an existing 501-foot side yard along-a-street setback, at the closest point, from the property line along NE 10th Street; and a 322-foot rear yard setback, at the closest point, from the western property line. The proposed additions would have no effect on the setbacks of the facility and thereby complies with setback regulations of the R-8 zone. Height: The R-8 zone allows a maximum building height of 30 feet. The tallest point of the proposed addition would be the top of the metal shed roof located on the west entry leading to the existing pool, gym, and new classroom additions; which would have a height of 33 feet and 6 inches from existing grade. The height at the average pitch of the roof would be 29 feet and 10 inches as measured from existing grade. The addition would comply with the height requirements of the R-8 zone. Landscaping: The applicant submitted a tree inventory plan as part of the site plan application. There are approximately 4 existing trees within the proposed work area; of which none are proposed for removal. A majority site is currently covered with native grasses. Renton Municipal Code requires that 30 % of the trees on Parcel A. Of the 4 trees in the proposed work area, 1 tree is required to be retained at the 30% retention rate. As 100% of the trees are proposed for retention the applicant complies with the tree retention requirements of the R-8 zone. The R-8 zone requires a 5-foot wide landscape buffer along the street. The site currently has an established landscape strip, exceeding 5 feet, with full-sized trees along Hoquiam Ave NE and along NE 10th Street. A conceptual landscape plan was submitted showing no changes to the existing landscape buffer on the perimeter of the site. The applicant is proposing the redesign of the pervious areas within the courtyard and on the on the east side the proposed addition; in order to provide a mixture of trees, shrubs and groundcovers that are drought tolerant and will improve the plant diversity on site. The project site complies with the landscaping requirements prescribed by City Code. However, the conceptual landscape plan did not include a planting plan. Staff recommends, as a condition of approval, the applicant submit a detailed landscape plan to be approved by the Current Planning Manager prior to building permit approval. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. An irrigation plan will need to be submitted and approved prior to building permit approval. Access: Access to the site would continue to be provided via existing curb cuts along Hoquiam Ave NE. Parking: The parking regulations require a specific number of off-street parking stalls be provided based on the number of students that attent the school in addition to the number of employees that work at the facility. City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 7 of 10 HEX Report The following ratios would be applicable to the site: Use # of Students # of Employees Ratio Required Spaces Senior High Classes 1,450 122 1 per employee plus 1 space for every 10 students enrolled. 267 Based on these use requirements, 267 parking spaces would be required in order to meet code. The applicant is proposing to remove 5 of the 467 existing parking stalls resulting in a total of 462 proposed spaces within the surface parking lot. Renton Municipal Code states when determining parking requirements and a single number of parking spaces is required, then that number of spaces represents both the minimum and the maximum number of spaces to be provided for that land use. The number of stalls provided on site exceeds the number of parking spaces allowed by the Code. However, a parking modification was granted in 2000 to exceed the number of stalls allowed by Code. As part of the proposal the applicant is not increasing the non-conformity of the parking and therefore is compliant with the City’s parking requirements. Refuse and Recyclable Deposit Areas: Office, educational, and institutional developments require a minimum of 2 square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and minimum of 4 square feet per 1,000 square feet of building gross floor area for refuse deposit area. The proposed expansions of the facility which would require a 1,964 square foot deposit area for the 327,295 square foot facility (1,964 SF = 2 x [327,295/1,000 SF] + 4 x [32,295/1,000 SF]). Because the existing deposit area is less than the minimum required a modification was requested. The refuse and recyclable deposit areas for the facility is currently located southern façade of the existing auditorium. Square footage of the designated area along with specific screening details were not submitted with the land use application. In order to review consistency with the design of the primary structure on the site and adequate provision of area staff recommends, as a condition of approval, the applicant be required to submit sizing and screening detail for the refuse and recyclable deposit area prior to building permit approval. Signage – There is existing signage for the building currently on the project site. Alterations and additions to existing signage were not reviewed as part of the Site Plan Review. Signage will be reviewed under a separate permit. c) Mitigation of impacts to surrounding properties and uses; City staff does not anticipate any adverse impact on surrounding properties and uses as long as the conditions of approval are complied with. The existing facility includes several buildings with paved parking and driveways surrounding the buildings and grass athletic fields to the west. Adjacent properties are mostly single-family residential with some multi-family to the northwest. There is a church located on the southern portion of the site. There is also a water tower, owned by the City, to the north. The school facility, both existing and proposed portions, would be located at the central eastern portion of the project site. Surface parking areas are located along all sides of the facility. The proposed project will result in an additional structure, removal of two portables and new landscaping in the existing courtyard area. The proposed addition would extend north and west into the existing courtyard area, past the current locations of two portable classrooms, and connect to an existing classroom building. The addition would be two stories with a height of 29 feet and 10 inches, at the average pitch of the roof. The proposed building would take the shape of an “L”, creating a new courtyard between the buildings. The courtyard would be landscaped and hardscaped in order to provide and outdoor learning space. City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 8 of 10 HEX Report While most of the buildings are concentrated in one area of the site, the scale and bulk of the high school would be virtually unchanged as viewed from neighboring properties. There would be no change from the properties to the north and south as the applicant has proposed to limit the height of the proposed addition to 33 feet and 6 inches at the tallest point. The existing facility has a height of 38 feet at the tallest point which was approved, to exceed the R-8’s height limitations, by the City’s Board of Adjustment in 1999. As viewed from the east and west the scale and bulk of the facility would slightly increase. However, large ballfields to the west mitigate impacts on existing and potential neighboring uses as they create a 322-foot setback to the nearest use. From the east the bulk of the additions would be mitigated by existing structures. Most notably the shed roof profile of the west entry would be seen from the neighboring uses to the east. The refuse and recyclable deposit areas for the facility would maintain their existing location, located on the southern façade of the existing auditorium and will be required to be sized and screened according to code. The scale and bulk of the building is also reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. The principal exterior materials include brick, concrete and fiber cement panels. Complimentary colors to the existing facility are proposed in order to enhance visual appeal. Roof profiles include flat roofs with extending parapets, shed roof elements and an inverted sloped roof opening onto the courtyard used to harvest rain for the rain gardens in the outdoor learning area. Other elements included in the design of the addition include sunshades on many of the windows, which create human scale elements along the ground floor. The applicant is also proposing to screen roof-top equipment from view with the use of the metal roofing matching the color of the proposed roof. d) Mitigation of impacts of the proposed site plan to the site; The overall site is terraced, with the existing school buildings located on the upper terrace. The proposed addition would also belocated on the upper, generally flat terrace. The scale, height and bulk of the proposed building are appropriate for the site and would be architecturally compatible with the existing facility. The building would be located in the central eastern portion of the project site with surface parking areas located along all sides of the building. There is existing landscaping around the perimeter of the site and within the surface parking lot and the applicant is proposing new landscaping in the courtyard area north of the proposed building addition. The existing courtyard is majority lawn fronting the north parking lot area. The area is currently impacted by wet soils making it difficult to maintain the lawn. The applicant is proposing several different elements in this area in order to create an outdoor learning space. Elements include rain gardens, plantings, hardscape, seating and lighting. Approximately 44% of the entire site is currently covered with impervious surfaces. The proposal increases that percentage to approximately 47%. Due to the need for parking it is a challenge to limit the paved and/or impervious surfaces on the site. While there is an exceptional amount of parking; a modification was approved in 2000 allowing the applicant to exceed the number of stalls allowed by code and the applicant would remove 5 stalls as part of the proposed project. e) Conservation of area-wide property values; The proposed development is expected to conserve and possibly increase property values in the vicinity of the site. The development of the site provides improvements to infrastructure, landscaping and lighting. City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 9 of 10 HEX Report f) Safety and efficiency of vehicle and pedestrian circulation; Access to the site would continue to be provided via existing curb cuts along Hoquiam Ave NE Internal pedestrian connections to the existing public sidewalk network would continue to provide safe and efficient pedestrian access throughout the site. The proposed development is expected to maintain safe and efficient pedestrian and vehicle circulation on the site. g) Provision of adequate light and air; The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. Natural daylight is brought into the building through several elements, including the use of skylights along the full length of the new corridor on the southern portion of the proposed structure and translucent spandrel glazing along all facades not immediately abutting an existing structure. The design of the building may cast shading on the proposed courtyard however it does not appear to be excessive. Staff recommends as a condition of approval, that the applicant give special consideration to the shading on the courtyard from existing and proposed structures when selecting plants for this area. Appropriate plant selection shall be demonstrated in the detailed landscape plan, subject to Planning Project Manager approval, prior to building permit approval. A lighting plan was not submitted with the application materials. Staff is recommending, as a condition of Site Plan Approval, the applicant be required to provide a lighting plan that will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. h) Mitigation of noise, odors and other harmful or unhealthy conditions; The proposed use will not vary significantly from the current use or times. It is anticipated that the noise, odor, and other potentially harmful impacts would occur during the construction phase of the project. The applicant has submitted Construction Mitigation Plan in addition to mitigation measures issued by the Renton School District, through SEPA, that provide measures to reduce construction impacts such as noise control, control of dust and traffic controls. i) Availability of public services and facilities to accommodate the proposed use; Fire and Police Department staff have indicated that existing facilities are adequate to accommodate the subject proposal, subject to the applicant’s payment of the necessary impact fees. As imposed by the Environmental Determination issued by the Renton School District, the applicant will be required to pay a Fire Mitigation Fee prior to the issuance of building permits. In addition the existing approved fire sprinkler and fire alarm systems are required to be extended into the proposed additions. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. An electronic site plan is required prior to occupancy for pre-fire planning The site is served by the City of Renton for all utilities. There is an existing 10” watermain located on the site (see City of Renton water drawing W2851 for detailed engineering plans). This proposed development site is also located in the Aquifer Protection Zone 2. There is an 8 -inch sewer main within the project site and along NE 10th Street. There are storm drainage facilities in NE 10th Street and in Hoquiam Ave NE. Runoff from the proposed improvement would be collected in existing and new catch basins, area drains, roof drains, and conveyed in pipes into the new rain gardens and detention tank. The tank City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner HAZEN HIGH SCHOOL LUA09-138, SA-H Hearing Date January 12, 2010 Page 10 of 10 HEX Report ultimately discharges to the existing 8-inch storm drain crossing the site. This pipe drains west and south through the on-site storm system and out into NE 10th Street. From there, the storm system is directed down Anacortes Ave NE in a 36-inch main line which eventually discharges into Honey Creek, May Creek and finally Lake Washington. As part of the Environment (SEPA) Review conducted by the Renton School District, a mitigation measure was issued requiring the applicant comply with the The project can be expected to have impacts on City’s street system. In order to mitigate impacts on City streets from this usage, staff is recommending the applicant pay a Transportation Impact Fee. The fee, at $75 per trip for the 359.6 new daily trips anticipated, has been estimated at $26,970.00 (359.6 trips x 75.00 = $26,970.00). This fee would be payable prior to issuance of the building permit. j) Prevention of neighborhood deterioration and blight; The proposal is not expected to cause neighborhood deterioration and/or blight. Conversion of underutilized land will add value to the site. Coordinated site improvements including landscaping, and lighting would be included as part of this development. I. RECOMMENDATION: Staff recommends approval of the Hazen High School Expansion, Project File No. LUA09-138, SA-H subject to the following conditions: 1. The applicant shall submit a detailed landscape plan subject to review and approval by the Current Planning Manager prior to building permit approval. 2. The applicant shall submit, to the Current Planning Project Manager, sizing and screening detail for the refuse and recyclable deposit area prior to building permit approval. 3. The applicant shall give special consideration to shading on the courtyard from existing and proposed structures when selecting plants for this area. Appropriate plant selection shall be demonstrated in the detailed landscape plan, subject to Planning Project Manager approval, prior to building permit approval. 4. The applicant shall be required to provide a lighting plan that will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit review . Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. 5. The applicant shall be required to pay a Transportation Impact Fee. The fee, at $75 per trip for the 359.6 new daily trips anticipated, has been estimated at $26,970.00 (359.6 trips x 75.00 = $26,970.00). This fee would be payable prior to issuance of the building permit. EXPIRATION PERIODS: Site Plan Approval typically expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M.