HomeMy WebLinkAboutEx 29_Advisory Notes.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA21-000168
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Wetlands Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See Attached Development Engineering Memo dated July 12, 2021
ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA21-000167
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.72 per square foot. This fee is paid at time of
building permit issuance. Credit is due for the removal of the existing structures.
Fire Code Comments:
1. The preliminary fire flow is 3,000 gpm based on non-rated construction. A minimum of three fire
hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant
is required within 50-feet of all fire department connections for standpipes and sprinkler systems.
Hydrants shall also meet maximum spacing of 300-feet on center. Fire flows over 2,500 gpm
require looped water mains around the building. Fire flow would drop to 2,000 gpm if one hour
rated construction is used.
2. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. Direct
outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully
addressable and full detection is required. Separate plans and permits required by the fire
department.
3. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane signage required for the on-site roadway. Required turning radius are 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. All fire lanes shall be fully paved
unless otherwise agreed upon.
4. All areas of the building shall comply with the City of Renton Emergency Radio Coverage
ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal
coverage. If inadequate, the building shall be enhanced with amplification equipment in order to
meet minimum coverage. Separate plans and permits are required for any proposed amplification
systems.
Property and Technical Services:
(Contact: Amanda Askren, 425-276-7369, aaskren@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 24, 2021
Police Department:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
40 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
To protect materials and equipment it is recommended that all materials and tools be locked up when not in
use. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not
in use. The site will need security lighting and any construction trailer should be completely fenced in with
portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective
thief and will demonstrate that this area is private property. Construction trailers should be kept locked when
not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when
ADVISORY NOTES TO APPLICANT
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bolted. Any construction material that contains copper should be removed from the construction site at the
end of each working day. Glass windows in the trailer should be shatter-resistant.
I also recommend the business post appropriate “No Trespassing” signs on the property while it’s under
construction and a Business Trespass Authorization be put in place to authorize Renton Police Department to
trespass anyone found on the property during off-hours of construction. This will aid police in making arrests
on the property after hours if suspects are observed vandalizing or stealing building materials. The use of off-
duty police officers or private security guards to patrol the site during the hours of darkness is also
recommended.
COMPLETED BUILDING
Access Control
Access control is the ability to decide who gets in and out of your school. This school will have several
buildings, breezeways, unlocked doors, and open windows where access is essentially unrestricted, despite
any rules to the contrary. It’s important to direct all foot and vehicle traffic into the main entrance of the
building; this should be monitored during hours of business by placing the school office in the main lobby area.
This will assist with control of the pedestrian traffic in the building’s public areas. Entrance through other
exterior doors should be strictly prohibited. Rules should be posted in conspicuous locations, letting visitors
know they are to check in at the school’s office immediately upon arrival. Some suggestions to accomplish
this are:
• Re-configure as many excess entry doors as possible so that they automatically lock when closed and
only serve as emergency exits.
• Re-configure windows so that they can’t be used as entry points for people or contraband.
• Every occupied space should have at least two means of egress. If a threat enters at point A (could be
a fire or an intruder) students and staff should be able to exit from point B. Some specialized windows
incorporated with an emergency latch will function as exits when needed.
o Consider installing or having available a safety ladder for classrooms on the second floor in case
of emergency or intruder. If this is not an option then doors need to have a locking/blocking
mechanism that can be activated in case of active shooter/intruder situation.
• The school receptionist or person situated at main entrance/lobby area should have the ability to
institute a lockdown with the touch of a button. If this is not possible than have the capability of
locking the main entry remotely; and train all staff to be able to implement this if necessary.
Doors/Glass
All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch
guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have 2-1/2 to 3”
wood screws. If glass doors are used, they should be fitted with the hardware described above and
additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to
300%, greatly reducing the likelihood of breaking glass to gain entry.
Security
It is recommended that this building, and the individual offices inside, have monitored security alarms
installed. There should be a plan set in place for lockdown procedures, as well, should an emergency occur
and alarms are set off.
ADVISORY NOTES TO APPLICANT
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It’s not uncommon for a school building to experience theft and/or vandalism during the hours of darkness, so
it would also be recommended that an auxiliary security service be used to patrol the property during those
times. Any alternative employee entrances should have coded access to prevent trespassing. Exterior doors
should be checked routinely to insure they are not being propped open.
Lighting
Lighting is collectively considered to be one of the most important security features. Good lighting has been
documented to deter crime and produce a more secure environment. Good lighting also enhances the
effectiveness of CCTV systems.
All areas of parking and pedestrian travel need to have adequate lighting. This will assist in the deterrent of
theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel
for students, employees and visitors. Renton School District should consult with lighting experts on proper
selection and placement that adhere to the standards of the Illuminating Engineering Society (IES).
Landscaping
The “Broken Window Theory” says, “An ordered and clean environment – one which is maintained – sends the
signal the area is monitored and that criminal behavior will not be tolerated.” All trees should be trimmed six
to eight feet up from the ground. Shrubs should be pruned to no more than three feet tall. This will help
eliminate areas of concealment for suspicious persons. Trees and shrubs which are not maintained can cause
safety issues. Since the planned landscaping will be in its “infant” stages once the school is completed I do not
anticipate this being an issue within the first few months. However, regular maintenance should be planned
and landscaping monitored to stay within the above mentioned guidelines.
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ownership over the school. The most straight-
forward examples of territoriality are signs restricting access, directing visitors to the office, or posting campus
closing times. The public needs to be made aware at all times of what space is private and what space is public.
Careful placement of signs and graphics helps orient students, parents, staff and visitors and allows them to
move quickly throughout the school and parking areas, making them less vulnerable to opportunities of crime.
Signs and graphics can also assure students, staff, and the public that their safety is being monitored. Likewise,
potential perpetrators may be deterred by a notice that they are under surveillance. Proper No Trespassing
signs should be posted in conspicuous locations throughout the outside of the buildings (including parking areas)
so enforcement action can be taken if needed.
Defining clear borders is another step that reinforces territoriality. A low fence or hedge around the edge of
the school property may not physically stop a trespasser, but it helps identify where public space ends and
school space begins. Maintenance further reinforces territoriality. Any unkempt part of the campus will soon
send a message that no one is particularly concerned about or possessive of that part of the school. If the area
remains neglected, it will also seem ideal for misbehavior.
For further and more specific safety recommendations, I highly encourage that the Renton School District have
a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction
is complete.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 12, 2021
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Utility and Transportation Comments for the Renton School District
Elementary School #16
1103 Chelan Ave NE
LUA21-000167
I have reviewed the application for the the Renton School District Elementary School #16 located
at 1103 Chelan Ave NE (APN’s 102305-9076, 9096, 9107, 9124, 9138, 9139, 9173, 9202, 9249,
9275, and 9332) and have the following comments:
EXISTING CONDITIONS
The site is approximately 11.08 acres in size and contains eleven parcels. The parcel contained
multiple existing homes that fronted unimproved public right of way within Chelan Ave NE that
were demolished in 2020 and 2021.
Water Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565 hydraulic pressure zone.
• The site is located outside the City’s Wellhead Protection Zone Areas.
• There is an existing 16-inch City water main located in Duvall Ave NE that can
deliver a maximum capacity of 4,200 gallons per minute (gpm) - (Water Project
No. W-2950 & 3363), an existing 10-inch water main in NE 12th St that can deliver
3,000 gpm, and existing 8-inch dead-end water mains in Chelan Ave NE and
Chelan Pl NE can deliver 1,250 gpm.
• There are existing water mains in NE 10th St and in Chelan Ave NE that belong to
Water District #90 with water services to the existing lots. The water services
were disconnected during demolition of the existing homes.
Sewer Wastewater service is provided by the City of Renton.
• There is an existing 8-inch wastewater main located in Chelan Ave NE that
terminates along the southwest property line and partially extends along the
project’s western frontage (S-3325).
• There is an existing 8-inch wastewater main located in Chelan Pl NE that
terminates along the middle of the south property line and does not extend along
the project frontage (S-3386).
Storm The site topography slopes from slight to moderate from east to west and contains
regulated slopes near the west property line.
the Renton School District Elementary School #16 – LUA21-000
Page 2 of 14
• There is a 12-inch stormwater main (R-3325) in Chelan Ave NE southwest of the
subject property frontage located along the west side of the existing roadway.
The stormwater main drains to a private water quality facility located on the
102305-9129 and 9468 parcels.
• There is a 12-inch stormwater main (R-3386) in Chelan Pl NE south of the subject
property located along the west side of the existing roadway. The stormwater
main drains to a private water quality facility located on the 102305-9485 and
9486 parcels.
• There is a City-owned storm drainage pond located to the southwest of the parcel
on NE 10th St (Facility ID No. 111336 – D-3645).
Streets The proposed development fronts Duvall Ave E along the full frontage of the east
property line.
• Duvall Ave E is classified 4-lane principal arterial and is currently slated for
construction of TIP project #16 which will provide curb and gutter, bike lanes and
a central raised median along the site’s half frontage. TIP project #16 will not be
constructing landscaping strips or sidewalks along the project site’s east frontage.
The proposed development fronts Chelan Ave NE along a portion the west property line
near the southwest of the site.
• Chelan Ave NE is classified as a limited residential access street is currently
underdeveloped along the majority of the site’s west frontage and contains only
a private 18’ wide joint use driveway/private street spanning from a point 130’
north of the south property line and to the north and onto the school property.
• South of the proposed development, Chelan Ave NE is developed to the
intersection with NE 10th Street with exception to the south 130’ of the site’s west
property line where there is only sidewalk on the west side of the street. The
street was developed under previous road standards and does not meet current
requirements. The street consists of a pavement width of approximately 30’ with
curb, gutter and 5’ sidewalks on both sides and a right-of-way width of 42’.
• There are portions of undeveloped right-of-way that extend into the site and will
be vacated with the project where congruent connections are not made.
The proposed development fronts Chelan Pl NE along a 20’ wide portion of the south
property line.
• Chelan Pl NE is a 20’ wide public street/alley that serves 6 existing homes to the
south.
CODE REQUIREMENTS
WATER
1. The applicant has submitted a preliminary Overall Utility plan with the land use
application that was prepared by LPD Engineering, PLLC, dated January 8, 2021. The plan
shows a new 10-inch water main looped around the school building with two connections
to the existing 16-inch water main in Duvall Ave NE and one connection to the existing 8-
inch water main in Chelan Ave NE.
2. The proposed water main improvements are shown on the composite utility civil plan
submitted with the Land Use Application. The following developer’s installed water main
improvements will be required to provide domestic and fire protection service to the
the Renton School District Elementary School #16 – LUA21-000
Page 3 of 14
development per City Code and Development standards (RMC 4-6-010B), including but
not limited to:
a. Installation of approximately 2,100 feet of 10-inch water main looping around
the new school building and traversing the project site. The water main will
connect in 3 locations: 2 locations along the project frontage in Duvall Ave NE
to the existing 16” water main and 1 location in Chelan Ave NE to the existing
8” water main.
b. Installation of fire hydrants as required by Renton Regional Fire Authority. The
number and location of the hydrants shal be determined based on the City’s
review of the final building, engineering and site plans.
c. Installation of 6-inch water mains within the project site to supply the new
domestic fire hydrants.
d. Installation of 4-inch minimum domestic water service and meter with a
reduced pressure backflow prevention assembly (RPBA) behind the meter to
serve the new school building. The sizing of the meters shall be in accordance
with the most recent edition of the Uniform Plumbing Code.
e. Meters 3” or larger, shall be installed inside an underground vault located
outside the building within the r/o/w or within an easement on the private
property per COR Standard Plan 320.4. Bypass piping, valves, and associated
piping shall be purchased and installed by the developer/contractor under City
observation for meters 3” or larger.
f. The RPBA shall be installed behind the meter and inside an above -ground
heated enclosure per City standard plan no. 350.2. The RPBA may be installed
inside the building subject to a location approved by the City.
g. Installation of a fire sprinkler stub with a detector double check valve assembly
(DDCVA) for backflow prevention to the new school commercial building. The
DDVCA shall be installed in an outside underground vault per City standard plan
no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be
installed inside the building if it meets the conditions as shown on the City’s
standard plan 360.5 for the installation of a DDCVA inside a building.
h. A separate meter is required for landscape irrigation per COR Standard Plan
320.1. A double check valve assembly (DCVA) is required behind the meter per
COR Standard Plan 340.8.
3. Based on Renton Regional Fire Authority’s review comments on the submitted
information for the land-use application, the preliminary fire flow demand for the
development is 3,000 gpm based on non-rated construction.
a. Installation of a minimum of 3 fire hydrants is required. A minimum of one
hydrant is required within 150-feet and four additional fire hydrants are
required within 300-feet of all the buildings. Project shall meet maximum
hydrant spacing of 300-feet on center also. Hydrants are required within 50-
feet of all fire department connections for standpipes and sprinkler systems.
Each sprinklered building shall have its own fire department connection. It is
estimated that a minimum of a 10-inch looped fire main will be required around
the entire site. Several lengthy water main extensions are required in order to
meet the probable fire flow requirements. Existing hydrants may be counted
toward the requirements if they meet current code.
b. Fire flow would drop to 2,000 gpm if one-hour rated construction is used.
the Renton School District Elementary School #16 – LUA21-000
Page 4 of 14
c. Fire department apparatus access roadways are required to be a minimum of
20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius.
Fire access roadways shall be constructed to support a 30 -ton vehicle with 75-
psi point loading. Access is required within 150-feet of all points on buildings.
Roadways shall support a minimum of 30-ton vehicle and 75-psi point loading
and all fire lanes shall be fully paved unless otherwise agreed upon.
4. There is an existing 4-inch water line within an easement that belongs to King County
Water District 90 with existing connections for domestic water services. The existing
water main must remain active until the water services to all the existing customers are
transferred to the City of Renton’s water system.
a. There are 2 properties (1051 Chelan Ave NE and 1155 Duvall Ave NE) that are not
a part of the school’s property that are currently receiving water service from the
Water District 90 existing 4” steel main in the easement across the schools
property.
b. Water District 90 is currently working with the City to have these 2 customers and
3 customers south of NE 10th St to transfer water service to the City’s water
system so the old line can be abandoned. A water service transfer agreement
between the City and the Water District will be required. This process will require
Council’s approval and also District’s board approval.
i. By decommissioning and/or removing the WD90 4” steel water main, the
applicant will be required to connect the (2) existing services (1051 Chelan
Ave NE and 1155 Duvall Ave NE) onto the City’s system.
c. The Water Utility will provide additional review comments when the civil plans
are submitted.
5. Refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the City mains.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
8. A conceptual utility plan was provided as part of the land use application for the subject
development.
9. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. The 2021 Water system development charges for the proposed 4-inch domestic
meter is $111,250 and the system development charge for 1” or 1.5” irrigation
water service(s) is $4,450.00 per meter and $22,250 per meter respectively.
b. Redevelopment credit for existing services is not applicable since the residences
were served by Water District 90.
the Renton School District Elementary School #16 – LUA21-000
Page 5 of 14
SEWER
1. The following sewer system improvements will be required as a part of the development:
a. There is an existing 8-inch wastewater main located in Chelan Ave NE that
terminates along the southwest property line and partially extends along the
project’s western frontage (S-3325).
b. There is an existing 8-inch wastewater main located in Chelan Pl NE that
terminates along the middle of the south property line and does not extend
along the project frontage (S-3386).
c. The Applicant’s land-use submittal materials show a new 8” private sewer main
extending from the public sewer system located in Chelan Ave NE into the
project property and extending along the west and south frontages of the
building. There are multiple proposed side sewer connections to the building.
d. Installation of a grease interceptor is required and is shown in the Applicant’s
land-use submittal materials. The grease interceptor shall be sized in
accordance with standards found in the latest edition of the Uniform Plumbing
Code (UPC). The grease interceptor shall drain by gravity to the sewer main and
shall be located so that it is accessible for routine owner maintenance.
e. All new side sewers shall be a minimum of 6”. All side sewers shall flow by
gravity to the main at a minimum slope of 2%.
f. Any new sewer mains to be owned and maintained by the City shall be placed
in a 15’ wide public sewer easement.
g. Side sewers shall connect directly into the sewer main (public or private) and
not into manholes. Cleanouts are required at the ROW/Back of sidewalk or
behind the property line per City Standard Plan 406.1.
2. City records do not indicate that any of the existing homes were connected to City sewer.
The following comments are applicable to the extent the existing home is either served
by City sewer or an existing septic system:
If any existing side sewers serving the subject parcel were connected to the existing
homes they will be required to be capped and abandoned during site development. New
side sewers shall be installed to serve each individual property.
a. Any existing septic drainfields shall be decommissioned in accordance to King
County Health standards prior to issuance of the civil construction permit.
b. If any existing side sewers serving the subject parcel were connected to the
existing homes they will be required to be capped and abandoned during site
development.
3. The development is proposing connection of the new school building at multiple locations
along the west and south faces of the building. No credit will be provided for the existing
homes unless it can be determined that they were connected to the City sewer service.
4. The development is subject to applicable wastewater system development charges based
on the size of the new domestic and irrigation water meters to serve the parcel. These
fees will be collected at the issuance of the civil construction permit.
a. The 2021 Wastwater system development charges based on the proposed 4-
inch domestic meter is $86,250 and the system development charge based on
1” or 1.5” irrigation water service(s) is $3,450.00 per meter and $17,250 per
meter respectively.
b. Redevelopment credit for existing services is not applicable since the residences
were not connected to City sewer.
the Renton School District Elementary School #16 – LUA21-000
Page 6 of 14
c. The Honey Creek Sewer Interceptor (Commercial) Special Assessment District
fee (SAD) fee will be applicable to the project. The SAD fee rate when it was
established in 1986. The Honey Creek Sewer Interceptor (Commercial) has
reached its peak assessment. The SAD Fee for the project will be $24,147.35
based on a 4” meter size. Since the property does not currently front sewer
main, no additional assessment for front foot will be assessed.
SURFACE WATER
1. A geotechnical report, dated December 22, 2020, completed by Associated Earth
Sciences, Ince. for the site has been provided. Erosion control measures will need to be
in place prior to starting grading activities on the site. The report discusses the soil and
groundwater characteristics of the site including infiltration potential and provides
recommendations for project design and construction. The report discusses the feasibility
of Geotechnical recommendations presented need to be address within the project plans.
a. The report notes that based on the subsurface explorations that infiltration is
not feasible.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 8,
2021, was submitted by LPD Engineering with the Land Use Application. Based on the
City of Renton’s flow control map, the site falls within the Flow Control Duration Standard
area matching Forested Site Conditions and is within the May Creek – Honey Creek
Drainage Basin. The development is subject to Full Drainage Review in accordance with
the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and
the six special requirements have been discussed in the Technical Information Report.
The following stormwater improvements are required and shall be addressed within the
final TIR submitted with the Civil Construction Permit application:
a. The site contains wetlands and regulated slopes near the west property line.
The site topography slopes from slight to moderate from east to west.
b. As discussed in the TIR, the project is split into 3 distinct drainage basins (North,
South and Wetland) and will provide flow control and water quality for each
drainage basin in accordance to the 2017 RSWDM.
b. The development shall ensure that Core Requirement #1 “Discharge at the
Natural Location” in the RSWDM is met. The proposed site contains three
tributary discharge areas. These three TDAs do not converge until after ¼ mile
downstream.
c. The final TIR shall provide a full Level 1 analysis for each drainage basin to
ensure that Core Requirement #2 “Offsite Analysis” in the RSWDM is met. Please
provide a Level 1 analysis that includes all information regarding Tasks 1-4.
d. The final TIR shall provide confirmation that Special Requirement #5 “Oil
Control” in the RSWDM is met. Please provide documentation showing that the
development is not considered a high-use site.
e. There is a 12-inch stormwater main (R-3325) in Chelan Ave NE southwest of the
subject property frontage located along the west side of the existing roadway.
The stormwater main drains to a private water quality facility located on the
102305-9129 and 9468 parcels. The applicant shall ensure that the stormwater
pond and associated appurtenances and property are protected in the final
storm drainage design.
the Renton School District Elementary School #16 – LUA21-000
Page 7 of 14
f. There is a 12-inch stormwater main (R-3386) in Chelan Pl NE south of the subject
property located along the west side of the existing roadway. The stormwater
main drains to a private water quality facility located on the 102305-9485 and
9486 parcels. The applicant shall ensure that the stormwater pond and
associated appurtenances and property are protected in the final storm
drainage design.
g. There is a City-owned storm drainage pond located to the southwest of the
parcel on NE 10th St (Facility ID No. 111336 – D-3645). The applicant shall ensure
that the stormwater pond and associated appurtenances and property are
protected in the final storm drainage design.
h. Storm drainage improvements along the public street frontages are required to
conform to the City’s street and stormwater conveyance standards. Any new
storm drain installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM and shall account for the
total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
3. The development is required to provide enhanced water quality treatment prior to
discharge. Project water quality treatment will consist of conveyance to a series of
bioretention facilities prior to connection to the proposed new public conveyance system
which will connect to the existing public conveyance system.
a. The conveyance and water quality systems shall be designed in accordance with
the RSWDM that is current at the time of civil construction permit application.
4. Grading shall be in accordance with RMC 4-4-060.
5. Any proposed detention and/or water quality vaults or tanks shall be designed in
accordance with the RSWDM that is current at the time of civil construction permit
application. Separate structural plans will be required to be submitted for review and
approval under a separate building permit for the detention and/or water quality vault.
Special inspection from the building department may be required.
a. Maintenance access is required for any proposed stormwater tract and shall be
designed and installed in accordance with the City adopted SWDM.
6. Appropriate flow control BMPs will be required to help mitigate the new runoff created
by this development. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
a. Any Soil Amendments and Tree Retention Credits shall be evaluated as part of
the Civil Construction Permit Application.
b. Final evaluation of the application of on-site BMPs to the maximum extent
feasible will be completed during civil construction permit review. The
applicant may be required to apply additional on-site BMPs in order to meet
the minimum requirements outlined in Core Requirement #9.
c. Each basin shall be evaluated for the On-Site BMPs as part of the Civil
Construction Permit Application.
7. All work proposed outside of the applicant’s property or public right-of-way will require
a permanent drainage easement to be provided to the City and a temporary construction
easement prior to any permits being issued.
8. A Construction Stormwater General Permit from Department of Ecology will be required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
the Renton School District Elementary School #16 – LUA21-000
Page 8 of 14
9. The 2021 Surface water system development fee is $0.80 per square foot of new
impervious surface, but not less than $2,000.00. This is payable prior to issuance of the
construction permit.
TRANSPORTATION
1. The proposed development fronts Duvall Ave E along the east property line.
a. Duvall Ave E is classified 4-lane principal arterial and is currently slated for
construction of TIP project #16 which will provide curb and gutter, bike lanes and
a central raised median along the site’s half frontage. TIP project #16 will not be
constructing landscaping strips or sidewalks along the project site’s east frontage.
In order to meet the City’s complete street standards, the following street
improvements will be required to be installed by the developer:
i. The application is proposing a cross-section consistent with TIP Project
#16 for Duvall Ave E, between the bus driveway exit and the northeast
property corner, which shall be installed by the developer as part of the
proposed development. The cross-section will allow a pavement and
median width of 65-feet (32.5-feet from centerline consisting of 5.5-foot
half planter and curb, 11-foot travel lane, 11-foot travel lane, and 5-foot
bike lane), 8-foot planting strip, 8-foot sidewalk, 2-foot clearance at
back of walk and 0.5-foot curb. This configuration results in a total right
of way width of 102 feet, requiring a dedication of 9.0 feet depending
on final survey. No on-street parking is provided along the development
side of Duvall Ave E. The applicant shall be responsible for replacement
and/or removal of any curb and gutter and storm drainage to
accommodate the proposed bus entrance and exit driveways and
sidewalk connections.
ii. The application is proposing a modified section for Duvall Ave E,
between the bus driveway exit and the southeast property corner,
which shall be installed by the developer as part of the proposed
development. The modified cross-section will allow a pavement and
median width of 70-feet (37.5-feet from centerline consisting of 5.5-foot
half planter and curb, 11-foot travel lane, 11-foot travel lane, and 10-
foot shared bike and school pick-up and drop-off queuing lane), 8-foot
planting strip, 8-foot sidewalk, 2-foot clearance at back of walk and 0.5-
foot curb. This configuration results in a total right of way width of 107
feet, requiring a dedication of 14.0 feet depending on final survey. No
on-street parking is provided along the development side of Duvall Ave
E, however, temporary queuing of vehicles may occur in this area during
school pick-up and drop-off times. The applicant shall be responsible
for replacement and/or removal of any curb and gutter and storm
drainage to accommodate the proposed queuing lane, parking lot
entrance and exit, and sidewalk connections.
2. The proposed development fronts Chelan Ave NE along a portion the west property line
near the southwest of the site.
a. Chelan Ave NE is classified as a limited residential access street is currently
underdeveloped along the majority of the site’s interior west frontage and
contains only a private 18-foot wide joint-use driveway spanning from a point 130
the Renton School District Elementary School #16 – LUA21-000
Page 9 of 14
feet north of the south property line and to the north and onto the school
property. There are portions of unimproved strip right-of-way measuring 12-30
feet in width. In order to meet the City’s complete street standards, the following
street improvements will be required to be installed by the developer:
i. Where the project site fronts private property to the west (1051 Chelan
Ave NE, APN 102305-9133), the existing 12-foot wide right-of-way shall
remain to accommodate future development of the parcel to the west.
Dedication of 0.5 feet of right-of-way spanning a length of
approximately 140 feet is required based on final survey. Since the
existing right-of-way width is insufficient to provide half-street
improvements, the applicant’s proposed walkway/sidewalk located on
school property will provide sufficient pedestrian access to and from the
school building. The remainder of the right-of-way and neighboring
property line shall be planted and fenced in a manner to prevent
trespass.
ii. The remaining portions of undeveloped 12-foot wide and 30-foot wide
right-of-way will be vacated and become a portion of the school
district’s property.
b. Along the southwestern property line spanning a length of approximately 130
feet to the north, Chelan Ave NE is partially developed with a paved width of 27.5
feet and a curb, gutter and sidewalk along the western side of the street
measuring 5.5 feet and a right-of-way width of 47 feet. In order to meet the City’s
complete street standards, the following street improvements will be required to
be installed by the developer:
i. Minimum right of way width is 53 feet for a 2-lane roadway and future
parking lane. Dedication of 0.5 feet of right-of-way is required based
on final survey. Per City code 4-6-060, half street improvements to be
installed by the developer shall include a pavement width of 26’ (13 feet
from centerline), a 0.5-foot curb, an 8-foot planting strip and a 5-foot
sidewalk.
c. South of the proposed development, Chelan Ave NE is developed to the
intersection with NE 10th Street. The street was developed under previous road
standards and does not meet current requirements. The street consists of a
pavement width of approximately 30’ with curb, gutter and 5’ sidewalks on both
sides and a right-of-way width of 42’.
i. To discourage pick-up and drop-off on Chelan Ave NE, the applicant
shall install signage to be approved by the City at the intersection of NE
10th St and Chelan Ave NE that identifies the street as a no-vehicle pick-
up or drop-off area.
3. The proposed development fronts Chelan Pl NE along a 20’ wide portion of the south
property line. Chelan Pl NE is a 20’ wide public street/alley that serves 6 existing homes
to the south.
a. The proposed school development is not proposing any connection to Chelan Pl
NE due to insufficient vehicular access width and lack of sidewalks. Since the
street is public, pedestrian access via sidewalks connecting to the street shall
be provided.
4. A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM
the Renton School District Elementary School #16 – LUA21-000
Page 10 of 14
(3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to
daily volume of approximately 200 vehicles per day.
a. A Transportation Technical Report for the New Renton Elementary School #16,
dated January 14, 2021, was prepared for the project.
b. The report analyzed the trip rate demand for the school during the morning AM
peak hour, afternoon peak hour and commute PM as a result of the new
elementary school. Daily vehicle trip estimate totals 1,500 new trips with the
morning AM peak hour trips resulting in 537 trips, the afternoon peak hour
resulting in 243 trips and the commute PM peak hour resulting in 105 trips.
c. The report studied 4 un-signalized intersections at NE 12th St/Duvall Ave NE, NE
10th St/Duvall Ave NE, NE 10th St/Chelan Ave NE, and NE 10th St/Union Ave NE and
1 signalized intersection at Sunset Blvd/Duvall Ave NE.
i. The report indicated that the study intersections did not experience any
significant delay in the 2023 horizon year without the project.
ii. The report indicated that the 4 out of 5 of the intersections did not
experience significant delay in the 2023 horizon year with the project.
iii. The intersection of NE 10th St/Duvall Ave NE experiences significant
delay in eastbound movements during the morning and afternoon peak
hours. Specifically, the eastbound movements during the morning AM
peak hour (adjusted for school schedule student drop off times) increases
the delay from 37.1 seconds (LOS E) to 394.6 seconds (LOS F) and an
overall intersection delay increase from 9.6 seconds (LOS A) to 44.1
seconds (LOS E). The afternoon peak hour eastbound movements
(adjusted for student pick-up times) increases the delay from 42.5
seconds (LOS E) to 135.5 seconds (LOS F).
d. Due to the significant decreases in level of service to the NE 10th Street/Duvall
Ave NE intersection, a signal warrant review was conducted for the intersection.
i. The report indicated that the peak hour warrant (3) is expected to be met
during the morning peak hour conditions with the project, noting that the
MUTCD states for Warrant 3, “The signal warrant shall be applied only in
unusual cases. Such cases include but are not limited to, office
complexes, manufacturing plants, industrial complexes, or high-
occupancy vehicle facilities that attract or discharge large number of
vehicles over a short time.” Due to the compressed nature of school
traffic volume flows that occur during the morning arrival and afternoon
dismissal periods, the definition is met.
ii. The report also analyzed signal warrants 1A, 1B and 2, none of which met
the hours required to meet the warrant.
iii. The applicant shall install a traffic signal (replacing the existing HAWK
beacon signal) at the NE 10th Street/Duvall Ave NE intersection.
Installation of the new traffic signal will include pedestrian actuated
signals and crosswalks on all four legs. The final design shall take into
consideration the locations of curb ramps being installed on the
northeast, southeast and southwest corners of the intersection as a
portion of City TIP Project #16.
e. The report studied the onsite queuing and operations due to the nature of pick -
up and drop-off operations for students.
the Renton School District Elementary School #16 – LUA21-000
Page 11 of 14
i. The report noted that morning student drop-off activities typically occur
with limited queues or delays since the arrivals are spread out over a time
period before the start of school time. Based on the parking layout, load
and unload zones, queuing length within the parking lot, significant
queuing is not anticipated during the morning arrival time.
ii. During the afternoon student pick-up time, the report noted that queuing
estimates differ due to family drivers typically arriving prior to dismissal
during a time when no vehicles are being loaded, resulting in a higher
service time per vehicle than in the morning condition. The report states
that “planning research and guidance for elementary schools from
several sources suggest providing on-site queue stacking of between 800
and 1,500 feet (36 to 68 vehicles) for schools with enrollment up to 650
students.” The report goes on to further state, “The proposed vehicle
load/unload loop and queuing area would provide a total of 845 linear
feet of stacking (about 38 vehicles) before queues could extend to the
proposed storage lane on Duvall Avenue NE. If this area were to fill in the
afternoon, family drivers could divert to load students from parked
vehicles within the lot-22 or more spaces are expected to remain unused
prior to the start of afternoon dismissal. The combination of load/unload
areas, internal site queue area, unoccupied parking spaces, and queue
storage on Duvall Avenue NE would provide space for 70 or more
vehicles, which is at the upper end of the recommended range for a
school of the size proposed. As a result, queues are not anticipated to
exceed the on-street stacking lane”.
iii. The project shall maintain the proposed parking and queuing aisles and
queuing lane in the final design configuration to the maximum extent
feasible. Any reduction in vehicle queuing capacity greater than 10%
shall require additional analysis and may result in additional mitigation
to account for the loss of queuing space.
5. Parking lot construction shall be in accordance with City code 4-4-80G. Street lighting and
street trees are required to meet current city standards. Preliminary lighting plans were
submitted with the land use application and will be reviewed during the construction
utility permit review.
a. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire
Authority requirements.
b. The applicant is proposing a looping bus lane entrance and exit right turn in and
out directly off Duvall Ave E (separate entrance and exit). To accommodate the
bus turning movements, standard curb returns are being proposed in lieu of a
commercial driveway approach.
i. Final configuration and driveway type will be reviewed as a portion of
the construction permit review. City TIP Project #16 will construct a
median in Duvall Ave E that restricts vehicles from left turn movements
back onto the street.
c. The applicant is proposing a parking lot entrance and exit right turn in and out
commercial driveway approach off of Duvall Ave E. The median being
constructed as a portion of City TIP Project #16 does not extend to the south far
enough to completely restrict left turns from the proposed parking lot.
the Renton School District Elementary School #16 – LUA21-000
Page 12 of 14
i. The project shall install signage and mitigation measures to discourage
left turn movements onto Duvall Ave E. Additional mitigation measures
may include a right-turn directional island, c-curb or shur-curb or a
combination of above to be reviewed during the construction permit
application process.
d. The applicant is proposing a parking lot exit-only onto Chelan Ave NE.
i. The exit only shall be designed and constructed in a manner to
discourage vehicles from entering the site from Chelan Ave NE. Signage
notifying vehicles of the exit-only will be required to be placed on Chelan
Ave NE and NE 10th St.
e. Parking is not allowed along the internal bus and vehicle loading and unloading
zones and the shared bike/queuing lane on Duvall Ave E proposed for the
project. Final design shall provide “no-parking” signage and striping as
applicable meeting City and Fire Authority standards.
6. The SEPA MDNS dated June 21, 2021 as issued by the Renton School District identified
additional measures to enhance vehicular and pedestrian safety.
a. The District will require the selected contractor to develop a construction
management plan (CMP) that addresses traffic and pedestrian control during the
school construction.
i. City Staff concurs with this mitigation. The CMP will be reviewed as a
portion of the construction permit application process and may require
updates as field conditions warrant.
b. The City collects transportation impact fees and has outlined fee rates for a
variety of uses. The transportation impact fee for the elementary school project
is calculated to be $356,377. This relates to a fee rate of about $4.63 per square
foot (SF) based on the proposed school size of 77,000 SF. The impact fee will be
paid, with the final fee established by the City.
i. City Staff concurs with this mitigation. Final fee to be determined at
issuance of the building permit.
c. In order to comply with street frontage improvements outlined by the City, the
project will dedicate right-of-way along the street frontages of Duvall Ave NE and
Chelan Ave NE.
i. City Staff concurs with this mitigation. Transportation Sections 1-3 of
these advisory notes address the required street frontage
improvements and right-of-way dedications.
d. Frontage improvements will be made along Duvall Ave NE and Chelan Ave NE.
The District will coordinate with the City to integrate the dedication areas and
frontage improvement with the City’s planned roadway improvements in that
segment.
i. City Staff concurs with this mitigation. Transportation Sections 1-3 of
these advisory notes address the required street frontage
improvements and right-of-way dedications.
e. To mitigate school-related traffic impacts, the project will install a traffic signal
(replacing the existing HAWK beacon signal) at the NE 10th Street / Duvall Ave NE
intersection. Installation of the new traffic signal will include pedestrian actuated
signals and crosswalks on all four legs and final design will be approved by the
City.
the Renton School District Elementary School #16 – LUA21-000
Page 13 of 14
i. City Staff concurs with this mitigation. See Transportation Section 4(d)
of these advisory notes. Removal of the HAWK signal and installation
of the new traffic signal will need to take into account school hours for
Hazen High School and student/pedestrian safety as a portion of the
Construction Mitigation Plan.
f. To ensure safe routes to school access, the District will construct a sidewalk along
the 1155 Duvall Ave NE frontage with ramp at NE 12th St. Design and construction
of the sidewalk improvements is being discussed with the City, with the final
design to be reviewed and approved by the City.
i. City Staff concurs with this mitigation. Access shall be American’s With
Disabilities Act (ADA) compliant along all portions including the
crosswalk at NE 12th St.
g. To discourage pick-up and drop-off on Chelan Ave NE, the District will install City
approved signage at the intersection of NE 10t St and Chelan Ave NE that
identifies the street as a no vehicle pick-up or drop-off area.
i. City Staff concurs with this mitigation. Signage shall also indicate that
there is no parking lot access from Chelan Ave NE.
h. The District will develop a Transportation Management Plan (TMP) to educate
families about the access load/unload procedures for the site’s layout. The plan
will define clear procedures and travel routes for family vehicles and instruct
family drivers not to block or partially block travel lanes with queued or waiting
vehicles. The TMP will include on school year of monitoring and other
requirements, which may be required by the City. The TMP will be reviewed and
approved by the City prior to Temporary Certificate of Occupancy.
i. City Staff concurs with this mitigation.
7. ADA access ramps shall be installed at all street crossings and connections from the
proposed sidewalk to the existing shoulder meeting current American’s With Disabilities
Act requirements.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements. The document is available at
https://edocs.rentonwa.gov/Documents/0/edoc/1074326/Trench%20Restoration%20a
nd%20Street%20Overlay%20Requirements.pdf.
9. Street lighting and street trees as per current code standards is required to be provided
at the time of Civil Construction Permit submittal.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
the Renton School District Elementary School #16 – LUA21-000
Page 14 of 14
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. A demo permit is required for the demolition of any existing buildings. The demo permit
shall be acquired through the building department.
Transfer of Services - KCWD90 to City of Renton
Properties to be transferred (5)
Properties purchased by Renton School
District for proposed Renton Elementary #16
City of Renton water main
King County Water District No. 90
water main
4" STEEL MAIN
(KCWD90)
TO BE ABANDONED
4" STEEL MAIN
(KCWD90)
TO BE ABANDONED
8" STEEL MAIN
(KCWD90)
TO BE ABANDONED
8" DUCTILE IRON
WATER MAIN
8" DUCTILE IRON
WATER MAIN
8" DUCTILE IRON
WATER MAIN
10" DUCTILE IRON
WATER MAIN
From: Amanda Askren
Sent: Monday, May 24, 2021 5:26 PM
To: Matthew Herrera
Subject: LUA21-000167 Comments
Matt,
I have reviewed the documents submitted for the proposed school. Based on the title report, there are
some water easements that the school district may need to release with King County Water District
90. There are also quite a few ingress, egress easements, but these would be absorbed during the lot
combination and I am not worried about them, but they could be extinguished if the school district
would like those off the title. I did not find any easements granted to the City of Renton that would
need to be released as part of this proposal.
As previously discussed, the school district has indicated there will be a street vacation and lot
combination. These should provide the one contiguous parcel for the school property.
Amanda Askren, MPA, PLS
Property & Technical Services Manager
Community & Economic Development
1055 South Grady Way | Renton, WA 98057
Phone: 425-430-7369 | aaskren@rentonwa.gov