HomeMy WebLinkAboutC_ES16_Staff Comment Response Letter_211220_v2
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
December 17, 2021
Michael Sippo, Civil Engineer III
City of Renton
1055 S Grady Way
Renton, WA 98057
Re: Renton School District – New Renton Elementary School #16
Civil Construction Review (C21004289)
Mr. Sippo,
The following is a narrative explaining how our project complies with the 21 conditions noted in the Staff
Report:
1. The applicant shall comply with the mitigation measures required as part of the Mitigated
Determination of Non-Significance issued by the Renton School District on June 21, 2021 (Exhibit 5):
This project will comply with all mitigation measures as required by the MDNS issued by Renton
School District.
a. There are two existing wetlands on-site. The project avoids impacts to the higher-functioning,
Category III, Wetland C, and limits permanent impacts to the lower-functioning, Category IV,
Wetland B. The buffer area temporarily impacted by clearing and grading associated with the
installation of the multi-use playfield is vegetated with invasive or non-native vegetation.
Mitigation and restoration of Wetland C will be provided consistent with City standards. The
proposed filling of Wetland B will be mitigated through the use of a wetland bank, as approved by
the City. A comprehensive five-year maintenance and monitoring plan is included in the mitigation
plan. This plan will ensure that proposed enhancement plantings will be maintained, monitored,
and successfully established within the first five years following implementation.
b. For security reasons, black vinyl-coated, four- or six-foot-tall chain link fencing is proposed to be
installed along the property boundaries (a six-foot-tall cedar fence will be installed along a portion
of the southern boundary). To minimize impacts to Wetland C and its buffer, the fabric will be
raised 12 inches off the ground to allow the passage of small animals. Concrete footings will not
be utilized to secure fence posts in wetland areas. The fencing will be reviewed and approved by
the City.
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
Notes indicating that fabric and bottom rail at chain link security fencing located in within wetland
and buffer areas shall be raised off the ground 12” to allow for passage of small animals, and that
no post holes or concrete footings will be allowed within the wetland have been added to sheet
L1.2 and detail ‘1’ on sheet L4.0.
c. The District will require the selected contractor to develop a construction management plan
(CMP) that addresses traffic and pedestrian control during school construction.
Cornerstone General Contractors will develop a Construction Management Plan that addresses
traffic and pedestrian control during school construction.
d. The City collects transportation impact fees and has outlined fee rates for a variety of uses. The
transportation impact fee for the elementary school project is calculated to be $356,377. This
relates to a fee rate of about $4.63 per square foot (SF) based on the proposed school size of
77,000 SF. The impact fee will be paid, with the final fee established by the City.
e. In order to comply with street frontage improvement requirements outlined by the City, the project
will dedicate right-of-way along the street frontages of Duvall Ave NE and Chelan Ave NE.
Per the City’s direction, a 12-foot Right-of-Way Dedication has been added to the project for the
street frontage along Duvall Ave NE and a 0.5-foot Right-of-Way Dedication has been added to
the project for the street frontage along Chelan Ave NE.
f. Frontage improvements will be made along Duvall Ave NE and Chelan Ave NE. The District will
coordinate with the City to integrate the dedication areas and frontage improvements with the
City's planned roadway improvement in that segment.
Frontage improvements along Duvall Ave NE and Chelan Ave NE have been integrated into the
project, and are being coordinated with the City of Renton.
g. To mitigate school-related traffic impacts, the project will install a traffic signal (replacing the
existing FIAWK 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.
A new traffic signal at NE 10th St and Duvall Ave NE is proposed as part of the project.
h. To ensure safe routes to school access, the District will construct a sidewalk along the 1155
Duvall Ave NE frontage with ramp at NE 12th St. Design and construction of the sidewalk
improvements is being discussed with the City, with the final design to be reviewed and approved
by the City.
An 8-foot-wide sidewalk with ramping has been added along the Duvall Ave NE frontage from the
south end of the school property to NE 12th Street and a 5-foot-wide sidewalk with ramping has
been added to the Chelan Ave NE frontage. Layout and dimensioning of frontage improvements
have been coordinated with and reviewed by the City.
i. To discourage pick-up and drop-off on Chelan Ave NE, the District will install City approved
signage at the intersection of NE 10th St and Chelan Ave NE that identifies the street as a no
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
vehicle pick-up or drop-off area. The District will develop a Transportation Management Plan
(TMP) to educate families about the access load/unload procedures for the site's layout. The plan
will define clear procedures and travel routes for family vehicles and instruct family drivers not to
block or partially block travel lanes with queued or waiting vehicles. The TMP will include one
school year of monitoring and other requirements, which may be required by the City. The TMP
will be reviewed and approved by the City prior to Temporary Certificate of Occupancy.
A proposed sign with the language “NO ACCESS TO NEW RENTON ELEMENTARY. NO
LOADING OR UNLOADING ANY TIME” is planned to be installed at the intersection of NE 10th
St and Chelan Pl NE. Details can be found on Sheets A12.02 and A12.10. The Owner will
develop a TMP prior to issuance of the Temporary Certificate of Occupancy.
2. The applicant shall record a formal Lot Combination in order to ensure the proposed buildings are not
built across property lines. The instrument shall be recorded prior to Temporary Certificate of
Occupancy.
A formal lot combination will be recorded prior to receipt of Temporary Certificate of Occupancy.
3. The applicant shall receive preliminary approval of the street vacation from City Council prior to
issuance of the civil construction permit. Final approval of the street vacation(s) shall be completed
prior to Temporary Certificate of Occupancy.
During a regular Council meeting on 11/22/2021, the Renton City Council concurred with the staff
recommendation to approve the petition to move forward with street vacation, subject to conditions.
Correspondence confirming this has been submitted as part of the resubmittal package. Final
approval shall be completed prior to receipt of Temporary Certificate of Occupancy.
4. The applicant shall submit a detailed landscape plan documenting compliance with the street tree
standards, requirements of the Approved Street Tree List and Spacing Guidelines, and other
applicable sections of RMC 4-4-070. The landscape plan shall be submitted to and approved by the
Current Planning Project Manager prior to construction permit approval.
A detailed landscape plan has been prepared and will be submitted to Alex Morganroth as required.
The species and location of the street trees in the ROW has been coordinated with the City of Renton
Planning Department to include approved species and spacing. The street trees have been spaced
as needed to accommodate the required lighting fixtures and biopods in the ROW in coordination with
the City’s street improvement project.
5. The applicant shall submit a detailed landscape plan documenting compliance with the landscaping
screening standards for non-residential development in residential zones in RMC 4-4-070. The
landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to
construction permit approval.
Detailed planting plans demonstrating compliance with the screening standards for non-residential
development in residential zones in accordance with RMC 4-4-070 have been prepared and will be
submitted to Alex Morganroth as required.
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
6. The applicant shall submit a detailed landscape plan documenting compliance with the visual buffers
requirements for properties abutting residential lots, specifically with respect to the width and planting
standards set forth in RMC 4-4-070F.4. In addition, the applicant shall increase the number and size
of trees on the southern portion of the site between the parking lot and the residences to the south
and shall utilize larger species such as standard Western red cedar, Douglas fir, or an alternative
approved by the Current Planning Project Manager. The landscape plan shall be submitted to and
approved by the Current Planning Project Manager prior to civil construction permit approval.
A detailed landscape plan documenting compliance with the visual buffer requirements set forth in
RMC 4-4-070F.4 has been prepared and will be submitted as required. The landscape plan between
the parking lot and the residences to the south has been revised to utilize larger species such as
Western Red Cedar and Douglas Fir. The CUP landscape plans dated 3/24/21 included 10 trees in
the buffer between the parking lot and the residences, of which 7 were coniferous. The updated plans
include 23 trees, 18 of which are either Western Red Cedar or Douglas Fir.
7. The applicant shall submit a detailed landscape plan that identifies the replacement trees meeting the
replacement requirements of RMC 4-4-130 including clear indication of the 50-percent credit limitation
for those trees that are required landscaping as indicated in the replacement ratio of RMC 4-4-
130H.le.i. Fee-in-lieu may also be considered if replacement onsite is not feasible. The landscape
plan shall be submitted to and approved by the Current Planning Project Manager prior to civil
construction permit approval.
A detailed landscape plan identifying the proposed tree replacement has been prepared and
calculations including the 50% credit limitation for code required landscaping prepared have been
added to this plan. Fee-in-lieu is proposed to make up for the 242 tree deficit.
8. The applicant shall submit a revised site plan with the building permit application that identifies a
refuse and recyclables enclosure compliant with the size requirements in RMC 4-4-090E.3 or obtain
modification approval to reduce the minimum size requirements. The revised site plan or modification
shall be submitted to and approved by the Current Planning Project Manager prior to building permit
approval.
The trash enclosure has been revised to meet City of Renton minimum size requirements and is
detailed on 25/A1.10.
Per RMC, the minimum square footage of the trash enclosure must be a total of 6 sf per 1,000 sf of
building gross floor area, which equals 469 sf. The new square footage is 475 sf which exceeds the
minimum size requirement by 10 sf. Revised drawings have been submitted for approval by the
Current Planning Project Manager.
9. The applicant shall submit a detailed landscape plan showing all fences behind the required
landscaping along all property lines. The landscape plan shall be submitted to and approved by the
Current Planning Project Manager prior to construction permit approval.
Fencing has been relocated to behind the required screening where included on Duvall Ave as
requested by the City.
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
10. The applicant shall submit a surface mounted utility plan that includes cross-section details with the
civil construction permit application. The applicant shall work with franchise utilities to ensure, as
practical, utility boxes are located out of public ROW view, active common open spaces, and they
shall not displace required landscaping areas. The plan shall provide and identify screening
measures consistent with the overall design of the development. The surface mounted utility plan
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
The civil construction permit application includes utility plans and cross-section details. Refer to civil
sheets C3.0-C3.12. Some utility coordination is currently ongoing with the City’s Duvall Ave CIP
project.
11. The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with the
building permit application. The exhibit shall provide cross section details and identify proposed
rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall
be reviewed and approved by the Current Planning Project Manager.
This project does not have any rooftop equipment other than exhaust fans above the kitchen
equipment, and therefore we do not anticipate any rooftop screening. This has been submitted to the
Current Planning Project Manager for Approval.
12. The applicant shall submit a lighting and photometric plan at the time of building permit application for
review and approval by the Current Planning Project Manager prior to building permit approval.
Current lighting and photometric plans have been submitted as part of the Civil Construction package
for review and approval.
13. The applicant shall submit a revised utility plan with the civil construction permit application that
extends the Duvall Ave NE sidewalk across both bus lane driveways removing the painted
crosswalks. The revised plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Revised utility plans that extend the Duvall Ave NE sidewalk across both bus lane driveways have
been submitted as part of the Civil Construction package for review and approval. Painted cross-
walks across the bus drive lanes have been omitted and replaced with extend concrete sidewalk.
Refer to civil sheets C6.0-C6.5.
14. The applicant shall submit a revised utility plan with the civil construction permit application that
replaces the painted crosswalks with concrete or stamped asphalt for the north/south pedestrian
walkway through the parking lot. The revised utility plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Revised utility plans that utilize concrete crosswalks at the north/south pedestrian walkway in the
parking lot have been submitted as part of the Civil Construction package for review and approval.
Painted cross-walks within the parking lot have been omitted and replaced with extend concrete
sidewalk. Refer to civil sheets C4.0-C4.7.
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
15. The applicant shall provide revised plans with the civil construction permit application that locates all
required frontage improvements within the ROW. The location of the ROW improvements shall be
submitted to and approved by the Current Planning Project Manager at the time of civil construction
permit application review.
Revised plans that locate all required ROW frontage improvements have been submitted as part of
the Civil Construction package for review and approval. Refer to civil sheets C6.0-C6.7. Layout and
dimensioning of frontage improvements have been coordinated with and reviewed by the City.
16. The applicant shall include Chelan PI NE in the Transportation Management Plan and install City-
approved signage that discourages pick-up and drop-off of students from the subject street.
A proposed sign with the language “NO ACCESS TO NEW RENTON ELEMENTARY. NO LOADING
OR UNLOADING ANY TIME” is planned to be installed at the intersection of NE 10th St and Chelan
Pl NE. Details can be found on Sheets A12.02 and A12.10. Final name of the elementary school will
be utilized once the Owner has confirmed selection.
17. The applicant shall increase the number and size of trees in the area between Duvall Ave NE and the
bus lane and the perimeter area near the outdoor classroom on the north side of the site. The
applicant shall utilize larger species such as standard Western red cedar and Douglas firs, or an
alternative approved by the Current Planning Project Manager. The landscape plan shall be
submitted to and approved by the Current Planning Project Manager prior to civil construction permit
approval.
A detailed landscape plan documenting compliance with the visual buffer requirements set forth in
RMC 4-4-070F.4 has been prepared and will be submitted as required. The landscape plan between
Duvall Ave NE and the bus area and along the northern edge of the site adjacent to the outdoor
classroom has been modified to include more large species such as Western Red Cedar and
Douglas Fir. The CUP landscape plans dated 3/24/21 included 23 trees in the buffer between Duvall
Ave and the bus area, 15 of which were coniferous. The updated plans include 50 trees, 39 of which
are either Western Red Cedar or Douglas Fir. Additionally, the plans dated 3/24/21 included 16 trees
along the northern perimeter of the site, 10 of which were coniferous. The number of trees in this area
has now been increased to 32, of which 22 are either Western Red Cedar or Douglas Fir.
18. The construction shall comply with the Updated Subsurface Exploration and Geotechnical
Engineering Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated December 22,
2020, or future addenda.
A Geotechnical Plan Review Letter from Associated Earth Sciences was included as part of this re-
submittal package. This letter confirms that the project plan set incorporates the geotechnical
engineering recommendations of the referenced geotechnical engineer report.
19. The applicant shall apply for and obtain a combined critical areas exemption for proposed temporary
impacts and mitigation in the Wetland C buffer prior to construction permit issuance.
A combined critical areas exemption for proposed temporary impacts and mitigation in the Wetland C
buffer will be obtained prior to construction permit issuance.
4010 LAKE WASHINGTON BLVD. NE, SUITE 320, KIRKLAND, WA 98033 | 425.828.8948 | HOARCH.COM
20. The applicant shall submit payment for the mitigation bank credits prior the start of any construction
activity within the boundary of Wetland B.
The Owner shall submit payment for the mitigation bank credits prior to the start of construction
activity within the boundary of Wetland B.
21. The applicant shall submit the draft Native Growth Protection Easement documents with the
construction permit application submittal. The documents shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance. Additionally, the
applicant shall be required to record the easement and related documents prior to issuance of a
Temporary Certificate of Occupancy.
A draft of Native Growth Protection Easement documents have been submitted with the TIR report. A
legal description of the native growth retention area is currently underway with the project surveyor
and will be added as Exhibit C in the easement documents.
Thank you for your time during these reviews, and should you have any follow-up questions please feel
free to give me a call.
Sincerely,
Katie Pond
Principal
c: Traci Brewer-Rogstad, Senior Facilities Program Director, Renton School District