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HomeMy WebLinkAboutSR_HEX_Lindbergh HS Addition_220422_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SR_HEX_Lindbergh HS Addition_220422_v3_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: May 10, 2022 Project File Number: PR22-000101 Project Name: Lindbergh HS Modernization and Additions Land Use File Number: LUA22-000106, SA-H, MOD Project Manager: Alex Morganroth, Senior Planner Owner: Renton School District No. 403, Matthew Feldmeyer, Executive Director, Capital Planning and Construction, 300 SW 7th St, Renton, WA 98057 Applicant: Traci Brewer-Rogstad, Facilities Program Director, Capital Planning and Construction, 300 SW 7th St, Renton, WA 98057 Contact: Laura Brent, Brent Planning Solutions, LLC, PO Box 1586, Mukilteo, WA 98275 Project Location: 16426 128th Ave SE (APN 2823059004, 2823059042, 2823059093) Project Summary: The applicant, the Renton School District, is requesting Hearing Examiner Site Plan Review and a street Modification for various site and building improvements at the Lindberg High School campus. Improvements proposed include a 1,951-square foot addition near the existing main entrance, a 3,000-square foot second story addition (net) to the east facade, a 700-square foot addition near the northeast corner renovation of existing classrooms, and the repair and resurfacing of the existing 73,650-square foot parking on the southwest portion of the site. The existing building is approximately 229,000 square feet in size and is located across three (3) parcels totaling approximately 37.25 acres. The site is located at 16426 128th Ave SE (APN # 2823059004, 2823059042, 2823059093) and is zoned Residential -6 (R-6) du/ac with a Comprehensive Plan Land Use Designation of Residential Medium Density (MD). Other work proposed on the site includes HVAC system upgrades, relocation of underground utilities near the main entrance, and a full upgrade to the gymnasium (interior only). According to COR Maps, a high seismic hazard area, steep slopes, and wetlands are mapped on the site. According to the applicant, three (3) trees would be removed as part of the project. The project would result in more 5,000 square feet of new or replaced impervious surface. The applicant submitted a Wetlands Report, an Updated Wetlands Report, a Drainage Report, a Geotechnical Report, a Transportation Analysis, and a Tree Assessment with the application. Site Area: 37.25 ac Project Location Map City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 2 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL B. EXHIBITS: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Neighborhood Detail Map Exhibit 5: Mitigated Determination of Non-Significance SEPA Consultation issued by the Renton School District, dated February 25, 2022 Exhibit 6: Architectural Elevations Exhibit 7: Architectural Renderings (3D) Exhibit 8: Floor Plans Exhibit 9: Boundary and Topographic Survey Exhibit 10: Utility and Paving Plan Exhibit 11: Grading and Drainage Plan Exhibit 12: Arborist Tree Assessment, prepared by Washington Forestry Consultants, Inc, dated November 18, 2021 Exhibit 13: Building Valuations, prepared by Brown and Brown Insurance, dated January 13, 2022 Exhibit 14: Transportation Analysis prepared by Heffron Transportation, dated January 17, 2022 Exhibit 15: Screening Details (Garbage Enclosure) Exhibit 16: Civil Narrative prepared by LPD Engineering, PPLC, dated January 11, 2022 Exhibit 17: Updated Subsurface Exploration and Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc, dated October 1, 2021 Exhibit 18: Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 (Revised February 2011) Exhibit 19: Wetland Rating Update, prepared by Theresa R. Dusek, dated December 30, 2021 Exhibit 20: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated April 11, 2022 Exhibit 21: Advisory Notes City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 3 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL C. GENERAL INFORMATION: 1. Owner(s) of Record: Renton School District No. 403, Matthew Feldmeyer, Executive Director, Capital Planning and Construction, 300 SW 7th St, Renton, WA 98057 2. Zoning Classification: Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: High School 5. Critical Areas: High Seismic Hazard, Wetlands 6. Neighborhood Characteristics: a. North: Single-family residential; Residential-6 (R-6) zone b. East: Single-family residential; R-6 zone (King County zoning) c. South: Religious Institution; Residential-6 (R-6) zone; d. West: Single-family residential; Residential-6 (R-6) zones 7. Site Area: 37.25 ac D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Benson Hill Annexation A-06-002 5327 03/01/2008 Administrative Variance LUA09-037 N/A 04/10/2009 Administrative Site Plan Review LUA11-012 N/A 04/27/2011 Critical Areas Exemption LUA14-001101 N/A 08/25/2014 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Site Plan Modification to LUA11-012 LUA17-000198 N/A 04/28/2018 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service to the site is provided by Soos Creek Water and Sewer. b. Sewer: Sewer service to the site is provided by Soos Creek Water and Sewer. c. Surface/Storm Water: There is an 18-inch concrete stormwater main (R-359812) in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains north to SE 164th St before extending to the west. The site topography slopes from slight to moderate generally from the middle of the site to either the northwest or southeast . City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 4 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL 2. Streets: The site fronts 128th Ave SE, a Collector Arterial Road with an existing ROW width of sixty feet (60’) along the west property line. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Capital Facilities Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 24, 2022 and determined the application complete on March 28, 2022. The project complies with the 120-day review period. 2. The project site is located 16426 128th Ave SE (APN 2823059004, 2823059042, 2823059093). The project site is currently developed with the Lindbergh High School campus . 3. Access to the site would remain via three (3) existing driveways off of 16426 128 th Ave SE. 4. A total of 332 existing parking stalls are located on the site including 199 student stalls, 105 employee stalls, and 28 visitor stalls. Additionally, 24 uncovered bicycle parking spaces are provided on site near the front building entrance. 5. The project proposes three (3) additions including a 1,951-square foot first floor addition to the front entrance, a 3,000-square foot second story addition at the northeast corner of the school (aka the Lincoln House), and a 700-square foot second story mechanical room addition at the northeast corner of the school building. The tallest point of the proposed front entry addition would be nineteen feet (19’) as measured from existing grade. The tallest point of the Lincoln House addition would be approximately 32 feet as measured from existing grade to the highest point of the mechanical equipment clerestory on the roof. The tallest point of the mechanical addition near the southeast corner would be eighteen feet (18’) as measured from existing grade. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 5 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL 6. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 7. All three (3) parcels on the site are located within the Residential-6 (R-6). 8. The site topography slopes from slight to moderate generally from the middle of the site to either the northwest or southeast. 9. The applicant is proposing to remove three (3) trees on the site. 10. The site is mapped with sensitive and steep slopes, a high seismic hazard and wetlands (Category III and IV). 11. Approximately 2,100 cubic yards of material would be cut on-site and approximately 600 cubic yards of fill is proposed to be brought into the site. 12. The applicant is proposing to begin construction i n June of 2022 and end in the first half of 2023. 13. Staff received no public comment letters. 14. No other public or agency comments were received. 15. The Renton School District acted as lead agency for the State Environmental Policy Act (SEPA) Review for the project. On February 25, 2022 the Renton School District issued a Mitigated Determination of Non - Significance (MDNS) for the RSD Elementary School project (Exhibit 5). The MDNS included one mitigation measure. A 14-day comment period commenced on February 25, 2022 and ended on March 10, 2022. One (1) comment from the Washington Department of Ecology was received on the threshold determination according to the Renton School District. The following mitigation measure was included as part of the MDNS decision: a) The proposal will comply with street frontage improvement requirements along 128 th Avenue SE as outlined by the City. The District is currently evaluating these improvements and the need for a modification to City standards. Any modification will require City approval. 16. 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. 17. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single -family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standar ds if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 6 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL ✓ Policy L-50: Maintain existing, and encourage the creation of additional places and events throughout the community where people can gather and interact. Allow for flexibility in public gathering places to encourage place-making efforts and activities. ✓ Policy L-52: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ✓ Policy L-57: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. ✓ Policy CF-10: Coordinate with federal, state, regional and local jurisdictions, private industry, businesses and citizens in the planning, design and development of facilities serving and affecting the community. 18. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning Map. The R-6 Zone is established for single-family residential dwellings and is intended to implement the Residential Medium Density Comprehensive Plan Designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-6 Zone Development Standards and Analysis N/A Density (R-6): The allowed density range in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Compliant if condition of approval under FOF 18: Zoning Development Standards, Setbacks is met Lot Dimensions (R-6): The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. Staff Comment: Upon completion of the lot combination process, the subject property will be approximately 1,622,609 square feet or 37.25 acres in size. The subject property would exceed minimum lot width and depth standards. Compliant if conditions of approval are met Setbacks (R-6): The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. Staff Comment: The project is proposed to be built across the common boundaries of the multiple parcels that make up the site resulting in noncompliance with the required setbacks. Therefore, staff recommends as a condition of approval , the applicant record a formal Lot Combination in order to ensure the existing buildings and proposed improvements are not built across property lines. The instrument shall be recorded prior to the issuance of Temporary Certificate of Occupancy. Building setbacks for the primary school building would be measured from the property lines established following the Lot Combination recording, w hich would be the exterior lines adjacent to the one (1) street frontages and three (3) shared lot lines. The proposed building would have a front yard setback of approximately 320 feet from the front property line (128th Ave SE). Side yard setbacks for the proposed building would be approximately 175 feet (north) and 650 feet (south). The rear yard setback (east) would City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 7 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL be approximately 238 feet. Therefore, the building would comply with all setbacks after the Lot Combination is recorded. ✓ Building Standards (R-6): The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. The allowed height of public facilities shall be determined through site plan review. Staff Comment: Upon completion of the lot combination, the building coverage on site would be approximately 179,500 square feet, or 11%. The impervious surface coverage on the site would be approximately 709,210 square feet or 44%. The tallest point of the proposed sch ool building after completion of the addition would be approximately 62 feet from the average grade plane. See analysis under FOF 22: Site Plan Review; Structure Scale for additional height analysis. Compliance with the building coverage and impervious coverage would also be verified at the time of formal building permit application review. N/A Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, shall be planted within planting strips pursuant to standards set forth in RMC 4-4- 070F.2. Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines. Parking Lots: Vehicle parking lots shall meet minimum landscape standards : All parking lots shall have perimeter landscaping as provided in RMC 4-4-070H.4. Perimeter landscaping may not substitute for interior landscaping. Interior Parking Lot Landscaping: Surface parking containing between 51-99 parking spaces shall provide a minimum landscape area of 25 square feet per parking space. Interior parking lot landscaping dimensions are stipulated in RMC 4-4-070H.5 Storm Drainage Facility Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. The landscape stri p shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. Staff Comment: A conceptual landscape plan was submitted with the project application (Exhibit 3). Per RMC 4-4-080B.1, the landscaping requirements are not applicable to additions that increase the gross square footage of a building by less than one third, other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. According to the applicant, the total assessed value of the property is approximately $88,075,850 (Exhibit 13) and total estimated value of the work proposed is $26,500,000. The three (3) additions for the proposed project results in a building area increase of approximately 5,360 square feet, or 2.3% of the 229,000 square feet total. Therefore, the proposed additions do not trigger compliance with the landscaping regulations in RMC 4-4-080. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 8 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL Though not required to comply with the on-site landscaping regulations contained in RMC 4-4-080, the applicant has proposed replacement foundation landscaping near the areas to as well as off-site landscaping improvements to be installed as part of the proposed frontage improvements along 128th Ave SE. The landscape plan (Exhibit 3) includes a conceptual planting schedule with a variety of shrub and ground cover species, including but not limited to, White bleeding heart, Deer fern, Sword fern, and Beesia. Three (3) new trees are proposed between the Lincoln House addition including a Vine maple and two (2) Queen Elizabeth hedge maples. As part of the required frontage improvements, the applicant will be relocating portions of the existing sidewalk to the west side of the existing street trees in order to create a new planter strip and has proposed hydroseeding as groundcover within the strip. Existing perimeter and interior landscaping is integrated into the existing surface parking lot design and would be not be altered as part of the parking lot resurfacing and repair. Compliant if condition of approval is met Tree Retention: For residential or institutional development, the City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees in the R-6 zone. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non - native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The applicant submitted a tree assessment (Exhibit 12) prepared by Washington Forestry Consultants, dated November 18, 2021. Due to limited impacts to the majority of trees on the project site, the applicant requested the ability to provide a focused tree assessment that only analyzed trees near the specific additions proposed instead of providing a site-wide analysis. The applicant made the request, to which staff concurred, prior to formal land use application. The report identified 11 trees adjacent the proposed additions with the potential to be impacted by construction. The assessed trees ranged between five (5) and 22-inches in diameter and included the Norway maple (7), Douglas fir (1), Quaking aspen (2), and Flowering plum (1) trees. The consultant recommends the removal of the two (2) Quaking aspen trees and single Flowering plum tree due to their condition rating as “Poor” or “Very Poor”. The removal of the three (3) trees represents a small proportion of the total number of trees on the site based on aerials and a staff site visit. In addition, the applicant has proposed the potential removal of one 18-inch Norway Maple near the 3,000-square foot second story addition to the Lincoln House. The applicant has proposed the installation of the three (3) new deciduous trees near the location of the trees proposed for removal including a Vine maple and two Queen Elizabeth hedge maples. Discrepancies between the Tree Assessment and the Landscape Plan prevent staff from determining compliance with the tree retention standa rds for the R-6 zone. Therefore, staff recommends, as a condition of approval, the applicant shall submit a detailed City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 9 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL landscape plan that clearly indicates the specific trees on-site proposed for removal and shall demonstrate compliance with the tree retention standards for the R-6 zone. The detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to civil construction permit approval . In addition, in order to provide increase the chance of survival for the replacement trees and to provide a larger future tree canopy, staff recommends, as a condition of approval, the applicant shall submit a detailed landscape plan that utilizes larger native 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. All retained trees (i.e., protected trees) would be required to be protected during construction pursuant to itemized standards set forth in RMC 4-4-130H.9. N/A Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the number of employees and number of busses to be parked onsite. Staff Comment: The following ratios would be applicable to the site: Use Ratio Required Spaces Senior High School A minimum and maximum of 1 per employee and 1 per every 10 students 1 off-street parking space for each bus of a size sufficient to park each bus. 226 According to RMC 4-4-080, the enlargement or remodeling of an existing building or structure by less than 1/3 of the total area of the building or structure is not required to comply with the parking, loading, and driveway standards. According to the applicant, the total number of employees and students at the school would not change as a result of the project. Approximately 332 parking stalls on currently located on the site including 199 student stalls, 105 employee stalls, and 28 guest stalls. Based on a total of 111 employees and an average enrollment of 1,100 students each year, the applicant is required to provide 226 total parking stalls in order to meet code. Existing parking spaces for bus drop off and pick up services are located near the main entr ance of the school. The parking conforms to the minimum requirements for drive aisle, parking stall, dimensions and the provision of ADA accessible parking stalls. An existing school bus load and unload area is located off of 128th Ave SE between the south parking lot and pool building. The bus loading area would not be changed as a result of the project. Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be at least equal to 10 percent of the number of required off-street vehicle parking spaces. The school has 24 existing uncovered bicycle parking spaces, exceeding the minimum requirement. Compliant if condition of approval is met Refuse and Recyclables: Per RMC 4-4-090, office, educational and institutional developments require a minimum of 2 square feet per every one thousand (1,000) square feet of building gross floor area be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 10 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. The gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven (11’) feet but shall not exceed fourteen (14') feet. Staff Comment: Based on the proposal for a total 202,525 square feet of gross floor area, 809 square feet of refuse and recycle area is required to be provided. Based on measurements completed by staff, the school current provides approximately 490 square feet dedicated to refuse and recycle which does not comply with the area dedication requirements. Therefore, staff recommends, as a condition of approval, 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 reviewed and approved by the Current Planning Project Manager prior to building permit approval. The enclosure is located adjacent to the northeast side from the building and complies with the 50-foot separation from residential lots. Compliance not yet demonstrated Fences and Retaining Walls: For commercial, industrial, and nonresidential uses , a maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. Staff Comment: According to the applicant, no new fencing is proposed as part of the project. Existing fencing is located on the site including a six -foot tall chain-link fence around the perimeter of the site, a six -foot tall chain-link fence with slats around the existing dumpster enclosure, and a four-foot chain-link fence around the baseball field between the school building and the road, and a four-foot chain-link fence along the 128th Ave SE frontage. Two (2) existing existing retaining walls are located near the corners of the baseball field in order to provide a level playing service. A new retaining wall is proposed along the street frontage in order to support the grading necessary to relocated the sidewalk. Due to the conceptual nature of the frontage improvements, the height is not indicated. Compliance with the retaining walls standard will be evaluated at the time of construction permit review. Compliant if conditions of approval are met Screening: All onsite surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The applicant did not provide details of roof or surface mounted equipment and/or screening identified for such equipment with the land use application. Therefore, staff recommends, as a condition of approval, 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 City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 11 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL surface mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. In addition, staff recommends as a condition of approval that the applicant be required to submit a rooftop equipment exhibit with the elevation plans associated with the building permit application. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. 19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all K-12 educational institutions regardless of zone. Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 and the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis ✓ a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 18, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The Urban Design Regulations are not applicable to Senior high educational institutions located in R- 6 zone. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: The subject property is not located in a Planne d Action Ordinance area and a Development Agreement is not proposed. ✓ e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The design and positioning of the existing multi-story building on the site is respectful of the neighboring residential -scaled properties through the use of step-down roof forms and open spaces/landscaping between the building and the adjacent residential areas. The primary building is sited approximately 53 feet from the nearest residential-zoned lot and approximately 70 feet the nearest residential structure. An existing vegetated buffer area with mature landscaping is located along the north and east shared property lines and provides a significant level of visual screening between the existing building and proposed additions, and the existing single- family neighborhood to the east and north of the site. None of the three (3) additions would result in the existing building being located closer to a property line tha n is currently existing. The three (3) proposed additions are significantly smaller than the existing buildings on campus. In addition, the largest proposed addition to the Lincoln House would not be visible from the street and would therefore not impact other properties in the vicinity. The use of orange-brown brick on the three additions ensures that the new additions City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 12 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL do not visually stand out from the existing structure and ensures that the school will continue to integrate into the surrounding residential neighborhood and not result in an overscale structure or overconcentration of development on any portion of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: See “Internal Circulation” under criterion ‘g’ below for analysis. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: The applicant has not proposed any changes to the trash and recyclables and the structure does not contain any rooftop equipment except for a small exhaust discharge pipe for fumes created by the welding process. The exhaust discharge would not be visible from the street due to the additions internal campus location. See condition under FOF 18: Zoning Development Standard Compliance, Refuse and Recycling related to screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features . Staff Comment: Due to the small size of the additions relative to the existing school building and highly developed nature of the campus site, the additions would not significantly impact any of the limited views in the immediate area. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See analysis under FOF 18, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: No lighting was proposed in the land use application submittal documents. If lighting is added to the project, lighting impacts would be evaluated at the time of building permit review. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed additions represent a very small increase in the overall size of the existing building and therefore are not anticipated to create privacy or noise issues on the site. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 13 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL Staff Comment: All three (3) proposed building additions are significantly smaller than the existing structures on the high school campus and would not result in a significant visual change to the building or site due to the small siz e and locations of the additions. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The area of the site where the existing school building and associated improvements are constructed is outside of the wetlands on the site. The proposed additions would add impervious surfaces to the site, but would not result in degradation of the existing natural features on the site due to their location within an already developed area. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water upt ake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: No expansions of the existing surface parking areas are proposed. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 18, Zoning Development Standard: Landscaping for analysis. ✓ g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The site is currently accessed v ia three (3) existing driveways off of 128th Ave SE, the site’s only street frontage. No changes to the access points on the site are proposed. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The applicant does not propose changes to the site’s existing vehicular and pedestrian circulation. The existing site allows for adequate vehicle and pedestrian access via internal driveways and pedestrian linkages connecting the track area, pool building, both parking lots, and the main school building. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 14 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL Staff Comment: No changes to the loading and delivery areas are proposed. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. See FOF 18: Zoning Standards; Parking for analysis. King County Metro Transit provides bus service in the vicinity of the project site wi th the closest stops, served by Route 148 and Route 102. Route 148 has a stop located approximately 0.5-miles northeast of the site at the SE 164th St/128th Ave SE (south of the 128th Pl SE intersection). There are also stops, served by Route 102, locate d about 0.7-mile to the south of the site at the 128th Avenue SE and SE 169th Place. School bus transportation is provided to non-walkers attending the existing high school. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: No changes to pedestrian circulation are proposed. See above under ‘Internal Circulation’ for additional analysis. ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: Open space is currently provided on the site via multiple elements including the track and field, grassy areas adjacent to the pedestrian walkways, an interior courtyard adjacent to the proposed Lincoln House addition, and existing trail easement on the far east side of the property . No new significant open space is proposed as part of the project and no existing open space would be eliminated. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: The additions are sited in a way that ensures limited impacts to the natural area. The four (4) small wetlands located near the existing pool building and outdoor track are located approximately 490 feet from the nearest addition (front entrance). Neither the wetlands nor their buffers would be impacted as a result of the project due to the separation distance. Therefore, the elements associated with the project have been arranged in a manner that protects natural systems as best as possible. See FOF 21: Critical Areas for additional analysis. Compliant if Condition of Approval is met and Modification under FOF 21 is approved k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on amount per square foot per the City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 15 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL City of Renton Fee Schedule in effect at the time of building permit application submittal would be applicable to the proposal. Water and Sewer. Staff Comment: Water service to the site is provided by Soos Creek Water and Sewer. A Certificate of Water Availability , dated November 1, 2021, was provided by the applicant. Compliance review with water construction standards will occur with the civil construction permit. Sewer service to the site is provided by Soos Creek Water and Sewer. A Certificate of Sewer Availability dated November 1, 2021 was provided by the applicant. Compliance review with sewer construction standards will occur with the civil construction permit. Drainage. Staff Comment: A Civil Site Plan Review Drainage Memorandum prepared by LPD Engineering PLLC and dated January 10, 2022 (Exhibit 16) was submitted by the applicant. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River – Ginger Creek Drainage Basin. There is an 18-inch stormwater main in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains north to SE 164th St before extending west. The site contains a complex private storm drainage system consisting of conveyance pipes and detention/retention structures straddling multiple basins. The applicant shall ensure that any connections to those systems do cause the conveyance and detention capacities for the systems to be exceeded. The memorandum submitted by the applicant states that a full drainage report was not provided as a part of the land use application due to time constraints that would prevent the applicant from implementing the site plan review and meeting portions of the Summer 2022 construction window. According to the memorandum, the applicant intends to continue gathering survey and design information for the frontage improvements during the site plan review process in order to submit the completed reports and engineering plans with the Civil Construction Permit application. Staff accepts the memorandum in lieu of a formal drainage report with the understanding that all phases of the improvements shall meet the requirements of the City of Renton’s adopted surface water design manual at the time of permit submittal, and that a complete Technical Information Report shall be provided at the time of Civil Construction Permit application. Therefore, staff recommends, as condition of approval, the applicant shall submit a Technical Information Report (TIR) with the Civil Construction Permit application that includes analysis for all phases of the project, including but not limited to, frontage improvements along 128 th Ave SE, building additions, parking lot revisions and repairs, demolitions and changes to the onsite storm drainage conveyance system. The TIR shall be reviewed for compliance and approved by the Public Works Plan Reviewer prior to issuance of the Civil Construction Permit. A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP) is also required for this site. The development would be subject to stormwater system development charges. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 16 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL Transportation. Staff Comment: The proposed development fronts 128th Ave SE along the west property line for a length of approximately 1,100 feet. 128th Ave SE is classified as a 2-lane Collector arterial with parking and flush 5’ sidewalks on both sides. The road has an existing right-of-way (ROW) width of approximately 60 feet. In order to meet the City’s complete street standards for Collector Arterial streets, the minimum ROW is 83 feet, necessitating approximately 11.5 feet of ROW dedication in front of the site. In addition, half street improvements would include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. The applicant is proposing a modified section for the portion of 128 th St SE fronting the project site in order to reduce the need for retaining walls and protect the existing street streets planted as part of a previous project (LUA11-012). Prior to formal land use application, the applicant worked with the C ity’s Transportation group on an alternative standard to match the established standard street section for 128th Ave SE . The City established standard street section for 128th Ave SE, which shall still be installed by the applicant as part of the proposed development, would allow a pavement width of 36.5- feet (18.5-feet from centerline) and would include a 12.5-foot travel (shared vehicle and bicycle) lane and 6-foot parking lane, 16-foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5-foot curb. This recommendation results in a total right-of-way width of 83 feet, requiring an 11.5 -foot ROW dedication. In addition, the applicant has proposed that frontage improvements along the site’s frontage be limited to an approximate 600-foot section located between the north and middle entrances to the school. The frontages and sidewalks located north and south of the entrances contain mature trees that would need to be removed with the inclusion of the large planter and relocated sidewalk. As discussed in FOF 20: Street Modification, staff supports the applicant’s request for a modified section. The Transportation Analysis prepared by Heffron Transportation, dated January 1 7, 2022 analyzed the trip rate demand for the school based on the new additions. The analysis concluded that the student enrollment capacity and employment w ould not change as a result of the proposed renovations and therefore, no additional trips would be created. City Staff concurs with this assessment and concludes that a formal Traffic Impact Analysis is not required. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 20), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. N/A l. Phasing: The applicant is not requesting any phasing. N/A m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The applicant submitted a Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated October 1, 2021 with the project application. The report concludes that infiltration is not feasible on the site due to low permeability of the soils which includes loose fill overlain dense lodgment till. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 17 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL 20. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4 -9-250D, the applicant is requesting a Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys, for Duvall Ave NE. 128th Ave SE is classified as a 2-lane Collector arterial with parking and flush 5’ sidewalks on both sides. The road has an existing right-of-way (ROW) width of approximately 60 feet. In order to meet the City’s complete street standards for Collector Arterial streets, the minimum ROW is 83 feet, necessitating approximately 11.5 feet of ROW dedication in front of the site for half-street improvements. In addition, half street improvements would include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. The applicant is proposing to install frontage improvements along a 600-foot section of 128th Ave SE between the two northern most driveways on site. The remaining frontage outside of the proposed improvement area would be dedicated but no improvements would be made. The cross-section for the 600 feet will include a total pavement width of 36.5 and would include a 12.5-foot travel (shared vehicle and bicycle) lane and 6-foot parking lane, 16-foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5-foot curb. The proposed configuration results in a total right of way width of 83 feet, requiring a dedication of 11.5 feet depending on final survey. Dedication, installation of ADA ramps (and companion ramps), and a half-width overlay would occur along the entire project street frontage. The applicant contends that the modified street section allows for the retention of the existing street trees planted as part of a previous project (LUA11-012) and reduces the impacts to mature on-site trees to the north and south of the 600-foot section. Staff concurs with this justification and supports the modification request. The proposal is compliant with the following modification criteria, pursuant to RMC 4 -9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below: Compliance Street Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. Staff finds that the modification request, to allow an alternative street section in order to protect established and mature street trees, is consistent with the policy and objectives of the Comprehensive Plan Land Use element and is the minimum adjustment necessary. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Development Engineering section have reviewed the traffic volumes and patterns on 128th Ave SE and have determined that proposed modification to the street section is appropriate City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 18 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL due to the current volume and speed of traffic on the street. The section of 128th Ave SE along the development site is designated as a Neighborhood Greenway (Bicycle Boulevard) and shared roadway in the Renton Trails and Bicycle Master Plan. The Greenway would not include formal bike lanes, however, the 12.5 -foot shared vehicle and bicycle would be marked in a manner meeting City and WSDOT specifications for the entirety of the frontage, which meets the intent of the plan and provides a safer environment for bicyclists than currently exists. This recommendation was based on the fact that the extent of the existing roadway, after the required frontage improvements are installed, would meet the transportation needs of the surrounding area while providing the required separation between the vehicular and pedestrian travel ways as required by the code. Therefore, staff finds the modification would meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. ✓ c. Will not be injurious to other property(ies) in the vicinity . Staff Comment: The applicant contends that the modified street section in front of the site will allow for both the retention of established and mature trees while providing a safer environment for both pedestrians and cyclists. Nearby residents would benefit from the improvements which encourage slower vehicle speeds and provide safer opportunities for alternative transportation methods such as walking or biking. Therefore, staff finds the modification would not create adverse impacts to other properties in the vicinity. See comments under criteria ‘b’. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant contends that the proposed improvements would provide a safe condition for pedestrians and cyclists along the property frontage while maintaining the existing tree canopy along the street, both of which are objectives intended by various code requirements. Staff concurs with the proposed modified street section which promotes a safer environment for both school users and through traffic by lowering traffic speeds, providing a landscape strip between the sidewalk and street, and creating a bicycle boulevard for cyclists. Therefore, staff finds the proposed modification meets the intent and purposes of the Code. See also comments und er criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘c’ and ‘d’ above. 21. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are met: Compliance Critical Areas Analysis Compliant if condition of approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 19 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The City’s COR mapping database identifies a High Seismic Hazard, sensitive slopes (15-40%) and protected slopes (>40%) located near the undeveloped area along the southeast edge of the project site. As such, the applicant submitted a Subsurface Exploration, Geologic Hazard, and Preliminary Geotechni cal Engineering Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated October 1, 2021 with the project application. In the report, the consultant acknowledges the presence of a High Seismic Hazard and steep slopes on the site. The exploration utilized data from three (3) exploration borings advanced using a hollow-stem auger on a track-mounted drill. In addition, two (2) hand-auger borings were completed near the locations of the proposed additions. The study was also supplemented with data from previous reports prepared by the consultant for the site prepared in 2003, 2004, and 2010. Samples were obtained at 2.5 to 5-foot depth intervals. Subsurface conditions were found to encounter fill in depths ranging from four (4’) to nin e (9’) feet underlain by Vashon lodgment till consisting of very dense, unsorted, silty fine sand with varying amounts of gravel. The findings of the exploration were identified to be in agreement with the Geologic Map of the Renton Quadrangle which indicates the site is underlain at shallow depths by Vashon lodgment till. Groundwater seepage was encountered in previous exploration borings from earlier reports but was not encountered during the current data collection. not encountered during exploration activities, but is expected to present during the winter rainy season as it becomes trapped or ‘perched’ on top of the Vashon lodgment till. The potential for liquefaction was analyzed and was determined to be unlikely due to the dense Vashon lodgment till found near the surface across a majority of the report and is considered to be the result of a very large and rare seismic event. The report provides standard recommendations for erosion control, but due to the lack of identified hazard, does not make specific recommendations for earth preparation outside of the standard control measures. The report also provides specific recommendations related to site preparation, building foundations, stormwater infrastructure design, and pavement design. Specifically, the consultant concludes that the south addition (the 700 sq. ft. mechanical addition might benefit from the use of pin piles or aggregate pier ground improvement). The report concludes that the other additions appear to have suitably bearing soils and therefore no specific recommendations were made. However, due to the specific recommendations contained in the geotechnical report related to the mechanical addition, staff recommends, as a condition of approval that, the project construction shall comply with the recommendations found in Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated October 1, 2021 and future addenda. Compliant if condition of approval is met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 20 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 and revised February of 2011 (Exhibit 18) was submitted with the application and identified the presence of four (4) wetlands on the site, identified as Wetlands A, B, C, and D in the report. The applicant also submitted a Wetland Rating Update prepared by Theresa R. Dusek and dated December 30, 2021 (Exhibit 19). The Wetland Rating Update concurred with the delineations in the original report, but updated the categorizations based on the most recent 2014 Wetland System for Western Washington now incorporated into the City’s Critical Areas Code. According to the applicant, the four (4) onsite wetlands were likely once a channel or swale that discharged to the Molasses Creek wetland complex located south of the site. Wetland A Wetland A, located south of the existing pool building, was reclassified as a Category IV palustrine emergent wetlands with a habitat score of four (4) and a total on-site area of approximately 0.12 acres. During a new site visit in 2021, the consultant found a brick wall and catch basin located within the wetland. Vegetation found in the wetlands included rushes, sedges, bentgrass, and buttercups. The required buffer for the wetland is 50 feet. Wetland B Wetland B, located downslope of Wetland A between the pool building and outdoor track, was reclassified as a Category III palustrine forested wetlands with a habitat score of 3 and a total on-site area of approximately 0.03 acres. During a new site visit in 2021, the consultant found that vegetation included alder and cottonwood trees with an understory of salmonberry and red dogwood. The required buffer for the wetland is 75 feet. Wetland C Wetland C, located downslope of Wetland B adjacent to the outdoor track, was reclassified as a Category IV palustrine scrub -shrub wetlands with a habitat score of four (4) and a total on-site area of approximately 0.03 acres. During a new site visit in 2021, the consultant found that vegetation included soft rush, salmonberry and red dogwood. Water from the wetland discharges to a catch basin on the applicant’s property. The required buffer for the wetland is 50 feet. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 21 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RMD) and Residential High Density (RHD) Comprehensive Plan designations and complies with the goals and policies established with this designation, see FOF 17. 2. The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 18. 3. The proposal complies with Site Plan Review decisional criteria provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The street modification request submitted with the application complies with the five (5) modification criteria as established by City Code, providing the applicant complies with all advisory notes and conditions of approval contained herein, see FOF 20. 5. The proposal complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19 and 20. 6. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 21. 7. There are adequate public services and facilities to accommodate the propos al, see FOF 19. 8. Key features, which are integral to this project include the permanent protection of all Wetlands A, B, C, and D, the replanting of large-stature tree species to replace the trees proposed for removal, and the lot combination that ensures the additions and existing building comply with the zoning development Wetland D Wetland D, located downslope of Wetland C directly south of the outdoor track, was reclassified as a Category III palustrine scrub-shrub wetlands with a habitat score of 4 and a total on-site area of approximately 0.04 acres. During a new site visit in 2021, the consultant found the wetland was bisected by an existing gravel path, essentially bisecting it from the nearby wetlands system. Vegetation in the wetlands includes salmonberry, red osier dogwood, and soft rush. The required buffer for the wetland is 150 feet. All proposed works are located outside of the wetlands buffers and therefore no impacts to the wetlands are anticipated as a result of the project. However, as indicated in the report from the wetlands consultant, the on-site wetlands have been degraded over the past 50 years due to development on the site and alterations of the individual wetlands, in some cases completely severing them from the broader Molasses Creek wetlands system. In order to protect the wetlands in perpetuity, the applicant should establish native growth protection easements that encompass all existing on-site wetlands and undeveloped land within their buffers and install the protection fencing and signage as required in RMC 4-3-050.G.7. Therefore, staff recommends as a condition of approval, the applicant shall submit 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, as well as install the required protection improvements (fence and signage), prior to issuance of a Temporary Certificate of Occupancy. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 22 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL standards in the R-6 zone. In addition, the modified frontage improvements will create a safer environment for pedestrians and cyclists while preserving the existing mature street trees. J. RECOMMENDATION: Staff recommends approval of the Lindbergh HS Modernization and Additions, File No. LUA22-000106, SA-H, MOD , as depicted in the site plan (Exhibit 2), subject to the following conditions: 1. The applicant shall comply with the mitigation measures required as part of the Mitigated Determination of Non-Significance issued by the Renton School District on June 21, 2021 (Exhibit 5): a. The proposal will comply with street frontage improvement requirements along 128 th Avenue SE as outlined by the City. The District is currently evaluating these improvements and the need for a modification to City standards. Any modification will require City approval. 2. The applicant shall record a formal Lot Combination in order to ensur e the proposed buildings are not built across property lines. The instrument shall be recorded prior to Temporary Certificate of Occupancy. 3. The applicant shall submit a detailed landscape plan that clearly indicates the specific trees on -site proposed for removal and shall demonstrate compliance with the tree retention standards for the R -6 zone. The detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to civil construction permit approval. 4. The applicant shall submit a detailed landscape plan that utilizes 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. 5. 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 reviewed and approved by the Current Planning Project Manager prior to building permit approval. 6. 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 ope n 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. 7. 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 roofto p screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. 8. The applicant shall submit a Technical Information Report (TIR) with the Civil Construction Permit application that includes analysis for all phases of the project, including but not limited to, frontage improvements along 128th Ave SE, building additions, parking lot revisions and repairs, demolitions and changes to the onsite storm drainage conveyance system. The TIR shall be reviewed for compliance and approved by the Public Works Plan Reviewer prior to issuance of the Civil Construction Permit. 9. The project construction shall comply with the recommendations found in Subsurface Exploration, Geologic Hazard, and Preliminary Geotechnical Engineering Report (Exhibit 17), prepared by Associated Earth Sciences, Inc, dated October 1, 2021 and future addenda. City of Renton Department of Community & Economic Development Lindbergh HS Modernization and Additions Staff Report to the Hearing Examiner LUA22-000106, SA-H, MOD Report of May 10, 2022 Page 23 of 23 SR_HEX_Lindbergh HS Addition_220422_v3_FINAL 10. 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, as well as install the required protection improvements (fence and signage), prior to issuance of a Temporary Certificate of Occupancy. SR_HEX_Lindbergh HS Addition_220422_v3_FINAL The following exhibits are included with the Staff Report to the Hearing Examiner: CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Lindbergh HS Modernization and Additions Land Use File Number: LUA22-000106, SA-H, MOD Date of Hearing May 10, 2022 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Laura Brent Brent Planning Solutions, LLC PO Box 1586, Mukilteo, WA 98275 Project Location 16426 128th Ave SE Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Neighborhood Detail Map Exhibit 5: Mitigated Determination of Non-Significance SEPA Consultation issued by the Renton School District, dated February 25, 2022 Exhibit 6: Architectural Elevations Exhibit 7: Architectural Renderings (3D) Exhibit 8: Floor Plans Exhibit 9: Boundary and Topographic Survey Exhibit 10: Utility and Paving Plan Exhibit 11: Grading and Drainage Plan Exhibit 12: Arborist Tree Assessment, prepared by Washington Forestry Consultants, Inc, dated November 18, 2021 Exhibit 13: Building Valuations, prepared by Brown and Brown Insurance, dated January 13, 2022 Exhibit 14: Transportation Analysis prepared by Heffron Transportation, dated January 17, 2022 Exhibit 15: Screening Details (Garbage Enclosure) Exhibit 16: Civil Narrative prepared by LPD Engineering, PPLC, dated January 11, 2022 Exhibit 17: Updated Subsurface Exploration and Geotechnical Engineering Report, prepared by Associated Earth Sciences, Inc, dated October 1, 2021 Exhibit 18: Wetland Delineation and Fish and Wildlife Habitat Report, prepared by Theresa R. Dusek, dated September 2010 (Revised February 2011) Exhibit 19: Wetland Rating Update, prepared by Theresa R. Dusek, dated December 30, 2021 Exhibit 20: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated April 11, 2022 Exhibit 21: Advisory Notes