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HomeMy WebLinkAboutC_Staff_Comments_Pre-Application_Meeting_Summary_260219DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Mcknight Soccer Field Renovation 1200 Edmonds Ave NE (APNs: 0423059048 and 7227801860) PRE 26-000020 February 19, 2026 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 19th, 2026 TO: Mariah Kerrihard, Associate Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: McKnight Middle School Improvements 1200 Edmonds Ave NE PRE26-000020 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have reviewed the application for the McKnight Middle School improvements located at 1200 Edmonds Ave NE and have the following comments: EXISTING CONDITIONS The site is approximately 20.39 acres in size and is rectangular in shape. It is developed with the McKnight Middle School, parking lots, accessory sports pavements, and several sports fields. Storm There is an existing 12-inch concrete storm main in NE 12th Street (see City Plan no. R- 156402). Based on current topography, the site appears to drain stormwater run-off towards the southwest corner of the property. There are no critical areas encumbering this site. WATER COMMENTS 1. The existing 8-inch CIP main located on-site (see City Plan no. W-015601) shall be protected during construction. Mcknight Middle School Improvements – PRE26-000020 Page 2 of 3 SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard (matching existing site conditions). The site falls within the East Lake Washington drainage basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. There are no critical areas present onsite or adjacent to the site that would affect stormwater review. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater General Permit from the Washington Department of Ecology will be required if site clearing exceeds one acre. 10. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2026 Surface water system development fee is $0.94 per square foot, but not less than $2,350. b. The full schedule can be found here. Mcknight Middle School Improvements – PRE26-000020 Page 3 of 3 TRANSPORTATION COMMENTS 1. The project shall ensure all driveways, sidewalks, and curb ramps meet ADA compliance. 2. Driveways shall be designed to meet City of Renton standards. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements. 6. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 19, 2026 TO: Pre-Application File No. PRE26-000020 FROM: Mariah Kerrihard, Associate Planner SUBJECT: McKnight Soccer Field Renovation – 1200 Edmonds Ave NE (APNs: 0423059048 and 7227801860) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant, Renton School District, is proposing maintenance and drainage improvements to a portion of the existing soccer field located at the southeast corner of the McKnight Middle School campus. McKnight Middle School was built in 1997, is located at 1200 Edmonds Avenue NE and occupies two (2) parcels: APN 0423059048, approximately 582,832 square feet (13.38 acres), and APN 7227801860, approximately 305,168 square feet (7.0 acres). The 2026 McKnight Middle School Soccer Field Renovation project would include partial regrading of the existing field surface, installation of new underdrain piping, and reseeding to improve turf health and surface drainage. The project area is limited to a portion of the existing natural grass soccer field at the southeast corner of the site. The field is currently natural grass and already includes underdrain infrastructure installed in 2019; the new work would modify and supplement that system. New storm drainage connections would consist of stormwater piping less than 12 inches in diameter. The field would remain a natural grass playing surface after construction. According to the applicant’s project narrative, the proposal would result in less than 2,000 square feet of new or replaced impervious surface. No pollution-generating impervious surface (PGIS) is proposed, and more than 7,000 square feet of land would be disturbed to complete grading, underdrain installation, and turf restoration. The existing soccer field was previously improved with underdrains, detention facilities, and associated conveyance infrastructure in 2019 under Construction Permit C18005204. The McKnight Soccer Field Renovation Page 2 of 6 February 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 2018 Technical Information Report (TIR), prepared by AHBL, Inc., analyzed the soccer field area as Basin 4 and sized a buried detention tank system to meet the Peak Rate Flow Control Standard (Existing Site Conditions) for the 2-, 10-, and 100-year storm events. In that design, no pollution-generating surfaces were proposed, and Renton School District committed to not using fertilizers or pesticides on the field, thereby treating the under drained turf as non- pollution-generating. Current Use: The site is developed with a 125,450 square-foot building. McKnight Middle School is an existing middle school with athletic fields, tennis and basketball courts, and associated surface parking. 1. Zoning /Land Use Designation, and Overlays: The project site is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation and the Residential-8 (R-8) zoning classification. The current proposal is limited to maintenance and drainage improvements to an existing athletic field with no change to the principal use or building area. Per the Zoning Use Table in RMC 4-2-060, K-12 educational institution (public or private) is permitted in all zones with an approved Hearing Examiner Conditional Use Permit. 2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application. The proposal does not include new buildings or changes to lot configuration; any future building modifications would need to demonstrate compliance with maximum building coverage, impervious surface limits, height, and setback requirements of the R-8 zone at the time of building permit review. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non- exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required yard setbacks in zone standards for primary structures are as follows: Front Yard: 20 feet. Secondary Front Yard: 15 feet. Rear yard: 25 feet. Side yards: 5 feet. McKnight Soccer Field Renovation Page 3 of 6 February 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 Compliance with required setbacks for new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. 3. Landscaping: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, in the ROW planter would also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent coverage within three (3) years. Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 4. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits McKnight Soccer Field Renovation Page 4 of 6 February 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. McKnight Soccer Field Renovation Page 5 of 6 February 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. No trees are proposed for removal. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 5. Fences/Retaining Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights- of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 6. Access/Driveways: Access is proposed to remain the same. No changes are proposed to existing access points. 7. Critical Areas: According to City of Renton (COR) Maps, the subject site is mapped with sensitive slopes (>25% and ≤40%), and portions of the campus are located within geologic hazard areas. Installation of new storm drainage lines in any geologic hazard area may qualify as an exempt activity only when a geotechnical report clearly demonstrates that the installation would comply with the criteria for alterations in RMC 4‑3‑050.J and meets the specific exemption for storm drainage lines in geologic hazard areas identified in RMC 4‑3‑050C3, Footnote 12. To qualify for the exemption, the report must also identify potential impacts and propose appropriate mitigation for those impacts. For the 2019 McKnight Middle School playfield improvements, a Geotechnical Engineering Letter prepared by Krazan Associates (included as Appendix B to the 2018 Technical Information Report, prepared by Anne Turpin from AHBL revised in November 2018) documented the presence of undocumented fill over native silty sand with gravel in the playfield area and concluded that the fields are not suitable for stormwater infiltration due to soil conditions and fill characteristics. The prior TIR relied on this conclusion to design a detention‑based system (rather than infiltration) for underdrain discharge and to demonstrate that drainage improvements could be constructed without increasing geologic hazard risk. If the current proposal expands or shifts grading limits or underdrain alignments relative to the 2019 work, the building permit submittal should either (a) reference and explicitly rely on the 2018 Krazan geotechnical letter and demonstrate that its assumptions and conclusions still apply to the new work area, or (b) provide an updated geotechnical memorandum or report confirming subsurface conditions, slope stability, and design recommendations for the revised scope. Due to the presence of geological hazards, geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal would not increase the threat of the geological hazard to adjacent or abutting McKnight Soccer Field Renovation Page 6 of 6 February 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE26-000020 properties beyond pre-development conditions; and the proposal would not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 8. Environmental Review: Based on the maintenance-scale scope of work, lack of new buildings or increased capacity, and the installation of small-diameter storm drainage improvements (less than 12 inches) to the existing athletic field, the proposal appears to be categorically exempt from SEPA as repair, maintenance, and minor alteration of an existing recreational facility and associated minor utility work under WAC 197-11-800(2) and (3), as adopted by reference in RMC 4-9-070(G), consistent with WAC 197-11-305(1). As a result, SEPA review is not anticipated at this time; City staff will confirm exemption status and may require SEPA review if the scope of work changes or if future permit review identifies conditions that warrant additional environmental analysis. 9. Permit Requirements: Separate construction or building permits may be required. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. The review of these permits may occur concurrently with the review of the land use permits but cannot be issued prior to the completion of any appeal periods. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. 10. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 11. Expiration: It is the applicant’s responsibility to monitor the expiration dates.