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HomeMy WebLinkAboutPRE26-000039 ENG Comments 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 The existing 8-inch CIP main located on-site (see City Plan no. W-015601) shall be protected during construction. SURFACE WATER COMMENTS 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. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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. 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. 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. There are no critical areas present onsite or adjacent to the site that would affect stormwater review. 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. Erosion control measures to meet the City requirements shall be provided. A Construction Stormwater General Permit from the Washington Department of Ecology will be required if site clearing exceeds one acre. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 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. The 2026 Surface water system development fee is $0.94 per square foot, but not less than $2,350. The full schedule can be found here. TRANSPORTATION COMMENTS The project shall ensure all driveways, sidewalks, and curb ramps meet ADA compliance. Driveways shall be designed to meet City of Renton standards. GENERAL COMMENTS 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. 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’. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: Provide rim and invert elevations on all drainage and sewer structures. 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. The stormwater line should be minimum 5 feet away from any other structure or wall or building. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 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. 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.