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HomeMy WebLinkAboutPRE25-000280_Pre-App Memo St. Anthony's_250925DEPARTMENT 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 St. Anthony's Parking Lot Expansion 416 S 4th St, Renton, WA 98057 PRE 25-000280 September 25, 2025 Contact Information: Planner: Ian Harris, 425-430-7286, iharris@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: September 25th, 2025 June 20, 2011 TO: Ian Harris, Associate Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: St. Anthony’s Parking Lot Expansion 315 Morris Ave S PRE25-000280 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 completed a preliminary review for the above-referenced proposal located at 315 Morris Ave S. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is four rectangular parcels that are cumulatively 0.46 acres in size. Three lots have commercial buildings, and one has parking/landscaping. Storm There is an existing 8-inch private main on-site within a vacated alley. The site is partially in Aquifer Protection Area 1 and partially in Aquifer Protection Area 2. WATER COMMENTS 1. The existing ¾” water meter and services that serves 315 Morris Ave S (MTR015582 & LAT- 015422) which is proposed to be abandoned shall be cut and capped at the 4” water main within Morris Ave S by city forces. 2. Credit will be applied for existing water meters that will be decommissioned. The applicant will have 5 years to utilize the credit if no water service improvements are proposed for this permit. St. Anthony’s Parking Lot Expansion PRE25-000280 Page 2 of 3 September 25th, 2025 2 SEWER COMMENTS 1. Sewers that are to be abandoned shall be cut and capped accordingly: a. Side sewer at 315 Morris Ave S shall be cut and capped at the property line. b. Side sewer at 325 Morris Ave S shall be cut and capped at the main. 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 Black River 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. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 9. 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 2025 Surface water system development fee is $0.94 per square foot, but not less than $2,350.00. St. Anthony’s Parking Lot Expansion PRE25-000280 Page 3 of 3 September 25th, 2025 3 b. Credit will be applied for each building that is demolished and existing parking that is removed. c. The full schedule can be found here. 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 confirm 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: http://rentonwa.gov/business/default.aspx?id=42473 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 8. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 25, 2025 TO: Pre-Application File No. PRE25-000280 FROM: Ian Harris, Associate Planner SUBJECT: St. Anthony's Parking Lot Expansion – 311 Morris Ave S, 315 Morris Ave S, 3XX Morris Ave S, and 325 Morris Ave S Parcel Nos. 7840800120, 7840800115, 7840800110, 7840800105 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 is proposing to demolish two (2) existing buildings and increase the surface parking count and improve vehicular and pedestrian circulation across four (4) parcels that serve the St. Anthony’s Church campus. The scope of the project includes four (4) parcels to the north of the church structure on the corner of Morris Ave S and S 4th St. The parcels are 311 Morris Ave S (APN: 7840800120), 315 Morris Ave S (7840800115), 3XX Morris Ave S (unaddressed; 7840800110), and 325 Morris Ave S (7840800105). The project totals 19,840 square feet (0.46 acres) in area and is zoned CD (Center Downtown). The subject properties are currently developed with three (3) existing buildings and two (2) disparate parking areas with 27 existing surface parking stalls on them. The building on 315 Morris Ave S and the building on 325 Morris Ave S are proposed to be demolished, following which a unified parking lot with 36 stalls (nine (9) new stalls) would be paved across all four parcels to serve church operations. Access to the new stalls and reconfigured parking lot would be taken off an unnamed alley to the west/northwest of the parcels, similar to what currently exists. According to City of Renton (COR) Maps, there is a high seismic hazard critical area on all four subject properties. In addition, the western portion of the site is roughly in the Downtown Wellhead Protection Area Zone 2 and the St. Anthony’s Parking Lot Expansion Page 2 of 7 September 25, 2025 eastern portion of the site is roughly in the Downtown Wellhead Protection Area Zone 1. No trees appear to be currently located on the subject properties. Current Uses: 311 Morris Ave S (7840800120): Office, Parking 315 Morris Ave S (7840800115): Office (vacant) 3XX Morris Ave S (7840800110): Parking 325 Morris Ave S (7840800105): Single-Family Dwelling, Parking 1. Zoning /Land Use Designation, and Overlays: The surrounding area, including these properties, has a Comprehensive Plan land use designation of Commercial Mixed Use (CMU) and is zoned Center Downtown (CD), and is within the overlay “Urban Design District A.” This zone and overlay apply to lands in the downtown core of the city, and is intended to foster a mix of uses including retail sales, services, multifamily residential dwellings, and recreation and entertainment uses. A religious institution is permitted in the CD zone with an approved hearing examiner conditional use permit (CUP). The uses of the subject properties as auxiliaries to St. Anthony’s Church are allowed pursuant to LUA02-054 and the CUP amendment LUA23-000220. 2. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and District ‘A’ overlay area subject to “RMC 4-3-100, Urban Design Regulations” effective at the time of complete application. Minimum Lot Size, Width and Depth – There are no minimum lot size, width, or depth requirements within the CD zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard None Maximum Front Yard 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. St. Anthony’s Parking Lot Expansion Page 3 of 7 September 25, 2025 Minimum Side Yard None, unless the ground floor facade provides living room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. No new structures or expansions of the existing structures are proposed under the current proposal. Compliance with setbacks will be verified at the time of formal land use application. Building Height – The maximum building height permitted in the CD zone is 150 feet. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. No new structures or expansions of existing structures are proposed under the current proposal. Compliance with building height maximums will be verified at the time of formal land use application. Lot Coverage – There are no maximum building coverage requirements in the CD zone. Impervious Surface – There are no maximum impervious surface requirements in the CD zone. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. No new utility equipment is shown as part of the project proposal. The land use application will need to include any elevations and details for any new surface-mounted and/or roof top utility equipment as well as the proposed methods of screening. 4. Refuse and Recycling Areas: All new developments for religious institutions shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall 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. Any new or infill development would be required to provide refuse and recyclable deposit areas and collection points for collection in compliance with the refuse and recyclables standards. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070. The landscape standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought- resistant vegetative cover. Street tree species from the City Approved Street Tree List shall be provided along the project site’s ROW frontage between the curb and sidewalk as referenced in RMC 4-4-070F.2. In addition, the vehicle parking lot shall meet the minimum standards set forth in the landscape regulations, including both perimeter landscaping and interior landscaping. All parking lots shall have perimeter landscaping with a minimum depth of 10 feet along St. Anthony’s Parking Lot Expansion Page 4 of 7 September 25, 2025 the street frontage. 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 (90%) coverage within 3 years. Parking lots with more than 14 must be include interior planters sized at least 9’ x 13’ in order to accommodate trees as they mature. Minimum interior parking lot landscaping shall be provided follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Perimeter landscaping cannot be used as a substitute for interior landscaping. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A detailed landscape plan would be required at the time of formal land use application. 6. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits 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 St. Anthony’s Parking Lot Expansion Page 5 of 7 September 25, 2025 TREE SIZE TREE CREDITS 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. 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 4-4-130H.1.e 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. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of St. Anthony’s Parking Lot Expansion Page 6 of 7 September 25, 2025 any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brought into conformance. 8. Parking: Parking standards are located in RMC 4-4-080. Within the CD zone, only the area exceeding the area of the original structure shall be used to calculate required parking. No expansions to the existing buildings are proposed; therefore, compliance with the parking requirements is not required, except for subsections F1 through F9 and J within RMC 4-4-080. It should be noted that the parking regulations specify standard stall dimensions (RMC 4-4-080). Surface parking stalls must be a minimum of 8 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 8 feet x 20 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. The proposed parking lot plan contains six (6) compact parking stalls out of 36 total stalls, which is below the 30 percent limit. Compliance with stall types and dimensional requirements will be verified at the time of formal land use application. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Based on the accessible parking spaces standards found in RMC 4-4-080F.8.g, two (2) ADA stalls are required for a parking lot containing a total between 26-50 stalls. The proposed parking lot plan contains two (2) ADA stalls out of 36 total stalls, which meets this requirement. Compliance with ADA parking requirements will be verified at the time of formal land use application. Per RMC 4-4-080F.9, aisle width standards must be met for any new parking area developed. The proposed parking lot contains 90-degree oriented stalls, with a drive aisle width of 24 feet. This proposal meets code requirements within RMC 4-4- 080F.9.b. Compliance with drive aisle standards will be verified at the time of formal land use application. 9. Access/Driveways: Access to the site is proposed via dead-end unnamed public alleyway to the west/northwest of the subject parcels. The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. Compliance with access requirements would be verified at the time of formal land use application. 10. Critical Areas: The site is mapped with high seismic hazard areas and is located with Zone 1 or Zone 2 of the Downtown Wellhead Protection Area. A geotechnical report may be required if any expansions of the existing buildings are proposed. The City is currently in the process of updating its Critical Areas Regulations, it is anticipated that the new regulations would be adopted by the end of the year. 11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review, in accordance with the State Environmental Policy Act WAC 197-11-800, as the proposal includes the construction of parking for 20 or more vehicles. St. Anthony’s Parking Lot Expansion Page 7 of 7 September 25, 2025 12. Permit Requirements: The proposed project would require Environmental (SEPA) Review. This Type II land use permit would be processed within an estimated time frame of 6 to 8 weeks. The 2025 application fee for Environmental (SEPA) Review is $1,856. Any modifications to the design standards requested would require an additional $299.00 fee. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permit, a separate construction permit may be required. A demolition permit would be required to remove any building and is regulated by the Construction Codes and the Construction Administrative Code. 13. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 14. 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 Ian Harris, Associate Planner, at 425-430-7286 or iharris@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Building permits expire after one year. Extensions may be granted at the Building Official’s discretion. It is the applicant’s responsibility to monitor the expiration dates.