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Home My WebLink AboutLUA82-025ov!„.f.,,,.,„, ..,„ , , .... .. .. . .... . „. .,.. t. 30.1.,,,,...,..,..... , - r, t- I .- . .•, ..- i . OP, ,' 1 f I 1 J 1 k,, 1 VALLEY VIEW GARDENS. 1 1 N I I 1 1 4 21'. i, ,, ,,, , .., [I, g F i I CITY OF RENTON I I I IVlA R2398!! BUILDING/ZONING D T. 1.1 \- 1111 ") 1 1 i I CARR ROAD 4.1P 1 RENTON, WASHINGTON fa--, I 4,-'14,..: 1: •- '- -„%..., e Y,•••'• 1'. VALLEY VIEW GARDENS TABLE OF CONTENTS PAGE REZONE APPLICATION, VARIANCE APPLICATION AND AFFIDAVITS GENERAL INFORMATION 1 II THE PROPOSAL 2 A. Scope of Development Proposal 2 B. Scope of Sitework 3 C. Economics df the Proposal 4 III JUSTIFICATION OF THE PROPOSAL 5 A. THE APPLICATION IS TIMELY 5 1 . The Need for Retirement and Nursing Homes 5 ' 2. Market :Analysis 5 3. Retirement Home Need in Kent-Renton Area 6 B. THE APPLICATION IS APPROPRIATE 6 1 . .Conforms to Comprehensive Land Use Plan 6 2. Conforms to Comprehensive Land Use Policies 7 3. Enhancement of Surrounding Land Uses 7 4. Specific Site Advantages 9 5. Economic Advantages 10 IV ENVIRONMENTAL CHECKLIST FORM - MITIGATING MEASURES 11. A. EARTH 11 B. WATER 11 C. TRANSPORTATION/CIRCULATION 12 D. PUBLIC SERVICES 12 E. UTILITIES 12 V EXHIBITS ORDINANCE, PROR,ERTY USE AND DEVELOPMENT AGREEMENT EXHIBIT 1 SITE PLAN - MCCLARTY ASSOCIATES EXHIBIT 2 PUBLIC WORKS - CARR ROAD EXHIBIT 2A ASSESSORS MAP EXHIBIT 3 PARKING LETTER '- REQUIREMENT STUDY EXHIBIT 4 PHOTOGRAPHS I EXHIBIT 5 MARKET ANALYSIS, - PROPERTY DYNAMICS EXHIBIT 6 VICINITY MAP - ;RETIREMENT AND NURSING HOMES EXHIBIT 7 COMPREHENSIVE PLAN EXHIBIT 8 LETTER OF SUPPORT - VILLA CARE EXHIBIT 9 TRAFFIC STUDY -, CHRISTOPHER BROWN , P. E. EXHIBIT 10 ENVIRONMENTAL CHECKLIST FORM EXHIBIT 111 I i 1 CITY OF RENTON REZONE APPLICATION FOR OFFIC USE ONLY LAND USE HEARING APPLICATION NO. ' i -OR -i EXAMINER'S ACTION APPLICATION FEE $ 31610 APPEAL FILED E RECEIPT N•. a D , i CITY COUNCIL ACTION p 4. FILING DATE A Z'O 9. ORDINANCENO. AND DATE HEARING D•TE I i I" APPLICAN TO COMPLETE ITEMS 1 THROUGH 10: I. Name M-V PROPERTIES Phone 455-1269 Addr:ss 1920 S. Puget Drive, Renton, WA 98055 i 3. property petitioned for rezoning is located on CARR ROAD b{tw:en TALBOT ROAD and 98th AvPn_ S. F_ 4. Squa e footage or acreage of property ± 6.0 Acres Z5. Legal description of property (if more space is required, attach a sepa ate sheet) P'RCEL A: Lots 43, 44 and 45 of the Scott's Terrace Addition i P'RCEL B: A portion of the North 1 of the South } of the South 1 of the Northeast 1 of the Northeast 1 pL-Section 31, Township 23 North Range 5 East 1 t 6. Exi-ting Zoning G Zoning Requested P-1 Subject to a contract I rezone NOTE TO APPLICANT: The following factors are considered in reclassifying property. Evidence or additional information to substantiat your request may be attached to this sheet. (See Applicatiofi Procedure Sheet for specific requirements.) Submit this form 1 in duplicate. t 7. !Prot osed use of site Retirement Home and/or Nursing Hnme o i I I - 8. Li t the measures to be taken to reduce impact on the surrounding area. ee Environmental Checklist and !litigating Measures included herein 9. Ho soon after the rezone is granted do you intend to develop the site? Phase 1 in 1982 Phase 2 in 1983 0. 1 Tw. copies of plot plan and affidavit of ownership are required. Planning Dept. 1-77 i 1 • I 1 F RF ZUf © VARIANCE APPLICATI .ON°° 94 0 94 EO SEP CITY OF RENTON PLANNING DEPARTMENT ZE e Q 206) 235-2550 NOTE: TO APPLICANT: Please OFFICE USE ONLY read instructions on Application No.: back of this form Associated File(s): carefully befor i preparing your appli- Date Received: cation for VARIANCE. Date Accepted: Approved: 0 Denied: 0 DATE: Publication Date: Affidavit: Comprehensive Plan Zoning: I 1 In ad•ition to the information below, the applicant should include a site map and any other pertinent information which will assist in the review of this application. The Plann ng Department reserves the right to require additional information neededtoevalu=te the application (note Variance Application Procedure on the last page). l: . - of Applicant: M-V PROPERTIES 2. -.ling Addreess: 1920 S. Pu et Drive RENTON, WA 98055 Telephone No.: 455-1269 i 3. APPLICANT IS: Owner Lessee Contract Purchaser r] Other (SpeC1fy) 4. Name and address of saner, if other than applicant: Telephone No.: 5. General location of proposed project (give street address if any or nearest street j I and intersection): South of Carr Road one block east of Talbot Road Intersection i rri tion (if lengthy, attach as separate sheet): 6. Legal Pe p See Rezone A lication l 7. State EXACT VARIANCEREQUESTED/SPECIFY CCOE SECTION: A licants seek variance from 40' hei ht limitation im osed b Section 4-710. t Variance request its for 60' height limit. y/ , 1- 1 i I j 8. Why - 't the property be developed within the requiranents of the orcinnoe? Du- to the required mechanical and sprinkler systems for a retirement and/or nursing he e, the floor-to-floor distance is sufficiently greater to require the extra 20' to enable a four storeylbuilding to be constructed. , I I AFFIDAVIT I L t , ru A it-r V a-k&DclA t-tD s CfPfaCCLES NO Bing duly sworn, declare tha, I am the owner of the property involved in this application and that the Ifo =•oing statements andl',answers herein contained and the information herewith tted are in all respects true and correct to the best of my knowledge and Ibel ef. 1"(A--- C r 1/1,.trs ignature of Owner I I 1(17o S• P_)6n 7C. 1 I Address Q 7O1v WA N& \ 1 City, State, and Zip Code Number) Telephone No. 2 Z6- 1033 j d Sub cribed and sworn before me this 1'E`' day of 111 ci I .L , l9 Not=ry Public in and for the State of. , Was 'ngton, residing at 'Lt J i. Na”- of Notary Public 1 f Add ess I e le c-t, (A. `(Oo 7 1 2- k 1 1 AFFIDAVIT I , t eiE5 )de_R. being duly sworn, declar- that I am the ovine of the property involved in this application and that the foregoing s atements and answers herein contained and the informatin herewith su.mitted are in all respects true and correct to the best of my knowledg- and belief. Subscribed :nd sworn before me this l tkv d= y of 11AJA.0 19 d. Notary Public in and for the State of Washington, residing at c R.a.ANANA---c-\ ARAfreaa491_. Name of Notary Public) Signature of Owner) L441 -1 s Z.$ f ll'F,LlP Uk, 473.0 PL Address) Address), f ELLc-V(AE,t 4(ad 6-h'/ City) State) Telephone) FOR OFFIC: USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has be:n found to be thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing he filing of such application . Date Recei ed 19 By : Renton Planning Dept . 2-73 AFFIDAVIT ' 1, iU,d 7' VE- SDEL-d 4D being duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewithjsubmitted are in all respects true and correct to the best 1. f my knowledge and belief. Subscribed and sworn before me this 11117- day of If\10,. L 19 _ • , Notary Public in and for the State of Washington, residing at FiLL' v3 Q. CVO -vU t u Public)of Notary Signature of Owner 4ti' 2c be(teJh f P70 UCCL-1 DC Address) A dress) 2j' TOr\i Lta (-280-ST City)State) 22— fD3 Telephone) FOR OFFI'E USE ONLY) CERTIFICATION This is td certify that the foregoing application has been inspect -d by me and hasiben found to be thorough and complete in every particular and to conform t. the rules and regulations of the Renton Planning Depart ent governing the filing of such application . Date Rece 'ved 19 By: Renton Planning Dept . 2-73 I GENERA_ INFORMATION A. OJNER M-V PROPERTIES 11920 S. Puget Drive, Renton, WA 98055 B. DEVELOPER C/D DEVCO, Bellevue, Washington C. LOCATION iOne block east of the Talbot Road and Carr Road Intersection in the vicinity of the Valley General I Hospital , Renton, Washington D. EGAL DESCRIPTION Parcel A: Lots 43, 44 and 45 of the Scott's Terrace Addition Parcel B: A portion of the North z of the South 21 of South 2 of the Northeast 4 of the Northeast 4 of Section 31 , Township 23 North Range 5 East. Exact legal to be inserted in Ordinance. E. IZE OF PROPERTY! Approximately 6.0 Acres F. ACCESS Carr Road G. ANNEXATION DATE ! Springbrook Annexation on December 4, 1978 as per Ordinance 3268 H. EXISTING ZONING "G" General Classification as per Renton policy for annexed property I. COMPREHENSIVE LAND USE DESIGNATION , West half of property designated P/QP or P-1 Public District and East half of property designated Medium Density or R-3. J. APPLICATION 1 ) P-1 Zoning by means of a contract rezone for a 260 unit retirement home and/or nursing home. A Property Use and Development Agreement will be signed and recorded on the property in conjunction with the Rezone Ordinance. 2) Variance request for 60' instead of the 40' in a P-1 zone. 1 I II THE PROPOSAL Then asplicant requests a P-1 underlying zoning of this site by means of a contr.ct rezone which would limit the development of the site to a 260 unit retir:ment home and/orb nursing home. The following proposal is written' prima ily for a retirement home due to the present reimbursement and financing probl :ms with nursing homes. The ideal. development on this site would be some lombination of retirement home and nursing home because the people elct ng to move into the retirement home would be assured of never havingtoleavethepremisesifltheybecameincapacitatedandhadtohaveskilled-care nu,rsi , g on a full-time basis. We have designed the project such that the secon• phase of the project or even one floor of the project can be a nursing home 'f these developments become feasible. Furthermore, even if the entire proje t was to become a nursing home, the impacts on the existing systems, i.e. •ublic services, utilities and transportation would be even less than retir-ment homes. In other words, a retirement home should be considered as the alternative having the most impact on the existing system. The contr ct rezone would be enforced by a Property Use and Development Agreement recorded as', a lien on title and similarly identified in the Ordinance adopted by the City of Renton upon completion of the zoning process. The Property Use and Development Agreement, signed by the owners of the subject property, would outline specific conditions under which the development would proceed. , i e. , numb:r of units, height, required parking, setbacks, site improvements and othe items of concern identified during the zoning process. A copy of the prop.sed Agreement and Ordinance is included herein as Exhibit 1 . A. SCOPE OF DEVELOPMENT PROPOSAL The 260 unit retirement home will be built in two phases of up to 130 units each. i (See Site Plan Exhibit 2) All living units will be • contained in four story structures to take advantage of the views and to minimize site coverage. All units in the retirement home will be either one bedroom apartments of 470 s.f. to 620 s.f. plus private balcony or two edroom units of approximately 760 s.f. plus private balcony. All units will be equipped with small kitchens. All floods will be served by elevators, stairs, storage areas and laundry facilities. Due to the age of the residents, all buildings will be fully sprinklered and secured by 'an electronic door system. The first phase will include a two story Common Building of sufficient size to accommodate the ancillary needs of both phases. The Common Building will contain the following amenities and functions: 1 ) Central Lobby, Entry, and Mail Room 2) Kitchen and Dining Facilities 3) Administrative Offices 4) Medical-Dental Offices and Beauty-Barber Shop 5) Lounge, Gifts, Pharmacy and Library 6) Hobby Rooms and Woodworking Shop 7) Enclosed Pool , SPA and Dressing Areas 8) Solarium aind Greenhouse I addition to the P-1rezone request, the applicants have also filed a variance application requesting that the height limitation be increased to 60 feet from 40feet. This variance is needed to provide extra spae b:tween each floor for the spinkler system and mechanical system. Due to the increased floor-to-floor distance, the architects need the additional 2o' on each of the four story buildings to provide for an aesthetic rof s stem. The principal reason for granting this request should be thefacttatnosurroundingviewswilleverbeblockedwiththeadditional20feet. T e eastern hillside on our property line is over 80' above the level of o r first floor. , Any future development on the north or south will n t i cur any view blockage because the view is westerly and our buildings are set in the middle of the site. (See Assessors' Map Exhibit 3.). his application is based on a parking ratio of one space per two unitsfortotalon-site parking of 130 spaces plus a minimum of two vans for she esidents use. This ratio is more than sufficient because less than 50 esidents in the1whole project will have cars. The vast majority of esidents neither need nor are physically capable of driving. The need for oarking is by the staff; the estimated full-time staff for both phases will oe around 60 people. With three shifts per day the maximum staff parking eeds will be about 35 cars assuming all drive to work. Except for an vent with invited guests, there will never be a need for 130 parking' paces on this site. he City of Renton does not define a parking ratio for retirementhomesasyetbutweunderstanditiscontemplatingaparkingratioof1 :2 for kitchen-equippedLunits and 1 :3 for units without kitchens. This will be more than sufficient so we believe some credit should be made for the use of vans. Theyare mandatory for retirement homes. In order to assiSt the City in establishing this parking requirement, we are including the text of a letter and supporting data from other projects as Exhibit 4. In most developments in this area the parking requirements wereexcessivewhichresultsinlandcoveredwithasphaltthatcouldbetterbeusedby the- residents for private gardens and landscaping. Even though we have provided 130 spaces, with 30 to be added when needed. w1le the Ugt to allow us to build only 100 spaces no B. SCOPE OF SITEWORK The existing conditions at the site will necessitate grading in two areas. The steep slope along the eastern property line will need to be terraced and landscaped Ito provide for pedestrian walkways and seating areas (See Photographs). Upon completion this hillside will not only be attractive but afford an excellent place to walk, visit and enjoy the view. Secondly, the first twenty feet along Carr Road will need to be graded back and landscaped to increase the driving sight distance around the curve (See Site Plan Exhibit 2). This will allow safer driving and at the same time improve the front of this site. 3 I Th- utility work and roadwork will consist primarily of a stormwater drainage system and two driveway connections to Carr Road. Drainlines will be installed under the toe of the terraces along the easternpropertylinewhichwillconnecttothestormdrainlinesforthebuildingsand p.rking areas. Any required lines for surface or subsurface water entering i to this site will also connect to this system. The drainage system will t. en connect to al detention system as required by the Renton Public Work D:partment. Discharge from the system will be directed to an existing 2," line that lies under Carr Road. (See Photographs - Exhibit 5) . C.I E ONOMI CS OF THE PROPOSAL I spite of the strong national and local demands for retirement homes , t e supply of these projects is severely limited by economics. Retirement homes are expensive to build and slow to fill up. First of all , retirement homes generally cost up to 40% more than a multiple family project du to the extra cost of the social , administrative and dining facilities. Ian addition, even though the units are small , the costs of kitchens an d bathrooms are the same as an average unit. Thirdly, a retirement homer has high break-even point (± 90%) due to the cost of staff and extra debt ervice. Basically, the kitchen, housekeeping and administrative staff re needed even if the facility is only 50% full . Consequently, the eveloper needs additional capital to carry the operating expensesuntilreakevenisreachedandaprofitisrarelyachievedduringthefirst ive years of operation. etirement homes are not only slow to fill up due to the high rent but lso due to the nature of the tenants. They are retired people with no- orking income so they often need their finances set up properly in advance or need additional support from relatives. Others wish to live s close to their relatives as possible and will wait for openings in other retirement homes. Still others will not qualify for health reasons. ome find this style of life unappealing and elect to leave. Consequently, most retirement homes take anywhere from one to two years to fill upJ Thus , a minimum of 260 units were needed in this project to make it feasible. In addition , the need to. phase the project was based on the slow rent-up problem. I i II 4 III JUST FICATION OF PROPOSAL The 4roposed change of zoning is' justified in that it is both timely and appropriate for this site. A. THE APPLICATION IS TIMELY 1 . The Need for Retirement Nursing Homes : America is confronted with a phenomenon that is new to us. A child born in 1900 could expect to live 48 years. A child born in 1953 could expect to live 69 years. A child born in 1981 could expect to live 75 years. Today, more than 11% of the U.S. population - nearly 26 million Americans are 65 and over, and this population is expected to exceed 55 million in the next 40 years. Advances in medicine combined with lowered birth rates is the underlying cause for this demographic. phenomenon. In Washington the situation is similar. In 1977 over 19 of the population or approximately 360,000 people were elderly. The people living in family situations were decreasing rapidly with advancing age. Due to their longer life spans more women than men were rarried and were seeking some form of institutional environment to supplant their former lifestyles . Likewise, in the Seattle area the need for institutional care, retirement living and subsidised housing is great. For exampl , the Seattle Housing Authority has a waiting list of over 4,000 with the average waiting time of 3 to 5 years. Existing retirement home units are generally fully occupied depending on the rent charged and the date of completion. Nursing homes are almost 100% full since there has been little or no new construction of these facilties for the last 5 years. The condition of an elderly persons health basically determines the nature of the housing need. Those persons in good health, seek more active lifestyles with a tendancy to prefer living units with kitchen facilities. On the other hand, those with some handicap or advancing lage tend to prefer centralized dining facilities with limited nursing care in-house or nursing homes. 2. Market Analysis In 1978 aImarketing study was completed for this site by the well known firm of Property Dynamics of Kirkland, Washington. Such uses as condominiums, apartments , single-family and elderly housing were studied. Because of the existing land use in the area, the consultant concludedjthat the best use of the property would be for elderly housing of some type. The complete study is included herein as Exhibit 6! 5 I In summary, the consultant determined that there was a demonstrated need at thi time for elderly housing and that the nature of the existing surrounding land uses made this site ideally suited for this use. In particular, the ready availability of a nursing home, a hospital and medical professionals was an over-riding factor to the success )of such a project. In addition , the availability of transit and private vans would bring the residents within easy reach of the extensive shopping areas , entertainment, and religious organizations in the immediate area. c. Retirement Home Need in Kent-Renton Area At this time the Kent-Renton area has no retirement homes which, by definition, provide centralized dining and laundry facilities. Most of the surrounding areas do have retirement units (See Map - Exhibit 7) . Auburn, Federal Way, Des Moines, Burien, Seattle, Mercer Island and Bellevue have retirement homes but not the Kent-Renton area. Due to its central position in South King County, Renton is a logical place to have many successful retirement homes. Obviously, the best lace for such a home would be the Valley General Hospital area. In conclusion , we have seen from the above analysis that this proposal is timely. There is a growing national and local need for elderly housing. Secondly, our market analysis concluded that at this time some form of elderly housing would be the best use for the site. Thirdly, that the Kent-Renton area and this site in particular re a logical place for this form of housing. B. HE APPLICATION IS APPROPRIATE 1 . Conforms to, Comprehensive Land Use Plan In 1979 thelSoutheast Renton Comprehensive Plan was adopted which indicated that 50% of this site should be P/QP or Public Distridt P-1 zoning and that 50% should be medium density housing or R-3 zoning. (See Comprehensive Plan - Exhibit 8) . A retirement home fits both oIf these designations quite logically. Medical , dental and administrative professionals will be needed in this project to care for the residents. And, by its very nature, this project involves living units assembled to a density to economically provide for a healthy and active lifestyle of its residents. Nursing homes, on the other hand, are already included in P-1 zones. It is our understanding that at the present time the R-3 and R-4 zoning ordinances are being revised to specifically include retire- ment homes. Some provisions will have to be made to allow for greater density in these zones if retirement units are to be feasible. The extensive ancillary facilities and administrative overhead to provide for the unique needs of these residents requires additional units to amortize these costs . On the other hand, the relatively insignificant impacts to traffic, police, schools and recreation justifies Such an increased density. Without this flexibility the retirement homes usage in these zones will not transpire and to this extent reti1rement homes are not similar to medium or high density 6 housing projects. We think the P-1 zones in the Valley General Hospital should be specifically identified as eligible for Retirement Homes. 2. Conforms to Comprehensive Land Use Policies In general , this proposal is in the public interest to be grant d based on the following Comprehensive Land Use Policies : a. "Encourage the development of a variety of housing types--- " This is a perfect time and location for the City of Renton to adopt a style of living that is needed in general and appropriate for this site. In addition we look forward to working with the city staff to adopt a zoning and parking code for retirement homes in the City of Renton. b. "Encourage the development of a viable economic base that enhances the image of the City----" This specific usage has not heretofore occurred in Renton but it seems logical that retirement units could be very popular in a centralized area such as Renton. c. "Preserve as much as possible the natural characteristics of the land, including topography, native vegetation and views----" This proposal will not only preserve but will enhance what has been • an eyesore. The steep eastern hillside will be landscaped and stabilized. The 20 . feet along Carr Road will be altered toLafford better ,driving conditions and enhanced with proper landscaping. The exilsting plateau area will be cleaned of debris and trash and developed for the enjoyment of the residents . d. "Encourage the development of uses that will be compatible vith adjacent and proposed uses and that will be beneficial to the community----" There can be little doubt that this proposal will he compatible with and will enhance the hospital area community. 3. Enhancement, of Surrounding Land Uses The adjacent land uses will benefit by the development of this retirement home. a. Valley ,General Hospital The hospital is in a continual expansion mode due to the on- going growth of the South King County area. The residents of this pfoject need immediate and quality medical care at all times. This increased utilization of the hospital and its services will contribute significantly to its continued growth. 7 i b. Valley iVilla Care Center - 4430 Talbot Road S. This 1616 bed facility has been fully occupied since its first year of operation but the addition of a retirement home within 100 yards of its property can only add to its continued success. It may be necessary to call on its nursing personnel in time of emergentcies which will be a benefit to both facilities . See Exhibit 9 for a Letter of Support from Valley Villa Care. c. Medical Offices This retirement home will draw heavily on all of the medical specialities now present in the area. In addition , this project will necessitate geriatric specialists in the medical profession to locate either in the limited professional space on site Or in the near by area. At this time it is more appropriate that the applicants see a usage other than professional offices for this site in spit of the obvious reduced land value. The City of Renton has recently granted approval for a 12 acre site (One Valley Place) south of Valley General Hospital for professional offices (See Assessor Map - Exhibit 3). Until the One Valley Place office park is substantially constructed, it seems appropriate to seek another use that compliments the area. Due to the high development costs imposed on One Valley Place to construct roads , utilities and existing street improvements , it must be noted that the resulting land prices at One Valley Place will preclude any possibility of those lots being economically feasible for a retirement home. d. Residential Uses The single family residences in the near-by area will neither be affected positively nor negatively in the short term after this project is completed. However, in the long term this project is part of a pattern of an emergency hospital community that will contribute significantly to the increase in land values for medical purposes . In particular there are no single-family homes abutting this property. The property to the south is designated "G" whi h may belultimately zoned multiple. The property to the west is now used as medical facilities. The property to the east is designated as S.R. 7200 by the County but the steep hillsi e and immediate stream will prevent any future single-family development within 200 yards of ever occurring. The property to thenorth across Carr Road has the first two lots already zoned RM-900 (See Assessor's Map - Exhibit 3) . At this time it is more appropriate that the applicants seek a usage other than medium density (R-3) zoning on this site in spite of the obvious reduced land values. The City of Renton has recently granted approval for a 17 acre site south of Valley General Hospital for a 325 unit multiple family development. Until that project is substantially completed the need for additional multiple land will be restricted. e. Shopping Areas Numerous shopping areas will benefit from this development. The shopping areas at Benson and Carr Road to the east will benefit as'well as the South Center Regional Shopping Cente . In addition , the food supply and linen supply businesses wi 1 benefit directly. 4. Specific Site Advantages A retirement home on this site is particularly appropriate for some very specific reasons. a. Traffic An over-riding problem in this general area is traffic con•estion. Furthe more, this site can only gain access on Carr Road wh .ch is the main arterial through the area. This retirement home has a traffic impact that is not only less than 30% of a normal multiple housing project or medical facility but will have a peak hour condition that does not coincide with the existing peak traffic conditions now in existence. In other words , this project should not necessitate any significant street improvement work to maintain the current traffic flow. (See Traffic Study - Exhibit 10) . The fact that this proposal will not necessitate costly str et improvements has been an inducement for the applicants to s ek a usage that does not command high land values . In other words , the savings from street improvements partially off-sets the lower land values associated with retirement and nursing homes . b. Impact on Adjacent Uses The isolated nature of the site with an 80 foot hillside to the east and a 60 acre gravel pit to the south has distinct advantages for this proposal . There will be no negative impacts to any present or future uses in thee areas. The single-family areas to the north across Carr Road are so much lower than this site that no views will be obstructed. The two closest homes across the street are already 30 feet lower than the average level of our parking areas. In addition, the proposed buildings are set to the piddle and south end of the site. 9 c. View Potential Inhabitants of retirement homes enjoy and appreciate a good view. They have ample time at their disposal in their living units to enjoy a view. This site is a high plateau that affords unobstructed views of the entire Kent-Renton Industrial Valley and Olympic mountain range. It will be a big advantage in attracting residents . 5. Economic Advantages A retirement home and/or nursing homes will contribute to II employment and expansion of the tax base. In addition to the many businesses that will supply goods and services on a daily basis , the full-time employment of this facility will be in excess of 60 people. Beyond the direct expansion of the tax base from this project, there will be an additional incentive to increase prof ssional and accessory use-related space in the immediate area. I 10 IV ENVIRONMENTAL CHECKLIST FORM - MITIGATING MEASURES The following items a-e keyed to the Environmental checklist form inicluded herein (See Exhibit 11 ) . A: Item II - 1 EART It will be necessary to stabilize the eastern hillside on our property. This will include the grading of the hillside to remove the ravines caused by water run-off (See Photographs) . Two intermediate level ati.eas will be graded and landscaped for footpaths. The in-between slopes ill be compacted and landscaped to prevent any future soil erosion. The toe of the slope will be retained by a rock or concrete retaining wa 1 equipped with suitable engineered fill and drain lines connected to the drainage system. Another area to have a topography change is the hillside fronting on Carr Road. It will be necessary to alter this hillside to improve the sight-driving distance around the curve on Carr Road. The existing . rade averages about. 1 :1 and the new grade should be 1 :4 for the first 10' in back of the sidewalk and then increased to 1 :2 for the balance of th distance up to the roadway in the parking area. Landscaping in this area will be purposely designed for low shrubs and ground cover for the f rst 30' behind the sidewalk. B. Item II - 3 WATER Since this site 1s an abandoned gravel pit, the level plateau area h.s been compacted by heavy earth-moving equipment that prevents normal absorption. In addition there is no vegetation to break up the soil . Consequently, small ponds and surface seepage can be observed on thel site during the winter (See Photographs). South of this site there is another gravel pit area owned by the State of Washington that is presently in operation.- i The change in absorption rates and surface water run-off patterns th t we envision will be a positive change. We will install drain lines along the southern property line to intercept the subsurface drainag and direct it info our drainage and detention system. Secondly, we ill break up the compacted surface of the site and landscape around the 1 buildings and pajrking areas to allow proper absorption of rainwater. The regrading of the site will remove the ponding that now occurs. The detention system, designed according to Renton standards , will prevent any uncontrolled run-off that probably now occurs during a 10 year rainfall period. The engineered discharge will be tied into an existing 24" storm- drain under Carr Road. This stormdrain is tied in directly to a 48" manhole across the road (See Photogra•phs) . 1 This development will remove a water run-off problem that now exists on this site. 11 C Item II - 13 TRANSPORTATION/CIRCULATION The text of a traffic study prepared by Christopher Brown P. E. is included herein ;(See Exhibit 10) . Although any development generates additional traffic movement, this development generates for less traffic than the potential uses that are possible for this site. An office fuse or multiple residential use on this site would generate up to three times the amount of traffic that this retirement home or nursing home will generate. The traffic study mitigating measures call for two driveways for access to Carr Road with the main driveway lined up with 98th Avenue. In addition, a transit turnout and bus shelter have been suggested to aid the considerable number of residents expected to use transit service. We are fortunate that there is hourly transit service to Renton and the South Center Shopping area as well as two additional peak hour rout s to the Renton Park-N-Ride station in the downtown area. D. Item II - 14 PUBLIC SERVICES a) Fire Protection - There will be no need for new or altered fir protection services. Adequate water pressure now exists with the new pump station on 43rd Street. b) Police Protection - There will be no need for new or altered police protection with this development. c) Schools - No demand on schools will occur. d) Parks or Other Recreational Facilities - Due to the extensive social andl recreation programs and facilities provided within the project, there will be no demand placed on the City for off-site recreational needs . e) Maintenance of Public Facilities , Including Roads - There will be no additional maintenance needs created by this project. f) Other Governmental Services - None E. Item II - 16 UTILITIES a) Power or Natural Gas - In-Place b) Communications Systems - In-Place c) Water - A new 12" line was recently installed in front of the property. I d) Sewer or Septic Tanks - An 8" metro line is in-place. e) Storm Water Drainage' - There is an existing system to be tied into with adequate capacity. f) Solid Waste and Disposal - City services are adequate. 12 ORDINANCE I AN ORDINANCE relating to and amending page of the Renton Municipal Code to rezone certain property located on the South side of Carr Road between Talbot Road and 98th Street from General Classification G) to Public District (P-1) and accepting a Property Use and Development Agreement in connection therewith. rl BE IT ORDAINED BY THE CITY OF RENTON AS FOLLOWS: Section 1. That page of the Renton Municipal Code is amended to rezone from General Classification ("G") Zone to Public District (P-1) Zone the following described real property: 7 EXACT LEGAL TO BE I INSERTED LATER as shown on Exhibit "A", and the City Clerk is directed to place a copy of said Exhibit "A" in a volume entitled "Zoning Map Amendments," all as contemplated) in EXHIBIT 1 ar. , I1 I a Section 2. That the Property Use and Development Agreement which was submitted to the City by the Owner of the property described in Section 1 hereof, recorded in the records of the Director of Records and Elections of King County, and filed in by which said owner agreed to certain restrictions upon the use and development of said property to ameliorate the adverse impact of uses and development otherwise permitted in the Public District (P-1) Zone upon private property in the vicinity, is hereby accepted, and the City Clerk is hereby authorized and f i directed to deli 'er copies of the same to the Director of Public Works - Building Department. Section 3. This ordinance shall take effect and be in force thirty days from and after its passage and approval, if approved by the Council; otherwise it shall take effect at the time it shall become a law under the provisions of the city charter. Passed by the City Council the day of 1982, and signed by me in open session in authentication of its passage this day of 1982. F President of the City Council Approved by me this day of 1982 Mayor Filed by me this day of 1982 Attest: City Comptroller and City Clerk SEAL) ft Published By Deptuty Clerk 1 1 i PROPERTY USE AND DEVELOPMENT AGREEMENT THIS INSTRUMENT, executed this date in favor of The City of Renton, a municipal corporation (herein called "City"), by the undersigned owner of the within-described property (herein called "Owner"): W ITNESSETH : WHEREAS, Own r has a fee simple and/or having a substantial beneficial interest in the following described real property (herein called the II Property"): EXACT LEGAL . I TO BE INSERTED LATER 1 and, WHEREAS, a petition was filed with the City to rezone the Property from General Classification ("G") zone to Public District (P-1) Zone pursuant to the provisions of the Zoning Regulations of the Renton Municipal Code, Title and the Hearing E Examiner and Planing Staff recommended to the City Council that the ipetition be granted subject to the execution and recording of an agreement with the City pertaining to certain uses and development of the property r 1 in order to amel'orate the adverse impact of unrestircted use and i 1 development in ai P-1 Zone; 1 I 1 1 NOW, THEREFORE, Owner hereby covenants, bargains and agrees on behalf of itself, its hens, successors and assigns, that if the Porperty is rezoned to the P-1 Zone: 1. That any use or development of the Property permitted in any zone more intensive that General Classification ("G") shall be subject to the following conditions: a) The structure proposed in Owner's petition shall be no higher than sixty feet from the average grade as defined in the Zoning Ordinance. b) The total retirement units allowed in this project shall be limited to 260 units with a required parking of 130 spaces. The owner will construct 100 spaces with the additional 30 spaces to be constructed when needed. c) d) 1 i e) fl g) 2. This Agreement shall be recorded in the records of King County and the covenants hereof shall be deemed to attach to and run with the Property and shall be binding upon the Owner, its heirs, successors and assigns, and shall apply to after-acquired title of the Owner of the Property. 3. This Agreement may be amended or modified by agreement between the Owner and the City; provided such amended agreement shall be approved by the legislative authority of the City by ordinance. 4 This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. 1 7. r J 1 ' .1 1 5. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, or restriction hereinabove contained. M-V PROPERTIES BY BY it i 1 STATE OF WASHINGTON ) ss. COUNTY OF KING On this day of 1982, before me personally appeared) and to me known to be the. and r of the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and dieed of said corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execite said instrument and that the seal affixed is the corporate seal of said corporation. In Witness Whereof I have hereunto set my hand the day and year first above written. INotary Public in and for the State of Washington, 1 residing at I I li yP Dp I t i Y 1 i i I ROJECT STATISTICS LL m.Ta•-wm.,-41.••r N..s.a••••••.1 177 aV• as.1...v. Am wl n••oats.F..I•..w. do. not ra. 1, ice 10,111.111 w^ti Ay __ MO EIM - O --_ -_- YN.L 1' _ lo,u.•...•II bY.•.•P 4 e .. Y.1•• 1. moo•-.. i"- J S 1791h SIRE I _ MI Ole.- F. O 11 _ M. al - '.. 6. • M.Or o..o...u..e.l i yi rec...twl T 1T DIuuRDs sMNf4ttttd/ i, t4;u't4'E y o••es. 4/ i 1oa. LilgENg a.7 L L Ia.IOQ P WIN;-.M 11112.1O N. ljj} \• L. Iltt.1 //... tale maw i,MMN o...ec..v-W • IRu.. u-I M N.r Q •-a../• ..• --- I f l u...eee.e/ 138 feu. Net.. .r-.I.Raman. d t e INera 11' R^: A M, t` IF` NOL ANU 1 VON 0.AT, cfS" MO 1 m mom I•c...m-r —.. IS.tamer a I r ` f` ` ly9 -•f. N`1111 7; iI •-. f. . 1r.n.oe a \i /'/l J.r_LV•AullR it 1 ,•, 41114 t • 1 i Mu 2 lc._4„. i fir- I - :'• \\\ ./ t', 1.Iry`,I T 4:.tl• ; 1 i 1•a. Is-_m1wgn 4477.s MI -146''.,. 0121 ii14 C r; • \ I_p\UA' 4 I f'1 : 10 l.11. i'ss _r, 11/VA iielS` CRt.1`.`.405/6.i2 .e n \ . _ . n ae hi wewlsw I---- - 4., . - s,- - r ‘a 1k.,.,„: ei:1111111111111111 i%'/IiWIL SECOND FLOOR PLAN ME !.` 1 s1Y7 / Ni _: 1reCIFr.i•fig: Ail r r' 3°e aao =oe b o ae w Oo ioio o _si .c000io I () 11111111111111111111111 11111111111.111...= IV's- II 'a'13 at‘fq--.4'. II IT '! 1 f=1. i lh GINIMA LOD. MIN i-s t r' 3 wt= m-m toea ee G etiNcw.T{• { coIL : legated w.M7.0 ie,.oIRo lf,•,•// I:__>-' ' N01..•y'y't 1•.J F_,ry lc .,psi:;* II'• 4 /c' / I I I I I I I r I1 I I 8"I'j U:Is+jF• c"ii,1 1. :. $ 0.. u11 \ '' ., ' w\ ra f4`yj a 7• j' 0 „.1• s .•a 1, 1Y;is isk\:dWI SOAR IIII _ :.,,":\\::\\io \1&\.‘a,`0elle ,''Noo`:•I IO-FAQ i w a;..!:'-:.,''qr.. n •.I . SITE PLAN ® I'=40' NORTH W. TENANT- -r- ._. A/ 1 TGNl.Ih• W. It r _- 110114•1'•l.17 i? ti P o. 11i.W.' ' T,-----t-fk:Ve'cig-7. la I I' a cv DII.t!WOW! NOONAN!"./*r INFIJN tiL WIIT TTNe A.Ole DAM.. MOT rfret,'•01! WPM. UNIT TM'L'• TWO DORM u.y..i owml UNIT PLANS FIRST FLOOR PLAN EXHIBIT 2 BASEMENT FLOOR PLAN T. 23N., R.5E, W.M. I 18 STd./B*92.5/AN.•sz 7I•!Ie7i/loll..)AK 22 •• ' r 10 s 4... l 3 j/ ;/ 4:71 b 8 G/N/'RO ECT— - -— nr.a 32 \ REG/N F.A.M./SRO.No.3090(/JNibs/ z. warn,tun,(")„. N t ! r' 6` rcow ro- .- tb'i a• 7,.`,. AAD Nnpi r;,,,,, b j' it 1 r.i)tJ h J' . y \ Y t CAI 1 a a, C4 vi %/ fv'fl"/ etrs)Gb JY ! \\. ty /'• w ' 1 M, . • t.. ry\`- [J'e, /" 'e'• 47.4e,40,. • b •. n., 0 4•"..l/`EV,..,T • •i rvyam.n o\ e/ d 4`/ I err—G` ti _ 1 a c're, aN w J., a i n I r 7j • + l7 ;/E".0 e. Jr. e, r i 4 ROLN .'I p jefr/' rl. l 1 '•.,,'Q` .'`. y 1 Y t? Ac 1,° n E 1 c1 awJr fll Pie i4C4..., e r oI H U t•Tt71/ IJ" 1. Rik I t e•Nee r,^ NEI/vEI c-Jisd N O N 7 w ore....,, s• K, I-,r 1!....,'" KING COUNTY DE T.OF PUBLIC WORKS R ar,'+,ores a. A. t.L...eee.Lr a,, i 7"® P. SICARRaIZOAD515r[:Llutet,e 9LML nw.,mu+Pop ap/,Mtl,eY tn.rn P. E Jt." rP N•' OEM 9.91-23 5 0 marrow Amor I1 YLeiellaa0 N.IeIOa N. 7 l\SS— 0 iE CONST. STATIONS r r-ram 4.4.., a y ,,,,ze, Ay.e•I rAe CL EAR/NG 4' GRUBBING' LUMP SUM wag TYPICAL ROADWAY SECT/AN I• 4 1 Irem wart Fr- r 1 Port Neere,r rrq M' er R I t3,330 roe ti 1 Z j err et 39 VO3 , S ri e0Y'•'•'o lip ItI •I J Cs_ 93' l r .i J_. I I . I e D8 ,!L'_ ASRI MeR C. T. 1 I i 0 nester K C.A S. Y. RwLm-ur O / I I A io 1to r I L^ e 9. t 9O a`V a I ._ .. 1. I 1 , • 1 ro:: tao_!.: erv2_. it Zit I' LII I t° II ire ill 11 F1 tip k" 1 1 i h sCr .-- L i3900 t rss 8'' • j----- tss cs ems Il\W i° 9% - ZoolI v - iw- i. un:ao oo i t30 `' j'01.• c 0 30 00 it o ill a r; r 0'.. 1,,_ 7 o,Pe / PT n a nm rt l In r r,cae.". I >a t Ss P'.' 1U4 tir11, CO nrq fi EXHIBIT 2A _ _.... n bc ,[,ac.eo j d ROADWAY EXCAVAT/ON INCL. HAUL 240 CU. YDS. EMBANKMENT 980 CU. YDS. rIll cn,vsr f- 20 22 2S 24 l:. 2 o 4 -, . 4) L_ ..... Atm j LAe tp 1 W O w.. ww.•} tD d 1 vs V el! Z Ha 4a i) it 11,;;,.. ii aI X 1 ii :,_. i• 31111 i y y E i' ' ice p i ; i ii:_, of T et, ' . ! ' '.' n i• el ill 4., c ii,. 414,.. ss, , a Ilrj a }.,; ; 4 :' fib + c, st I1 tv 111 4011,,, tieliii r; _ 21 III 1 I r... i .,; 4 1 , ,,,• i 1• 1, 0t !, 0.--.." 4 g 4 . ..-. a _. .... -. I- ? ti il 1 1 ..., 74: 1, 1tt, 03 tk= h 8 ( t O Ira Q ... 4y. ac _ - r N I 41I • i; I I r •••' I w• re.. i- sal... N 01 ' mire • w ti ,•+. 1 M' Yarr tart ai 1p Z 4 I l 1 rpy• NW irf+ y. rr 1 L> p/ y EIS i 1 . I+ 111!.. , lnr1 Al Y1rn. l- 1irl 1• C'' r.• Ql 1 Decemb_r 8, 1981 Mr. IRoser Blalock Senior Planner Buildi g Department City o ' Renton Renton, Washington Dear Roger: Our ,co pany represents some landowners seeking to make a rezone applicatio fora '.5 acre site in the vicinity of Carr Road and Tabbot Road. We plan to see4 the specific use of a retirement home and/or nursing home under th- P-11Zo ing. We do not however, see a clear indication of the required parkins for the retirement use in the Renton Codes. In order to do our site planning, we request at this time a parking requirement determination. A reti ement home comes closest to the convalescent or nursing home design.- tion w ich requires ones space per two employees plus one space per three beds. A retirement home is not a nursing home, however. This uwe does not fit .he multiple unit requirement of 1 1/2 spaces per unit as the residents are an average age of 75 to 80 and rarely drive since the arelloi employed and many times incapable of driving. Most retirement uni, s are 'si gle occupant as well . This u•e does not fit the residential hotel designation in P-1 which requires one ;;sp.ce per guest room plus 2 spaces for each 3 employees. The inhabitants of 9etirement homes live full-time on the premises, and often get a life- time m:mbership versus the itinerant nature of a residential hotel . Encleos:d you will find a synopsis of parking requirements as prepared by the Dan or Corporation, a major West Coast developer of retirement homes. The believ: that one space per 4 units or 1 per 3 units is more than sufficient parkin. for a retirement home. Danmor, in fact, normally requests that even the !jre•uired parking be constructed as the need arises so that the residents can ,us: this extra land for gardening till the parking is needed. Anothe factor in this determination is the almost universal use of vans excllus vely for the residents uses i.e. shopping, social , and religious actilvilies. All centers that we've visited employ at least 2 vans full- time o an established schedule. Please call if you need additional information for this parking determina ion. Sincere yours, Daryl Connell EXHIBIT 4 Enc.; PARKING ZONING REQUIREMENTS f RETIREMENT APARTMENTS January 14, 1980 CITY REQUIREMENT Edmonds, Washington Variance obtained - 1 to 3: San Francisco, California Varies by district. Section 151 of . 1 City Planning Code, Residential Homes for Senior Citizens, requires one- fifth of parking requirements for regular multi-family housing. Seattle, Washington Housing for the elderly - 1 to 4. Spokane, Washington 1/3 by variance * Redding, California Housing for the elderly - 1 to 3 by variance. 1 space per 2.6 units variance obtained by The Danmor Company. 1 Yakima, lashington Variance obtained by The Danmor Company - 1to4. Portland, Oregon 1 space• per dwelling dnit,' except by variance for elderly housing. Lake Oswego, Oregon City of Lake Oswego has. special ordinance to grant variances where there are common dining rooms, kitchens and other services provided. Dallas!, Texas 1 space per each 6 beds, plus 1 space per employee position: (This is requirement for buildings described as residential ho es for the aged, not to be confused with nursing homes.) 1 1 Spok'ane: Requested variances may be taken up with Zoning Board of i Adjustment, City of Spokane. Important: City noted that in most variance applications for retirement apartments for 1 the aged, results allowed 1 space per 3 dwelling units. 4 111 PARKING VARIANCE DATA January 14, 1980 In determining the required number of parking spaces, several II factors need to be considered such as: Life-style of residents Income ltvels Age Existing parking problems Location of facility Public transportation Additional means of transportation - 2 to 3 mini-buses to be provided with scheduled transportation Thr-e reasons for reducing the number of parking spaces for the eld-rly: 1) The elderly have different life-styles and housing needs. 2) The elderly, proportionately, have fewer vehicles. 3) Statistics show that more than 90% of residents are single and this type of person is usually anxious to sell his or her car after moving into a situation where transportation is provided. Also, with the cost of gas becoming almost prohibitive, they find it economically necessary to give up driving. l ec.gnizing the transportation dilemma of older people, Madison Iiou.e has offered them continued mobility through the use of a min -bus service. RETIREMENT APART MtN I rAKKI NU n«Lu u nLr LI.I J City of Edmonds Oidi ance #1718 allows,by conditional use permit; 1 per staff memb,r or employee and one parking space per four dwelling units. This permit is personal to the applicant and does not. run with the and and is subject. to review and modifica'ion or revocation. 1 E. Joseph Wallis, City Planner Citylof Edmonds Civic Center Edmonds, WA 98020 Cit of Spokane Boa d of Adjustment On .pril 9, 1975 App oved application for variance to provide fifteen parking spaces for fourty-four apartments (i .e. 1 space per three dwel- lin. units) . One of the Board members stated they found that his orically 1 space per 3.89 dwelling units was adequate where up.limental transportation (such as a van or municipal bus) is available. Cit of Seattle Per Zoning and Platting Code requires (for boarding houses, etc.) 1 parking space for each three sleeping rooms or for each 6 beds, whichever amount is greater. Ci ry of Yakima Bo- rd of Adjustment On April 14, 1975 Approved "Special Property Use" permit for project containing 78 dwelling units and providing 36 parking spaces (Review by Co my Engineer and Planning Director is required for final ap- pr.val) . 4 3 • , . ••• 1• 3•. i,..,:::, ...:,.. t.,. 4..:;,... 41,.., 1...:., i... 5:..,:.. 3;•, y: i,;.,...:: 4,:,':••..:.. 1' 4... f: 4'.•- 4c 3' ... .;. t..i.. i^; l:, A+'! t,', 1Oi;. 1 4,• 43. • ;. ik•'.••' t..'' k''''"' t04 i3d? 1•1'••'' 1.-•'' t', i./'.. •.•;.. k.'. H•.. T,.••, 0;‘..-......,...., c i i f t Iri 1 er141", - i' ,'.‘ . 1. pkiti.;, 40: . 7j.••" i. / ', 1t4•!..,.. 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I,. 1f s • lit,itAkf., ti xtT, .fa .r T t K!rrp jti_y t-- ,t' mil- J' Q'. Property Dynamics 906 1st STREET • KIRKLAND, WA 98033 • (206) 827-8520 Uri August 31, 1978 Mr; R•n Heins The R M.H. Company 18204 - NE 189th Wooldi ville, Washington , 98072 Dear . Heins: We ha ,e completed our study of your site located in the Renton area of KiIg County, Washington. We !ha e reviewed several uses of the land - that is - Condominiums- Apartuents -Single Family - Elderly Housing -. Because of the ex- isting land use in the immediate area, we feel that the best use of l the p operty would be for Elderly Housing of some type. We feel that he other possibilites may not be compatible with the area, and welfe-1 that under the circumstances of the present SR single family zoning, that some of the other uses mentioned above, may be difficult tojge approval for. In an event, we are proceeding under the assumption that you will belab e to obtain a rezone for the property. Yours truly, Pro erty Dynamics Timoth D. Fahey TF/f EXHIBIT 6 A VT yes C1 ID\/GVC Gwl IIOAlUMC1UTAI ACCi=CCMCNTC FFIICIR1I ITV CTLIOIFS Property Dynamics 1906 1st STREET • KIRKLAND, WA 98033 • (206) 827-8520 General Feasibility _Rata: Client: Mr. i Ron Heins The, R.M.H. Company 18204 N.E. 189th Woodinville, Washington 98072 Property Location: The, subject property is located in King County, Washington near the City of Renton. Specifically,, it is located on the south side of Carr Road and east of Springbrook Road. Legal Description: 1 . Lot 43 - Scotts Terrace Addition less County Road. 2. Lot 44 - Scotts Terrace Addition less County Road. 3. Lot 45 - Scotts Terrace Addition less County Road. 4. A portion of the North z of the South 5 of the South of the N.rtheast 4 of the Northeast 4 of Section 31 - Township 23 North- R-nge 5 East - lying easterly of Carr Road. 5. A portion of the South 1 of the South of the South lz of the N.rtheast 4 of the Northeast 1- 4 of Section 31 - Township 23 North- R-nge 5 East - lying easter of Carr Road. Zonin.: We ha e been advised by the King County zoning department that the exist ng zoning on all parcels of land listed above, is - SR. At th s time, no re-zone has been applied for. Tax I formation: Lots •3,44,45 - Rober D. MacPhaden Estate 181/5 Normandy Terrace SW Seaatt e, Washington 98166 Milla'!e Rate - 14.922 it 1978 'eal Estate Taxes: Lot 43 - Value - $ 900.00 Taxes $ 13.43 Lot 44 - Value - $ 900.00 Taxes $ 13.43 Lot 45 - Value - $ 900.00 Taxes $ 13.43 2700.00 40.29 MARKETI G SURVEYS, ENVIRONMENTAL ASSESSMENTS, FEASIBILITY STUDIES 1 if: 1. 6". -,,, .... sff• ,,,.;•:%,...r!ot ; 1/ri" ;. MIV.'; '.';.' : _,: ../.. t -).,...;?.•:.- . NOTTT. 4. moor;- 1' ; ._ .•. V.1-r--. ' si tt . ... L.:7,4.-.',__..e_... 1"`-- i. .. ._ „Lai. . i o .., ---•••••• •,„ o ' s. moot.iii3oo-:%;`:,.. 0_... 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A look at population trends and economic forecasts for the State of Washington. i B. Updated data on King County. C. Building permit data for 1976, 1977 & 1978 for Renton and other cities in Puget Sound area. D. \Census Tract Data for subject property. E. Current data on apartments in the area. F. Recent land sales of RM zoned property in Renton area. G. Active Condominiums in Renton-Kent-Federal Way area. H. Data on elderly in Washington I. Section 202 & 231 (Elderly HUD programs) J. Financial Pro-forma for RMH Elderly Apartments A K. Construction & Development costs for project. L. Copies of documents of recent transactions of land under con- sideration. M. List of existing elderly units in area. N. List of Property Dynamics Jobs. 2. ,'A. rtments : We have looked at the subject property for the purpose of develgp- in• multi-family units on the site for rentals. Although the va- ca cy rate in the area is still very low, and rents are increasing, inulation is still outstripping rental levels, and it would be di' ficult to construct a building which would show a cash flow. 3. We are presently compiling an update of our June, 1978 list of Co dominiums, and they appear in your next newsletter. We are re.ching an overbuilt situation in that category at this time. We would not recommend that course in this area. 4. 'We are recommending that the subject site become a planned unit de elopment to include the following phased operation: A. A housing for the elderly development. (phased) B. A medical building C. A mini-shopping area designed for elderly. F k W= believe that is the sequence in which the property should be d=veloped. The first step in a normal PUD is to get the phase i which will give you the population to support the other part o the development. D. We are not discussing sizes and costs of future phases at t is time, since we feel that it is premature. It will probably- be. 1980 before +he first phase of this development will be com7 pleted. A guess at costs and rents beyond that date would be pure speculation, and we would not be able to support it at this time with facts. E. We have reviewed most of the Elderly Housing developments o. the congregate care type in the state, and have generally found the average mix to be: 60 % efficiency units Approx. 420 S.F. 40 % one bedroom units 620 S.F. There are of course, some mixes which vary from the above, but we will use that data- for the purposes of this report. F. We are including data on the HUD programs which are present y in existence in the area (202 & 231) . The obvious advantag-s of these programs are high term, low interest rate, and hig loan/value ratio. 40 years @ 8 % with 90 % of value loan. One of the basic problems at this time is the unavailability of Section 8 funds to assist in monthly payments of tenants Section 202 also requires a non-profit sponsor which you would have to cultivate to participate with you in the venture. The programs are attractive, but we would be remiss if we did not point our to you, that you would be taking some chances by a participation in the program. Government supervision and control are +he negatives and low interest, long term loans and possibility of small equity investment by owners are th positives of the programs. G. As the list of elderly projects indicate, there are very fe units in the Renton area at this time. Our check of those units indicate that there are presently no vacancies in any of them, andlthere are waiting lists. H. We feel that the following favorable conditions exist for t e development of an elderly project on this site. 1. The areaihas already established itself with its hospital and medical facilities, as a good place to construct such a complex. 2. There exists a real shortage of elderly housing in King County. 3. The site is so situated as to have a good outlook to the west. 4. Use of mini-buses can provide easy transportation to major shoppinglat Southcenter. Summar. : As the next stage, we would suggest the hiring of someone to prepare a site plan for the total project. The! to•ogrpahy lends itself to a situation where we feel that the elderl, apartments should be situated as far as possible from the noise .f the traffic along Carr Road. We do of understand why this parcel of land is still zoned SR as it doe- not seem compatible with the surrounding medical and office facili ies. It is •ur opinion that the subject site is well suited for the use we are suggesting, and that initial steps should be make to under- take a rezone for the uses suggested. I I ti 1 l• T CII- I 1 T. 1.. 1E71. -L., TM l' T. 5: AT T I 1 LOr ITALEOT PC l t5 1 SL O' 1 1 AL% 0: SL TM E TO EL- LM 50 ROI e T%05 TH 'S.:L- ALS RC : 3 cT THj 1 10% "LR,E 10 R',T PAC 14''.5' PT ' 1 LIST OF 2=.5k FT TH AL: C':;Rvc TO LEFT RAC 2C FT CIST OF 24.?2 FT , . 1 j TN S 02 4E S 70 FT TH N i 7 14 E. 112.?' FT TH 4 I 1 i ' sc ' ' ^ E-1 rT TO TFOe LESS I BEG AT FT L Or TALBOT RC I 1 1H0.:C FT L" Or S LI, SC P. "y S: SH1 . T. S O, -. FT TH N !l ', E 7.>0. FT TH N 1 • F'• .? • /5 ,J :i PI TH N '; 0? '.t I i rT TO " L OF TALBOT RC I TN 5 ?' 'i .; TO TF05 LESS 1 FOR FLATTEC S''01TS TERRACE C? : 31 2 ' 5 CO? 21 . :L '. :?'? I : 4 ' 0 HOSPITAL •IL P: T C.; :, FOR OF ` 1 1 OF NE 1 " W OF I 10-.. ., 1 N WA y4.^SS SFR:N;,5ROOs aC _ OF SR ib7 1 LESS 4 Y5 FT I i 1 00/ 0/ 31 /3 05 4005 1,1.422 4 1 .1 _1 QLA',3 r41RIC% 0, 21175 POP Or N 1/2 OF S 1 '2 OF S 1.2 i AS110OC ';R /0r NE 1 '4 OF 4E 1 '4 L" ELY OF I nF 1 A ..A 1P501 CARR RC 1'of. 'r• 31 2, 05 300E, 14.422 7% T 4201. 1 C-",CL t QilIANO I-ATP1. ( , v' 711 ' H'OR OF S 1 '? OF S 1 '? OF S 1 2 OF a ', 1_o0r: LR NE 1 '4 OF 'NE I ", L' EL Oc CARR A. . aA . • 1• 5C RC 11 21 05---- 9007 14 o57 1:? I 21101Z ''71:. j : 1 '. ti H Iw.:N:A IIS.1 I •, Or N6: 4 Or NE 1 '- L" W 1H OF ST N: = 5 11 ? 6:' LESS CO RC T114 ,...AS5 1 21 ' 05 4010 15.043 Q. T 2121 11-,.'.1 1 alit ' 0'..FAN- ;VC RC7'' w 1 '2 Or SE OF NE 1 4 LESS V 1 . ;.1 1 1 '1 --•, 495 FT LESS S 10 AC LESS CO RC 1TI, c uA ak111 I C' 21. 23 05 4011 14.'57 , I 1:11- 1 1%1 al:C, "O FOR Oc 'VP 1 '4 OF Nu i ': L' EL" OF tl l . . , Ha\NON H0;.,1i ST HWY . 5 LESS FOR S Oc LN 1H 5 : 200 FT N OF 8 FLW C 'L S POTH ST A"L L .IA 41 c 31 23 05 12 i k5 •7 • T I ..~ - T w PAkt O NW - OF NL . - LESS 'W 17 FT T ' „NTRA_ 9LC5 LESS 7C ROAC 1 4 10' I I--- -- - . . y1[K +iY*- kA IE L woMEss I LEGLAlOESCRiPTOM LEVY SP •17 S'• U? M•=A'••' . . RIOT rt .!, ,.ire : +, 1,, • ^ 131 23 05 co° '. 14.5S; ' !T ' 'l 40• •' 1 - : . .ALS :0 SW 1 ~ OF NW 1"; LESS BE;, AT NW1COQ SC SI1BO TN S I I c- '2 51 ( o- 45 ; I TH S W c5C '2 FT TH S .,,. 00 -).; W 15; .0 FT TH N " 3r ?i W 1 7.T:' . -2 TO 'W 0SUB: TH 1 0?- E ` IT 70 04 l -,c i rT _ESS 70R1:5 1 1f'23 C5 O14 1'..92: r1TLY 1 FOR OF N 1 '2 OF SE 1 '" 0r V.' 1 . 4 i I L' v ) F IST H.V1 I 5 A E W OF L N 5'.C55," /. PT J OF E Lei Or W 1 -' Or 1 ' emu . u Au 1 '. 0- NF 1 '•, .I SS Portio s of North and South tr , Patric . D. Sutherland 1814 -stwood Drive Olympi- , Washington 98501 Millaa: Rate 14.922 1978, R-al Estate Taxes : North 1. Value $ 8,800.00 Taxes S 131.31 South , Value S 10, 800.00 Taxes S 161.1.6 S119,600.00 5 292.47 Grand otal : Assessrd Valuation S 22,300.00 Real E-.tate Taxes S 332.76 Goner rental Jurisdiction: King County NO A 1) 1 A. Ir 1 ( r> t L ! ems_ \ 1„! e; 4 C I 1 1 1 a 11•,•• 1 1-• b t S _ it ti.,••: A. Hr`` co sr• r; I ' f 7 \\- or t 6 i 1 te. 1, ' i• a ( 1)• 111 I J ti'' ir?' J hl tj I l 4'+ 1Yi4 II l Ira '- 7- f I I, Y 1 J r r • . 1 Y./ t" t. PC r 7l f 1 u I I' 11j. f1t` A ; I i V Z s n, ` a1, Y . 1. ' n Ye UJr ' vm. ti' L. 1. I 1 ''~ r,_ 0 1II 1' 1 s~ 1 4. 11' ',(' I IK 1. i1s1 11f S i J) r 1 • - 1-,, St, I_),. 1 rJ u: I Ins i vi I 1 t. . IS fi1.; C 1.' I I The lElderly in Washington : E 1 The need .for housing the elderly in the State of Washington has been becoming more critical in recent years. There are particu- larly long waiting lists for the subsidized housing. We have had the opportunity over the past several years to talk with men ;and women over 65 years of age, and to conduct feasibility studies and surveys in Seattle, Bellevue, Spokane, Tacoma and Whidbey Island. Changes in Life ec`_arcy: A child born in 1900 could expect to live an average of 48 years ; a child born in 1970 could expect to live an average of 70 years. The major part of the increase occurred because of reduced death rates for children and you adults. As a result, people are living much longer. At age 65, life expectancy is 15 years - 13 for men and 16 for women. Average life spans for children born in 1978 is about 66 + for men and 75 ' I for women. That sex difference starts at birth, so that in the over 65 group, there are approximately 140Iwomen for 100 men. By the year 2,000, population experts predict that this ratio will widen further with 150 women for every 100 men over 65 years of age. This has been presenting some social problems. Women today, control almost 80 % of the wealth in this country. In some of ourlinterviews with Women living in housing for the elderly, one of their primary wants is -- men. At the present time, thewaitinglistforwomenattemptingtoentersubsidizedhousingforthe elderly is more than 3 years, but only 1 year for a man. 1 In 1970, one of every 10 persons in the united states was over 65 years of age. In Washington, it was 9.7 % of the total pop- ulation. In 1977, that figure has increased to 10.5 %. In this century, the percentage of the U.S. Population over 65 has increa ed from 4.1 % in 1900 to9.9 % in 1970, while more importantly, the number had increased from about 3 million to 20 million.. Th erefo e, we are confronted with problems which are basically new to us. The' problem of carinig for the elderly is going to continue for at least the balance of this century. It is projected by HEW (Health Education and Welfare) that by the year 2000, only 22 years away, the;lover 65 population will increase by 46 % to about 29 million. If Ithe present low birthrate continues, these 29 million people will be about 10.5 % of the total estimated 271.1 million in the year 2,000. Here is a graph showing the growth of the older population in th United States since 1900: YEAR ' Total Men Women Ratio/Women/Men 1900 I 3 ,080,000 1,555,000 1,525,000 98/100 1930 I 6,634,000 3,325,000 3,309,000 98/100 1970 j 20,066,000 8,416,000 11,303,000 138/100 20001 28,842,000 11,303,000 17,338,000 130/100 • Washing .on is not particularly mown as a .state which has a high percent- ge of elderly people. More than 1/3 of persons over the age of .5, , live in the five most populous states: I Califo is illinoi- New Yor 1 Pennsyl ania Texas Each I of those states has over 1 million elderly citizens. States withihi.hest percentages are: Florida 13.5 Arkansa 12.7 % Iowa 12.3 a t Nebras c 12.3 South •-kota 12.2 .5 Kansas 12.1 Missou 12.1 a I BothjNew York and California have populations of over 2,000,000. Herelis some data on the elderly: In 197-, the estimated elderly population in Washington was 360,80s. About 7 of the total elderly population lived in institutions in 197 7. Most' o der persons continued to live in family settings. MoreIt. an 1/3 of the older persons (6.1 Million ; 1.4 million men and 4. million women) lived alone or with non-relatives. I Within the older opopulation, the proportion living in family settings decrea-es rapidly with advancing age. Mosto der men are married - most older women are widows - this re-1flec,ts the longer life span of women. In most cases, they outlive their ,usbands. elm ist 40 % of the elderly married men have wives who are under 65 yea s of age. Health: I About 8-, % of the older people not in institutions, have one or more ch onic conditions, but only about 20 % have an interference with th -ir mobility; 8 % have some trouble getting around alone; 6 % :see- a mechanical aid to get around, and abound 5 % are unable e.to liav- their home. Older p-ople have a one in four (1-4) chance of being hospitalized during .he year, about twice as great as the under 65 population.. Once lin the hospital, the older people stay twice as long as the under 6 • population. The Tioc . 1 Situation : The Sea tle Housing Authority presently has 7,713 units of sub- siditied housing under their jurisdiction. The average monthly rent fr•m the tenant is $ 46.00. At the -resent time, there is a waiting list of over 4,000. At some of the local buildings, there is a waiting time of over 5 years. Generally, the women have a longer wait. The in County housing authority also. advises that they have a waiting list of about 3 years. Their average monthly rent is alsolab ut $ 45.00. In addiLion to the subsidized housing, there is also non-subsidized housing available. Generally, these units also have a waiting especia ly in the inner city. Their rents, however, are substan- tially igher, and even higher than apartments for younger people in the rea. Here are some typical rents, which do not include th- dining services. (Figure a monthly food fee of about $ 180.00) to add to the basic rent. Studio snits are typically about 400 S.F. and rent for .65 PSF - One be oom units are typically about 600 SF & rent for . 75 PS? IInli"ice other apartmenits, additional rent is charged if more than one person occupy.s a room or suite. Here are some typical : (basic rent only) Madison House - Edmonds - Studio - 405 SF . $ 260/mo. .64 PSF 2 people Studio - 405 SF $ 310/mo. .76 PSF 1 Bdrm - 607 SF $ 485/mo. .80 PSF 2 people 1 Bdrm - 607 SF $ 430/mo. .71 PSF Cascade Plaza- Redmond Studio - 336 SF $ 265/mo.. .79 PSF 2 people -- Studio - 336 SF $ 390/mo. 1.16 PSF Studio - 384 SF $ 320/mo. .83 PSF 2 people -- Studio .- 384 SF $ 410,imo. 1.08 PSF 1-7 E1Dorado West:Seattle - Studio - 350 SF $ 480/mo. $ 1.37 PSF 2 people - Studio - 350 SF $ 470/mo. $ 1.34 Generally, the same pattern hold true throughout all of the non- subid.zed units we visited in the state. As we have mentioned, youlcan typically add about $ 180.00 per month addition if the person wants to eat his or her meals at the building. Four de s Fee: In Id tion- to the two previously mentioned types of housing for the elderly, a• third type exists. In order to get into type of elderl, housing, a founders fee is charged. It usually amounts fro about $ 10,000.00 to $ 30,000.00. After that is paid, the reside t must still pay the monthly rental fee which runs about the !s- .e as the pre4iiously mentioned unsubsidized living units. Many of these buildings are associated with church groups. Amazin_ly, all of these buildings in this area have a waiting list, an dlit typically costs about $ 1,000.00 for the privilege of pu t'tin- your name on the list. In 197., we conducted a mini-survey of 212 elderly people in the King--,.erce County area. We asked only 5 questions,and, were only trying to arrive at some general idea of the feelings of the elderl, . Questi n No. 1: 1 Even t'iough only 5 % of those over 65 live in various types of housin, for the elderly, have you ever considered it. ( or even thought about it) ? Yes 82 No.18 % Ques ti on No. 2: If your answer to question no. 1 was Yes, why have you not moved into housing for the elderly ? (although different terminology was 'used, we have categorized them into 4 classes) . Toolconfining, too restrictive, want freedom 41 % 1 Wailing lists are too long 31 Want a place where family or grandchildren can visit 20 % The last step on the way to the grave 8 % Don! t like institutions. Quest o No. 3 : Have l yo ever visited- a home for the elderly ? Yes 83 %o No. I 17 I Ques'io No. 4: If your answer to question No. 3, was yes, what were your impressions ? Very, Favorable 28 % Favora•le 34 0 Unfavo able 22 % Very! U favorable 10 No Ooi ion 6 I I I j I 1 I j I I I I I I I I I UL)/r . •Pt LNUN AZiJiJ i .0 rrCtr'..:r r; L.L, 1 ivi 1 c..) HOUSE G FOR ThE ELDERLY AND HANDICAPPED S. DEPART%1 . NT OF HOUSING AND URBAN DEVELOPMENT FACT SHEET t SECTION 231—'. HAT IT IS a) In fee simple 1 b) On a leasehold for not less than 99 years, or A program to ai in development of rental housing for having a period of 75 years to run from the date occupancy by ei 'erly or handicapped families or indi• the mortcaae is executed. viduals. I - c) On a leasehold for 50 years provided the lessor is a government agency. Indian, or ;radian tribe. I An elderly der •n is defined as one w o is age 62 or con- A hardicat Ped Person is one whose :moairment Projects may contain central dining and other on- greaate facilities; units need not contain nits^ens. a) is expected to be of continued and indefinite duration; (b) su•stant,ally impedes hi ability to live FINANCING independently; and Cc) is such that his ability to live independently c uld be improved b' more suitable o FHA approved private or public institutions. (Mort- housing. A d'ers n shall also be considered handicapped gases elicible for purchase by FNMA or GNMA). if such person i- a developmentally di abied individual as defined yin -action 102(5) of the Developmental Disabilit;es Ser;i es and Facilities Construction Amend TENANT OCCUPANTS ments of 196.0. I 2 No income recu:rements, except in the =se o` ELIGIBLE PRO ECTS persons receiving •era supplement assistance. a Projects :on:, ning eight or more units of detached, a No restrictions due to race, creed, color, rational e:?vltOr type multi- origin or sax. semi-detac ed, row, walk-up or family sc-_c res desicned .prirr.arii' 'or residential withinconformancewith HUD ?_'party Standards 3 °roes: must be designed for eldcr:v or handicapped for housing e eidery and handic;ooe.d. All local and they must be given priority ,n occ•-pency, but codes'and zoning ,ec...re.ments must oe met.r.oneicerly or nonrandic_oped may occupy units in the project. 2 Project .may vary wicely in lavoi r size, and design, i depending on :ne type of market to be served. LIMITS PER FAMILY UNIT 1 2 HUD will re=^'iate rents, rate of re_tum and methods Elevator type buiidistg: of operation S 3,975 no bedr /m IX,025 one-' Dorn a Project mi t involve either new construction or 2 350 two- room rehabilitation. 31,5&0 thre room 34,57 fou bedroom or more a This progra provides a 10 percent builder's and sponsors' or fit and risk allowance to profit-moti- vated sponsors. All other es. S12,30 ndroom SUBSIDY PAY. ENTS 17,1 one- jj edroom r 20," 5 r o-oecroom 1 n if pro set H• owneir by a na .p'rofit mo gaaor, 2" 00 three•b room i elicible' Lena is r^:y receive rnt supple went assist- q'%• 4,038 four-bec-'bom or more I ance/ Such assistance av able onlw/in certain t 1 I prrc as r rat supole7+ent pr m is under In areas .~here cost revels so reouire, limits per family unit may be increased up to 45 percent. spensio'n. I ELIGIBLE MO TGAG.ORS • BASIS FOR CALCULATING THE LOAN a Individuals, partnerships, corcorations including non- Nonprofit mortgagor: 100 percent of estimated. re- profits or other :coal entities approved by the placement cost of the project. FHA Commissioner. Profit mortgagor: 90 percent of estimated rerracem nt PROPERTY RcCUIREMENTS cost. a The project must be located on real estate held:p Mortgage term is limited to 40 years of 3,4 of I I a n ng economic ife, whichever is lees. the 'Land use intensity" number, land value, „noer- I randtng as to pr -:-: c-,aracter+sties including type v. "e current maxim•_m interest, rate is 8 percent. of unit size f;sa f; ; ^-,ber and market rents. i a Amortization is v.a :he !eve; annuity ,monthly pay Any^clic Lion `or conditional commitment,ent, based nt plan (.cqual monthly payments to principal on the flnd7nC5 expressed n the 5:.t:1A 'a•tal, must and •nte'‘,Sti. I be accompanied by an additional fee of S1.00 per 51.000.00 of the mortgage amount reduested. The NOW SPONSOR SHOULD PROCEED (inc!ud:ng application fee of S1.3'0 and the conditional com- information on fees and charges) mitment fee of S1.00 will be credited to the application-commitment fee of S3.00 per S1,000.00 e;iminary _on'e _.nee with HUD area or HUD/ of the mortgage amount recues;ed. FHA insuring o=fic`—identihr'ng locality, general site, type of :foiect contemplated, amenities to be In addition to the S3.00 aegregate of fees for a offered, number of units and rents to be : I~ arge..commitment, there will be an inspection fee of 55.00 per 51,000.00 of the commitment amount- he initial -process rig stage is Site Apo,raisal and larket Analysis ISAMA). SAMA appi':cat.on is a Mortgage insurar.oe premium is collected in ad..arce made on Form 2013, and must be accompanied by at a rate of '.4 o`f 1 percent of the mortgage amount. a tee of S1.00: per 51,000.00 of more .e amount rerues;ed. 1 a Morgaoet service charge not to exceed 2 percent of mortgage amount. a If the proposal is worthy of f-urher sr•oy and consideration cpiicant will re ivle a 'Site Appraisal and 'Market Analysis Let-ter,' expressing a rNMA— .. percent of mortgage amount.a INFORMATION SOURCE ADMINISTERING OFFICE HUD Area _ ':!- or HUD,FHA Ir.& ir.-g Assistant Secretary for Housing Production Office. ar,c artcace Cr.c:it—FHA Commissioner. I 1 le n V G 6-i976 April 1975 Previous Edition Obsolete) HUD•314-F(3) 7.PC e!e-a3a F .I F k 1 ,cMadison6.1-lousecFloor Plan I 1 Studio Apartment 4- r._- 1 I (.> i•I i 1 i - ' • • ; I i • I I ft j L.. ... -1- -• i <;."-----'..\\ 1 r e.:74 !0 h. • • - ---1 i • • __ ,--, r--.,.--kii4 i 111 • r ,...6 1 i 0 _ ____.___1 1 V 14'ti--- 1 a 'IC t 11 '--11--;-----= t,,,/ / I. ' LLJ L i,. I i 1 1?71 i EDI`". i. I 0 1 I•.__—1 kl'.----------/ 1 4'.Er I I117.• 1- 1 4. 1. I I 4813 mu ft i I One Bedroom Apartment eiCe 5'.e me.ew e.a• 1 I 1 n 4.u 1 ri 0 r7).‘ 1 II i• • 1 V .----;÷---.- 1 t"' ift .. . t.• 7.:.--- S:7---_-_- t-- :t. s..„. g... • .,-:7: . 4,* "-t,, I s. Ik ....1ii ii* I _ . r.- I Iri F-- i...„ ......____„_____L.,,,,„......„........„.....„., i), i tk i. i...411: - W..!„;•••:7:t.... I, i Os 1 ...-.---• , t: I 1 • 1 12- . i as i- •-• - ' -16"—'; 1 ri77-777-7-17-77.71:ill • i • 1 • di! .( 1 r' l- , 7••••• s: . . . . .. . ,,...,,,. 1, 4i',, ,,„71 rP. o"1' 757 aq n J_., Property Dynamics 1906 1ST STREET • KIRKLAND, WA 98033 • (206) 827-8520 1 STATE OF WASHINGTON Population Trends in the State of Washinaton : The official population of the State of Washington is determined every 1$ years by theIU,S, Bureau of the Census through a physical count. The 197. official census , as of April 1st of that year, was Three • Million, Four hundred .'thirteen thousand, two hundred and fifty. . 3,41 ,2.0. Dur± a ,he 10 year period between official U.S. census counts , the official State Population is determined annually by The Office of Program Planning and Fiscal Management in Olympia, Washington . Each year, t is data is published about June 25th, and it reflects the estimat-d population as of April 1st of that year. Briefly, that figure its arrived at by: 1. Con_i derinc births and deaths during the year. 2. Con_idering housing starts and demolitions . 3. Con-idering present vacancy survey. 4. Est mating the average size of the family. 5. Mul iplying that by the number of housinc units in an area. That is simply put, and other variable factors are considered, but that is basically how it is done. During he early 1970 ' s, primarily because of a drop in the Boeing Compani-s employment from 108,000 to 34, 000, a loss of 74, 000 lobs, the pop lation in the state remained stagnant and suffered migration losses in 1970, 1971, 1972 and 1973. To compound the migration loss , the state passed an abortion refer- endum, .:nd the birth rate and number of births dropped dramatically during that period of time. 1 Po.ulation - 1970 - 19177 change Year: Population from 1970 1970 ; 3,413,250 1971 ! 3,430,100 20 0 1972• 3,418,300 15 0 1973 . 3,424,300 32 0 1974 3,448,1100 1.02 0 1975 3,493,990 2.34 % 1976 3,571,591 4.64 1977 3,661 ,975 7.29 1978 ' 3,774,300 10.58 0 Here 'is a look at a 1011 year period of natural increases and migration for the State of Washington. MARKETING SURVEYS, ENVIRONMENTAL ASSESSMENTS, FEASIBILITY STUDIES I I Natura Increases : Year Births; Deaths Increase 1968 54,900 30, 100 24,800 1969 52,900 28, 800 24, 100 1970 59,900 30, 000 29 ,900 1971 60,000 29, 800 30,200 197? 53,100 30, 400 22,700 1973 47,700 30, 400 17,300 1974 48,200 29,900 18,300 1975 50,100 30,300 19,800 1976 51 ,700 30,500 21,200 1977 52,300 50,600 21,700 1978 57,256 29,789 27,469 The: sizable drop in births after 1971 is largely attributable to th= passage of the liberal abortion referendum. The birth rate is still below 'zero population growth" . The reason for the Lcrease in the number of births since 1974 is primarily bec!au-e of increasing numbers of women entering the child bear- ingla_e. The birth 'rate continues to decline. For! t e purposes of studies, it would be reasonable to expect an an ual increase by natural means of between 20, 000 and 25, 000 each ear. Migra ion : Here -re the migration figures for the State of Washington for the past 0 years: Year: Migration 1968 82,200 1969 33,600 1970 13,700) 1971 13,400) 1972 34,000) 1973 11,800) 1974 5,600 1975 26,100 1976 56,400 1977 68,684 1978 84,858 We an icipate that the in-migration to continue at the same level or highe for the next two to. three years for the following reasons : 1. 1 Strong employment picture A. Boeing announcement of airplane orders into 1980 plus ex- I pansion plans at its Everett facility, and increases in monthly production. B. The continued development of the Trident Nuclear Sub marines at Bangor in Kitsap County, with peak employ- went expected in 1979 and 1980. IC. The development of Nuclear Energy' site at Satsop in Grays Harbor County; at Sedro Wooley in Skagit County and at Richland in the Tri-Cities area of Eastern Wash- i.ngton. ID. Possibilities of facilities to transport Alaskan oil throuoh this area. E. Increased activity in trade with other nations and addi- tional usage of the deep water port of Seattle. 2. 'De-ire of population in densely filled areas of the eastern Un ' ted States to move to a more desirable environment. 3. ! Ha sh winters in the midwest and east, coupled with fuel short- ag-s and costs, will continue to lure people to warmer climates. i Where the people are movinc: Approximately 75 % of the states population lives in areas west of the' Cascade Mountains. About 70 % of them live in counties along the, Interstate No. 5 corridor from British Columbia to Oregon. Since ' the' in-migration really began again in 1975, we will illustrate where they are moving to in western Washington. This covers the 2 year period from 1975 to 1977. 1975-717 of County Increase Increase 1977 Population San J an 1,500 35 % 6, 100 Islan. 7,528 25 % . 37,528 Thurs 'on 15,100 18 % 101,000 Jeffe son 1,500 14 %12, 600 Clahl-m 4,100 11 %41 ,000 Mason 2,400 11 %24,600 Clark 15,000 10 % 164,000 Wahki-kum 300 9 % 3,800 Kitsa. 10,200 9 % 126,3.00 Whatcom 7,400 9 %93,600 Lewis 3,500 7 %50,600 Skagi ' 2,600 5 %56,.000 Snoho ish 10,200 4 a 278,200 Skama is 200 4 % 6,100 Cowli z 2,500 3 %73,200 Grays Harbor 1,200 2 %61,400 Piers 8,9,00 2 % 422,400 King 16,400 1.4 % 1 , 164, 400 Pacif_c 1100 6 % 16,000 Total 110,638 4.0 o 2, 738,828 (Western Washington) 1 Q 2 2', • ', AI' 11 u) U) u) (Il U) u) .0 'V .(1 0 'S t-' l-• h h t.., ) Li-1 C1 (-0 'A '•1 (J () Cl C1 C) C) W ...1- ".4.0 1 • 1'• II, t; PI , I .I 2 'U: to (7t AI' Co to rl 'O d D./ 1 ID N 7G' p1 1.. 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O I0• QJa WAIixen4aO4O0' w0JaU. 0• dWWNU1 I0I-• O`: 1' N • C) d L is • • • • • • • • . • • • • • • • • • • • i • • • • • • • • • • • • • • • • • 1' W W w— A W gO----- 1 ' 4- 44 • O- 00 0 g- ChitA- F•-=•-)- a- Oo ` 0- 10-- 01- o W- q) I' - 4 0o- Oa N - 1 CrN-- O' - F+ W UO 1a 41. •) W 0 Hp cop c) N 0 ) V4 N{ A N1 0 H,, , p O Co CO • l) NN 64 ( 0 W 0 1-+ co U1 a, m CP U1 • CI' co tO t) los A 44 ., IV cal A 41 A 44 dJ A pr 41 44 O4 OY O4 OV A J- I 44 OBI 44 44 A A OV A 44 di UV al UV 44 . 3 u1 ID I Pro p e Dynamics E 1906 1st STREE • K;RK'LAND, WA 98033 • '206) 927-8520 KING COUNTY 1 II I ere' is some updated data on the number of housing units in the Ci :y i of Seattle and King County. It is updated through April 1, 19"9. Al- thoug:. :here may be some slight variations , we believe the data is r ve_yolose to being reliable for information purposes. Method: We use the 1970 census tract data is our base. As of April 1, 1970, the Census bureau determined the following number of units in the King; County area: real)Single Family Multi-family Total I Seattle 133,981 87,929 221, 910 3a1, {i-g County 155. 858 • 35, 413 201 ,27' Total rang County 299, 839 123,342 423, 181 i Froml, the base period, !we add in the number of new housing units each IF year;; and subtract out the demolitions. . We verify our data with :he hous;'ng figures published annually with the data published by The • Puget_ Sound Council of Governments. Zn 1975 (data published _n .A^,__] of 197 7) our data was !close to being exactly as theirs . As of 4/ 1/78. .our estimates are:. Area,, Single Family Multi-family Total 1 Seat;_le 133,720 95,675. 229,395 ' II Bal. ; King County 202,827 541239 257,066 Total King County 336,547 149,914 486,461 1 I_ Condo. vs. Apartments 1 I Area Apts Condo SeatFle' 96.07 0 3.93 % Balance King County ! 89.69 g 10.31 a Total King Count? 93.77 g• 5.23 g Number of Recorded Condominiums as of 4/:/"8 City' of Seattle i 3,760 3alarce of King County 5,591 11.Total 9,351 1 i 1 MARKETING SURVEYS. ENVIRONMENTAL ASSESSMENTS, FEASiBi1JTY STUDIES i I Condominium Conversions : Seattle Of the 3,750 Condominium units, 1,149 are converted from ! . apartments. The conversions at this .Time, represent abou 1.2 a of the total number of a;,ts in the city. Kin. Cr-, : In the balance of King County, 2,239 of the 5,591 Condos minium units are conversions . That represents about 4.1 e of the total King County area apartments ;minus Seattle) . Avera'ee size of familyy continues to drop, as in 1970 average size of fami]y _n King County was 2.73. In 1975 , it was 2.53. The city of Seattle is down around 2.20 at this time ( estimate) . I King ,Co my Population data : Over th seven year period from 1970 to 1977, King County has shown very I _ tle growth. This is primarily because of the heavy Boeing company layoffs in the early 1970 ' s, and the resultant out migration of the opulation. As a po nt of information, in 1970, the 3oeino Company employment represer ted 22 0 of all jobs in King and Snohomish Counties. Today, the :lob distribution has more variation as the Boeing company pre- sently trclays about 3 a of the working force in these two counties. City 1970 1977 a Chance Auburn 21,653 23,055 6.5 3e11evu- 61, 196 68,500 * 11.9 0 3othe1l 4,979 6,295 * 26.4 Des Moi. es 3,951 6,730 *70.3 7 Issasua; 4,341 5,078 17.0 e Kent , 16,596 18,,250 * 10.0 5 Kirklan 15,070 15,350 * 1.9 0 Mercer . stand 19,819 21,350 7.7 Redmond 11,020 17,757 * 61.1 0 Renton 25,878 27, 150 * 4.9 a Seattle 530,831 500,000 5.8 0 • Unincb prated 411,750 423, 640 2.9 a reli ina:y 1973 estimates are: Sell evu= 73,300 Bothell 6,727 Des Moi. es 6,883 Kent 1 19,373 Kirklan. 16,200 Renton 29,200 Redmond 19,937 in •o I' CI 1; 1 n. dI Ii co to m N IA U1 0' N O O O' 'll Co In el 'U el 'O OD trl t- O In 4J' PI ,4 C() n O N C) m r) rl 0 r-I ,-4 co -t co 'o ,-4 m d In rl t- O d' m r l In 01 N m m •r If) C) • • • • • • • • W PI 'O O O' Tr m O (''1 ,-1 cot0 CT r-4 •C) O r/ t-- .-I (-- t'- VI In Cr N O' N N In II 1 q1 r-I r-I r 4 ,-I N r-4 .-I r-( .=4 r) --U 7 4 Fl I' I/ 1' •U la 0. r I 1 i 0 1 Ib Cl. r4 In W C: Q O .O O' O Q O -1 0 0 m 0 O Tr O Q 'o 0' O O O 't O O to O O ct 4) 014I0OOOCimmw0 ) t- In o (-- 0 0 N O O m m UI O O 1- In o NOON 0 0 I 'O O 0 0 (1) In ,-4 N r-I m Tt In In m f) O O O no to 0 (4 .-4 no Tt In in (1J I • 0 co 441 N t- •o In 1. t- in t w 0 0 'o kr) rl N N t-'o in d I,- In t- 0 0 'o 'o no N tr 'I riIIl r; a1 q 1 C1 ,0 N ,4 r4 I N N r I N O •O NI 'O N ,--I .-I .--I N N r-I N 0 'O 17 • 1 4- 44' 1' f (')o t In .-4 rt In .--I rl 11 0) KI p t-- P n N O' o r4 4-I r(1 ,, n' r, v f I n. a 1 ' fl 0 -.I o• 0fl• v .1 ,l W tI Cl 4n i x W :' I 'c) t t t- ,4 .1mNaom .-1rnO' 01Ot- mIn •OInOInrl-Cla) (. rlO 'ON hl t)1 r1 n O W VI r-4 W IT t C) In rl 4 c7 ,1 O O O• rt TT O Tr ( NI N Q'In t- t t d nit' en (O I I4 -rl 1' 11 tl F: I1 t- O' noTt r 1 elrl 'U (T t 'O Cl N t no 'O 'O N t- In t- r-4 (13 co N In l. 01 II) I O al •' 4-1 4) . I no a0 en •O ,i O' CD Q C41 4, 1 -4 N r1 N rt N N N ch. in t- h N (- V.1 N :'s 4' r' cq IJ .1 I •,I Cr) 't •O r) r) co rl -t N 'O d co It -t' 1 r-1 .-I 4-4 .-4 4-4 r4 ,-I rl r-I .-4 4-4 rI N ,-I 0 )-I I '' . 4 U o pi .‘,4or 1 (a 1. 3-I W 0 •, I 4a .,I1II: M •-1 4 ti !.) 4Y) 4 4 1-I 4. 4' t1• In )4 1I .-I .r' I I' V) 'U FI 1-4 j J. 'I.1InI10W1) Ir. W V) p0 Fl C.: 01 4' a 0 .1OOOr1N rtO0 'tQOI'OO ti O (Td0 woos 000O0toco E 'U (If 14 4i 4' IV 0 W W 1 , I Iii o o r) O '-t d N rt In i 0 O i cU N I O 00 m O O' O enr) 03 O O O O 0 5( 0 VI (V •.4 .-1 V v4 O •,1 •,t m In 'O 0 0 0 I- O N CO rI 0 i rn 'O 0 co m 'O co G co In N .o no O 4n no 'o -r. W 1 Ch W ra (4 Cl G. .. .. .. .. .. . .. .. .. v. . .,rl tU rl 4r1 VI 11 • vl -.I in .11 .- In 'O rT O 'O cT O 0 no O In t-'d O t-- O0 t- O O d' 00 N r-4 m 0 'O t- t:_ +' A••rI ) 7 Ili al -,1 I. 4' ra v nl H 0 t- -I O m I' tU In O' •0 'O--t!0 •-4 0 'O d' O rl rl aq r-1 N O' m m 1n rt'. r'-1 l I4 •,I 0 .r. In I •.I r V)N 0 0 (n IN m m•O t- In I' O 'o i co m t- In 0 Tt t- "t to '0 to t-. m In O •r 1 'r7 4' v 1 v--1 ',, tir: /- 4' 0 I 1 Ns I••1: 1 :.i o 1: o U N 0' rt t• N -t In 'o r--I O no m i N VI 0 ? m-'O ,-1 N N r-1 H N .n I; r. 41 II ,-1 •,4 •.1 m r. I:n r1 A r-4 r 4 i N r) 1a t Cr) .4 r4 •..I n_ •r4 t. U ,1 1 1-4 I m I ''• P d W 0 . v •r1 •rl nl 34 v) (I) 11) u) q) 0 p r: 0 •ra rr 11 ••to n •.• 4-• •' 4' v1 0 4-1 N I D-• () U F: F: F7 FI )-,. •• 1 (1' I I III :1 :1 :1 _1 tl. W I• a) •II I I. 1. 4: r. O •' w m n In r) r0 r-i t t t 1n N 'v'Inr) co In '' -.t d' to co N O rT r1 in •O co o m .} ON .r, tU NI •' ;• I11 .-1 4•I' t. 0 •n r) ) -r In (- r1 I Ir) to (n (T t- 1 - '-t ON rl O O -t Cr In In I'- r-4 t'- r-I In co # to ( 1 J: I, q U :J )4 (1 W I Tr N ,-I . I rr ,-1 '-r N,In C) to (-. N co in ,-I .-4 .-I ',1* r9 N '-I CO •,I /' 0 y rt O 41 1: 0 a) I In I I 'O 1 $ I 4 1 1 I ' U) i OD N c- la vl n U) $ N . U i 0) W O .0 (Il .-I 111 ry,In v 'U U -Cl1 U r 4 in .V, 1), W r' 'U ",I. 'U Cl W r; V ,, V 4-4 1 t' 1 la r r-4 •.I ,Q (: 41 1 . I Ill (a G: 0' O r I v ()1 iJ r4 (r) (1) Q I' L) 'd tU r-I•r-4 1 1) o S r 1 •,( n n t) :.1 r[l t_ UV I •-I I 0 I' In 1 W OF I..: U' r l R 4-4 0 0 1' .-4 1 1 (U W VI Cr .-1 ',t W 0 0 +' r l n P V,, .0 QI 1-4 CI r1 i 7.11 4-1 -11 U ,a I' V U' C g 4' 4' al O rI .p 0ca 0' Y t1 p-_U fi rG' 41 (a I-I 4-1 -- a - --W 0 -:)--1-I I' I , 0 ,-1--I' In q 1:r,-r g-n1 1' O .-I 4' In 0 I I r; N N W n I 0 Io U .r q p O -,1 I n W O • (n W •.I I N, • W W W O C7 W 0 'U In W 4 -1 W W O co t, (n ,: 't I ()I: In In 11 I-I ;r Y Y ,_) 5: h: n: cn (-' r Cfl nn rtt 1-4 .`C "I! ; ,A : c4 r>; U) t-' i, r) c/1 SUMMARY 1 977 1311 1-L D IN(; PERMITS I( IN(; ('l)IINTY S1NU.8 VALUE/ MIJI."I'I - VAI"Illi/ CITY 1977 POP. FAMILY VALUE IIN I'f FAMILY VALUE 11N I 'I' TOTAL VAI.l16 Aiil)_2i3-); 21,055 ' - 136 $ -4,680,112. ) _ $ 34,-418- _ 1=4-5 - $- --4=,-94S,(it)(-)--ti- 1 4, 1'1 1--- -- 9,025 ,820 - -- - Ik I Icvue 68, 500 573 $ 26, 465, 533 $ 46, 1137 1 , 2 1 2 $ 24, 277,695 $ 1 9 , 54 / $ 50,741 , 228 Bothell 6,295 125 $ 6,621 ,057 $ 52,968 5 $1 "16, 14O $ 2'7 , 228 $ 6,757, 19'7 0us Muines 6,730 78 $ 1,808, 515 $ 48,1127 1, 6011, 515 Issaquah 5,078 39 $ 1 ,460,721 $ 37, 454 24 $01 '7,2'/2 $ 25,719 $ 2,0'77,991 Kent 111,250 2117 $ 10,692, 123 $ 37,254 119 $ 4, 166,000 $ 11, 122 14,878, 121 Kirkland 15, 350 167 $ 5, 516,463 $ 13,045 565 .5 10,271 ,060 $ 16, 179 15,7119, 561 M. 1slan(1 21 , 350 190 $ 14,937,349 $ 78, 618 51 $947,056 $ 16, 570 $ 15, 664, 405 Redmond 17,757 638 $ 29,686,600 $ 46, 845 82 $877 , 200 $ 10,698 $ 10, 764,000 Renton 27 150 254 $ 9,769,8813 $ 36,464 30 $ 4,8136, 5(1ll $ 14,8011 $ 14L656, 388 Sc:allle 500,000 661 $ 31 ,711 ,010 $ 47,974 2, 180 $ 54, 604, 179 $ 25, 140 $ 116, 515, 409 Iliii )x:url,, 421,640 7,647 $ 321 ,706, 578 $ 42,070 2, 875 $ 64,070, ./01 $ 22, 265 $ 185 7772/9 Iulitls 1 , 133, 155 10,795 _$ c 467, 258, 897 $ 41, 285 8, 018 $ 170,019,023 $ 21 , 205 $617 , 277 ,920 K I TSAt' COUNTY: Bremerton 19, 150 11 $426,742 $ 38,977 416 $ 6, 122 , 507 $ 19,088 $ 6 ,751 , 109 Uiii )u:01p. 77,882 2, 144 $ 50, 466,211 $ 23, 539 252 $ 2699A71 t 10,712 -$ 51, 167 , 584 lutals 117,232 2, 155 50,896,953 5 23, 618 6811 71 ,021 ,940 . 16,020 61 ,918,893 PIERCERCE COUNTY: Puyallup 15,750 267 $ 9,604,915 $ 35,973 54 $ 1 ,916,920 $ 35, 498 $ 11 , 521 ,885 I'.t:0111a 156,000 593 $ 21 ,693,450 $ 36, 582 865 $ 14,904, 567 $ 16,1341 $ 36, 598,017 lint n(:orp, 217, 146 3 ,049 $ 114,072 ,959 $ 37,411 1 ,273 $ 2 3, 109,764 $ 18, 158 $ 137,442,743 I )tals 388,896 3,909 $ 145, 171 , 324 $ 37, 188 2, 212 $ 40, 191 , 271 $ 18, 170 $ 185, 562,645 SN011 lM I SI I COUNTY: Edmunds 26, 115 237 $ 6, 166,499 $ 35, 386 372 $ 0,014,012 $ 16,221 $ 14,420, 511 Everett 51 ,700 144 $ 5,235,388 $ 36, 357 184 $ 3,200, 527 $ 17, 394 $ 13, 415,915 l..ynl)wuu(1 21 , 450 111 $ 4,0112,916 $ 36,783 410 $ 6, 166,991 $ 15,041 $ 10, 249,907 MI . Ilk. fr, 10, 550 57 $ 1 ,995,000 $ 35,001) 1'15 $ 3,651 ,415 $ 27 ,076 $ 5,040,415x* IInin,:uip. 1 15 ,715 3, 154 $ 86, 452, 450 $ 27, 410 118 $ 4,699, 65l $ 14, 496 $ 91 , 152, 101 10lal5 251 , 530 1,703 $ 106, 152,251 $ 28,666 1 , 439 $ 23 ,952,61.6 $ 16, 645 130, 104,869 ItA NI) TOTALS 1 , 690,613 20, 562 $ 769,679,427 $ 37 ,432 12, 157 $ 245 , 164, 650 $ 19,842 $ 1 ,0.14,664, 117 lulal living mills = 12,910 -- • 62.40 % single fancily -- 17, 54 % inulli -family 11 II t I' r0 ( I) I: I r I . c: ( 1• I: f: ' O al O1 I. in r I +' . + C O U N n I' ( 1) N nl r• 1 in ci t. tI al r- 1 11 I s: n• nl in• II al i 4., In 1. 1 ui n1 I I IQl 1' (.) • O U 7. 4 in-' U) 1 L' I' ai U 4) 1 If) •( 1 fI. •( I m O1 In (' in O N U I: •' I r.: N U c 4 I In r: c1• • I r) .+ I I' N II . I l r 0 0 C). d d ( a N 4 IQ In F' I, O 1. a n. 4( v) /) ( n n. 1-' 441 I: In N ( N 0CP In 1) I r ) In a) nI n r I 1) I a) . 1 1 I Cl.., fr. fr. I.' 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'••-• - ill• "-• .as.c...h ,--,. '••••,,,,, e•- 1112=1.1, 111. 7=1.II L,!;:_._ _,,,.. c.,,,,_•:_--• 1 ___ MY,idloild_ LE_ ___ 1 c, • , ,• .--a,- Inman mion PUYALUJP cri -i .s i 4 ••• r!... pilh-----,....„..._ At,„=-----=,'• J - 1 i REITTON URBAN AREA I COMPREHENSIVE PLANI1I f. 4t. REVISED JANUARY 11980NI Il T SCALE_ Ij 11 LEGEND j i, -----70 \ O SINGLE FAMJLY Ell LIGHT INDUSTRY,OR M-P ED LOW DENSITQ MULl. FAM. MIHEAVY I' . gl ,\\• MED. ° " " En MANUFACTURING PARK 1 11 " " Q• I- 1 HIGH I RECREATION J COMMERCIAL En GREENBELT I INIP PUBLIC I OUASIl-PUBLIC ,•l,' is1 I I- I gal' rii4 •-., ._,_ H --.. 1 .- • illil-- lin i 1 1 im ri ‘- , j LAKE IIMMI ` i%..“ 6 ; I WASHINGTON' fl 4511"7r` NN\'''. 1 ' ---7 „. MN minsiM N. „..._,.........., 1- I VI V-y J I l` 1 ICI r i `. ii" ` f. ,art ID;G L „ Y: - yam\ i y ,( -.--- j°• , I1 I y j t_ v a f ' I- ,qk . Y• /"1 \ ` II1TT`l/ lJy/'//, y'\ 1\ 1_ 1 " r •.K.r" e.Rtt w' a, :: L. i I ' lt. 4 cam• • 31 r t 11I,„III, l. i'. 1,,al ' 3'_.......•...--:.....:.:.:„.":„ 1t:.6.. yE...:..:.,-:..,*.S,),-,,:.:.:.::..,.:„.:.).::.1::„:.1::_„.:. i mo o T 4 .. ` t0. I,--.__4k_,.,,•_--',,'_._--._1_ t1.,,,4I1.1,'''_1,"r„ I.,: d„ i ra.... i iii, i .....:..:.::....._:!..:......... 1 , „.. , i ;:::..... s: \\ rile'it:'''f :i'••••••:: 4--A. 4:•, 3-%----Crls„gp.. ' s ,,,._ 4. 1-_ i ...._ 1!: i-----N.:. -! . 7-----.• 441•,.........„. 4. 1144% . I i i I ' i y FT 1 ft 117.::".•,...-•• 4‘, C„•:' M. ,, max;S y' c L A K E 5 a.. J f y h! -'' x STD. I i 1 . 1 COMPREHENSIVE PLAN LAND USE DESIGNATIONS SINGLE FAMI Y RESIDENTIAL An area i tended to be occupied by a single family dwelling unit or related compatible uses. 1 LOW DENSITY MULTI-FAMILY RESIDENTIAL An area i tended for two-family dwellings and limited special uses. MEDIUM DENSITY MULTI-FAMILY RESIDENTIAL An area intended for Medium Density/Medium Rise residential uses such as apartments and townhouses. HIGH DENSI Y MULTI-FAMILY An area intended for residential uses allowing the maximum number of dwelling units, the maxi um number of stories, and the maximum proportion of land area coverage permitte• in the city. 1 COMMERCIAL An area ntended as a retail area with some non-industrial wholesale and service activties, office buildings, and uses devoted to the traveling public, such as hotels a d motels. MANUFACTUR NG PARK An area •esignated as having light and certain compatible heavy industrial uses with selected commercial uses in a manufacturing park type development which includes , but is not 1 mited to, adequate setbacks, landscaping, functional design, compatibility with adjacent uses , open space, wildlife habitat, and perhaps joint use of facilities. LIGHT INDU•TRY OR MANUFACTURING PARK An area •esignated as having industrial activities and uses involving the processing, and creating ofproducts, also research and technological processes which are devo'd of nuisance factors, hazard, or excessive demands upon public facilities and s,prv 'ces. I HEAVY INDU TRY An area •esignated as having industrial activities and uses involving manufacturing, assembling and processing, bulk handling of products, large amounts of storage, ware- housi'ng, heavy trucking and all other uses, excluding single family and duplex residen- tial dwellings. PUBLIC QUASI-PUBLIC Those a eas in which publicly and certain privately owned uses are located; which include utilities, health care, churches, clubs, or philanthropic institutions r c crvo tha nuhl i r- on a non-prof i t VILLA. ARE, 20f z92_75 . EXECU 1VE OFFICES 1505 Northwest Gilman Boulevard, Issaquah, Washington t ).' II Mar, h 12 , 1982 , Mr. Daryl Connel I P. 8 . Box 580 Bellevue, Wa. 98009 f I Deal Mr. Connel : We nderstand that you are interested in developing the 6 acre Par el adjacent to the Vally Villa Care Center, Renton, Washington , for construction of a large retirement center . We support your endeavors and wish you luck and success on this ventuu r. 4. I No man Levin Pr=sident NL:mr SIJtJL eS 0/C C ' ty i•- -it 1, RFC-t- '•:., f I EXHIBIT 9 VILLA CARE CENTERS Bellingham Villa. :ellinghant, N.4 Mercer Island Villa. alert cr I.! ': '. It Cherry Heights Vil a, Seattle,First Hill Villa. Seattle, WA Queen Anne Villa. Seatt!i, It 4 Edmonds Villa. E ttonds, N'A Issaquah Villa, Issaquah. WA Valle` Villa. Rent On, It it WiLLIT.YVIL Traffie- Cj , 3.932 EXHIBIT10 1 , VILL,E V' VIE"' 3f Ccnten= _ i ListIoi Sections Purpose 1 Location 1 I Access Routes 1 Traffic Characteris_-cs 5 I Trip Generation 5 • Trip Distribution 9 1 Design :iourlyi Vo_,...-c Capacity Analysis 10 1 Adverse Conse uencei: •:{ . .:. =igating Me::s,;rec 11 Conclusions &I Reco me;-.;: .'_ions 11 . I List of Ficures 1 i Figure 1 Vicini-=y :1.-. 2 Figure 2 19C Avery e,;day Traffic 3 Figure 3 1982 DDH cal: Hour 4 Figute 4 Trip Di sL_i'; ; _ion 9 Figure 5 DDiiiV at iic iL.on Year 10 I1 Listloi Tables 1 f f i c Volume by Hour 5 II Madison House Parameters 6 III Variation in Traffic Demand by Day of V Pek G E.a:_i..on House 6 1 IV Variation in T'_.: ffic Demand by Hour of DT,y @ Ma:i son House • 7 V Val1p y Vielq Daily Travel Demand 8 I VI Peak[ Hour Travel Demands 8 VII Levels of Service 11 1 Appendix Capacity Calculations for Main Driveway 1 I ti jfllCi•1 j IC_2'347'67 - - 1 I ALL M' VIEW: 72'_ i fiC St: dy Purpos- The p 'rpose of this stud,- is to identify the traff_ _ cpe at_cns parameLers associated wit., the development of a proposed , .7, ulti-uni.t retire gent complex . en te basis of these parameters , tL-. contin )es with the forecasting of probable t =ic o •e_ conditions an.f' the dete:rr.•: m".ticn of appropriate design regui _e._rd for , h ndling the imposed treffic loads that may be ase-e-- _ :eC wi the 'd e e lopment . Location The V, lley View retiremae codplex will be situated on se-,- acres of triangular shape., seperty lying on the southern un-i...r; of the City of Renton, on te south side of Carr Posd ( Sou__, 179th Street ) , opposite the existin? intersection of 98th Avenue S .E . , As presently described , t . _ eti re development will consist of 2( individual , self-contained ing units in three b•,. ildings . Par}:lnc will be provide;, c :-j the front and rem portions of the site with circulation lin n to the separate ka iinc lots fern a circumferential road arcee: tee perimeter of the triangular shaped of A pri cipal access' driveway is planned at a point opposite 98th Avenue S .E . This location provides goodsight distance inn both directions on Carr Road in addition to eisg Well . eiparated from the major, close-by signalized intersections at the Eeeson Highl^:'ay and at 'Ta bot Road South. A secondary access , limited to "right-in right-out" is also proposed to toward the western property line;. gees. Rout c':s Thep incipal access routes in the vicinity of the site are shown on the ' V • cinity flap, Figure 1 . The site is served entirely by the two access driveways described above, both connecting with Carr Road . Carr Road is a major arterial ' serving the northern portion of the Sops Creek plateau , and in the vicinity of the site is a four lane facility complete with curbs, gutters and sidewalks . d`. iMil' ii' _'•.,; 5 `'1 01-- 1•-..,• ' -: - .'. '---:-. -: :' • J. o - : •,-- i— .,,.; 7; •-, e' r`'-` c 1 A., ir. I 1 I'•; 1.:/ 0 Z...' 4".„.-: _ i ..":"\.,___ '‘.. F.- 1 v *"., `.-."..-,' , k 1 F• '...) _ 1 L...„...:::.::: l•-- '..... I I • 1 k'., I 11 ri " cf) I! •,: ti•;,, i,-: ; i '. i 1!_ F: Ci '-‘:_. -• 1 1 t • III1 s,_.,,. ..,,....-....., i A I i , 1I 1 1 I-- •, ...,... I 7re. i( 4,-).*.• r-- 1 i_._ Li! . 3 t: r-i 1 f. X‘ o. 1.•: L" - , i 1-, . I t.• ,\ N .''-' ". i7 iL• 1:?' t- i I • I F-, • H i I i r-i I ii i. f i..! ...---..---- 7— t \ >,'••-. -'--..,--- k. 7 ff.,\ N, 4''' •,, ' -- 1.,,,,,,, c ,. 1 \ v) '._.- 2-- . -...." ,' ' s\ ----:<.- I •. '-'-';: t N...., N. _--)/ t 2- 3 : i .. s.- - 11...,-;—: ___--;-- 1 1--; _ I ;•• - 0-- •-: 17- --", t •• - ' 1 ! cs 1 t,,--- J ,',.-. ..... .....:-•.... I..;..,-.'.:::-.-,— I t, L.D - . , Cs.; r0- , 4.,,... M.--' T:t- AI.• I t'•-•.-=,.-. T1 I.. •• .:' A. _ I / I st of the site is the r _ .,s7-.. iiic ;way ( Si 5l ) which is scfr. : . - fir re onstruction this c:st of the site is Tall , S')uth, signalized at 1 iet=sec_tion with Carr Road , anr_c abc .: .: wo-a'nd a-half blocks • fus—th, r w2st , the rap connections of FT'. ; C the Valley Freeway. The _ ra,- connections will be signalized t _ year; signal design is p r(_::; cr.Ll underway by Y;-, :hington State DO:, Di str,i c 1 staff . 1 Current average weekday traffic volumes (Al:DT ) on the major r._a:.7 -•ys serving the site are describe or: Figure 2 , below. This fiejre F:1 ../.) shows tl e general location of the project site on the so..:th: sir of Carr !Ro:d . f i rd 1 f-` u ' 7 Div I I-) 11 f n, S. ,. . 1 d St. I 8 0 521 D ed I' FIGURE 2 1981 Average Weekday Traffic 3- Ci; CC-Sc. rii; ,,r. ;j\` ;.J' : .. 10 The da a of Figure 2 is reduced to AV : .. ,-_ ,-1..; a::. Traflic (AU ) since average Daily Traffic (AT) includ-7. . . -i in:lnces of traffic and weekend traffic is subat :-Ii-.: 1,-. 1:: aer:,: . Ese,-- 1- 2 - ' incorporating weekend traffic wc....:1:", t,:-.-.:., ',1:..-, 1. -:.•:cE 1_.... data an ''. t•.y_:s I 1 sLew , t e results . Data so=ccS arE f.: 7:7 cf_ t-. - ::;-: T.-_...-.ton statietics , 4 reduced to AD T an di, frolT: pr;7.':] cus ..-Ju...->:_cL,:._ :..-..-, a= this consultant I OnelValley Place. /-ilay 15 , 19-1-:: ) . Since ,he evening peak , hy,::: 0:: -_._ -.3 ,.. 1-.. .: -.-.0 .:-.rly volume of the da . , it is used for es.,-.:J7atin7 tr7_: ::Ic L ::acLni. conditions and for defining potential aCvers.:: ccn7:.ecc _ :: : Tszl :nt :_ally, it is te hour ' against which ' Clesi=s 0 ::,:,:ning peaklhour , 1 extending from 4:00 ; to 5 :03 :- :., .,11.:e J.f-cr:-_—_,is d .-.cribed below in Figrnre 3 , 1982 Directional Desin I i• at) I !:: i\ i/ 7/ i ; • 1 ' I).;s, j I 7 I r • j'C 3' , /I- ) ';• ZC 7— Cr, 1 O ..c37 c,---,-t075 I• .: 1 0- 1 4c '; 0' . IL-- 1- 5-777-- ii il i.3 J'e k I: VI P il C 171-. .,-= 3 1982 Direction,::] ',1.esign Hourly Volume I for the Peak Hour of the 5:, t.c - 3 : 00 to 4 :00 P .U. 1 4 - 1 93 liaillifi- ;(-1\11.cnuc . c. 10 A. , y ; •- vci,--•„10,•; •• ,.. i 1 1 Traffi . Characteristics 1 The va iation in traffic den•3 by hour of the day . is descri,..22 : ir. T Thishas 1- r_ e 'r.r.Table data bee:. Lactoren to rE,_ -es nt the Averac Day, 1a d represents current conditions on S . 43rd Street . I TAELD I ai - - - Tra f f 3 c \ 7 I I T _ e the Day Tire 1 0 . 6- 7 I 2C0 1 . _ 7 9 . 1 7- 8 326 2 . 1:; .7 I 1 8- 9 449 G . 6 9-10 44 5 . 3 10-11 r , 5 . 61LJ.JJ 2 11-12 654 E. . 7 12- 1 614 1 .0 1- 2 1 C C 7 5 . 2- 3 1 833 C .0 1 3- 4 1,1066 8 . _ 7 . 3 4- 5 1356 1(2, .7 2 5- 6 11303 10 . 3 6- 7 892 7 .9 7- 8 753 J .4 . 2 i I D B.I = eastbound, 1i. h . = , st..._ .-.. _ In the table . above,I the bold print repres c.he respective a .m. and ; p.m. peak hours . For the proposed however , the peak; our is not coincident with the n,;,__., :_ _r of the street . tlRater as discussed later , i comes heir e:rlier in ' the afternoon ( 3 :00 to! 4 : 00 ) while the pea: of the site is actual y the noon hour . Tri . G •nerationI• YhilIe the Institute of Transportation E•-)gineers ( ITE) -,avr, publlis ied , an informational report , 'ri-) Generation, c: , n. i conc;er ,ing retirement communities in this re-?crt were restricetd I to '1st dies performed in the Day Area only. Accordingly, to nropler y reflect northwest or "local" con...itions , both manua'_J an% machin traffic counts were taken at a retirement home of siz an .3 config ration generally equal to that propase: for the site under cons!id ration. 5-- I Cilri .her ;, C:.' rdIilk_i _ 10 c:723 56; ---I== The retirement home used pd^1 in this study was Madi e n House 1 cated in the city. cf ::; r -land . Like the proposed Ve' ley View,, Madison House is situated very close to. a major hospital , has recreation facilities end also meeting rooms which are used t outside organizations sue'.. as thc Kiwanis Club, Mary Kay Cosmetics ell of whom attended fur.st can= at and therefore contributed to t: data described in the fci l: _ nc tables . This is of some ir.ter c:.. seined it provides a reaseT relatively hip '1 noon hour dc- The maj r parameters of1.:e..lison House are described in Table II . ABLE I I Medisc,e ,:Se Pararet, Site size 263 , 152 so . ft . Building size 120 , 2_C csf Parking provided 74 stalls Staff C5 Residents C1 Units 147 Resident Cars . 20 1982 ) The parking ratio at Madison Houec , stalls per dwelling unit , 1 : 2 , a ratio that is adeg ate accordingto the administrator , Eon Bi venour ( 12/23/81 co .v cr ration with t,r . C . Brown) . . .._ 1nrt r'sr.ociates , desic2ec s of Madison House, incorpor•etch ee additional parking lot in event demand warranted l facility. To date, the perk] ei. demand has not been justify expansion and tl.c . . .- 11_,s not been construct^.: . _,. . . tends io corroborate the adce.eeacv of the current parking ratio o: 0 . 5 stalls per dwelling unit . The val iation in traffic dc-_nd at Madison House is described below in terms of daily volume, :rips per dwelling unit and as a percent of the weekly demand . AiL2 III Variation in Tr: ffir_:rncihy nay of tc_„eel: 1:e r :: Day Nola--.^ Trip Rate o: Week Sunday 450 3 .0G 17 . 1 Monday 410 2 . 79 15 . 6 Tuesday 400 2 . 72 15 . 2 Wednesday 480 3 . 27 18 . 3 Thursday 3E0 2 . 59 13 . 5 Friday 2S3 1 . 90 10 . 7 Saturday 230 1 . 56 8 .8 I• Ir'•.•., 3 F.-n n i p a o h i c • 1 0 I I I I ry- ri .... .. - the Tom,Variat1-ion; i n - _ - -_.: _-_-__ - -- - - fr Hour c - :. of ; 0 : 00- 1 :00 C 0 0 . 0 1 :00- 2 :00 0 .0 0 . 0 2 : 00- 3 :00 0 . 0 0 . (- 3 :00- 4:00 0 0 . 0 0 .0 4 :00- 5 : 00 0 0 . 0 0 . 0 5 :00- 6 :00 10 0 . 07 . 2 . 6 :00- 7 :00 0 . 0 . 0 7 :00- 8 :00 0 .04 1 . 5 8 :00- 9 :00 0 . 00 3 .0 0 : 00-1i1 :00 0 . 2. 9 .0 1 :00-noon 0 . 24 9 .0 oon - 1 :03 23 0 . 17 6 . 3 1 :00- 2 :00 1_ 0 . 2:. 10 . 3 2 : 00- 3 : 00 5 0 . 37 13 . 5 3 :00- 4:00 l 0 . 0 . 15 .3 00- 5 :00 17 6 . 3 5 :00- 0 : 00 0 . 0-1 2 ,_ 0 : 00- 7 :00 4 . 3 7 : C L; ) I 17 6 . 3 9 :00-10 :00 I 0 04 1 . 3 0 :0:)-11 :00 0 _ 1 . 5. 11 :00-12 :00 0 0 .0 0 . 0 In Tat le VI , above ,' the a i ;. - : . ,on peak hour :2 i oh i s between 3 : 00 and '' 4 00 is showri in bOl.; type . Durino this time period , the l r]bOL'n• and outbound move C.'.`. wel7e er In other words for the ! Directional Deslign Hour Volume ( DDI?V) the Distribution FaHtor , D) ) w. s 50/50 . Front :00 to 10 :00 in the morning , virtually all traffic war inboun - so that for' the morning peak hour of the street systeiri the D Fac or of the sitl,e was 100/0 . Note that .the actual morninglli pea'; hol.r of the site, in terms of the heaviest traffic demands ; are taking place at the ; noon hour . j r\i"-- 9633 ran or c 10k}•._.',-.../ C e(a I i,2a ,n Using the previous data for der -. t.-:-:.:T :i..-_ :.lemands for \-:,.. 11ey View, tl'e following daily and peak hour :-,i3V.E..nS. arc produced . TA= V 1 . 1 Valley V4e,.- 1 Day of Week 17,-.. 0: :J.TE St.: dard Sunday Monday ; 725 3 Tuesday; 7r,-.7 8J73 Wednesday f- . r:7 , Thursday 073 Friday 1 494 • 1)':::; Saturday 403 07G From1th- above, agreement with IT: is E.-.1-ned c only one day of the wI -eer with the main discrencies t7..1f.-/:: :- 7.a----, on weekends . 1 At Madislon House, it appears .t-t-.. .t :':........: ae key visitors d7.., 1 rather than Saturday, that ,S ,' ..:-.7 : is ....-., 7L .7. !-;',: travel.. h.-_, 1,1ee,;-. rather than; Suny, : :..: . ,-. ,:. il-.-? ;::, :1-1::->-.,k (Wednesday ) c.ilar characteristics in . res,),,::t La tL-- ITE (1::,.ily travel de 1 andarls . ' I . ng the Desin lio-,'..:7 (-).,:. t..'-3 ftc-,, Wednesday reflects , the h C.Liy consideration . For t . . i;,:;-. hour of the steet sysi.y,-, ne af ernoon represents t:-.e 1,.::: ':t ti:..? intexval . The p-:2a-k hour i—larl,ds are portrayed in the follon:-. thble .1 . 1 1 i 1r1 Vi i 1 P P'''' l',"-- ''''''' ''C'l Demands I 1 i Time Proposed ITE Stan,7. - 1 I A .M. ( 5-6) 1.8 vph N .A. 1 1 A.M. ( 7-8 ) 11 vph 1 ,-.)/1 vph P .M. ( 3-4 ) 10G vph P .M. (4-5) 44 vph 104 vph 1 1 1 o all intents and. purposes , the worst day ;- nd "'lour conditions! for i he proposed site e, e in agreement with the avcra7e condiLione. Fir; efined by ITE . For planning purposes in this area , avrage nditions are 'usually assumed so that the pronoscd p.m. peak '1•1 ,ur v.! 11. 1F, above, may be considered not only the "design" case bul.. hlsoltle "worst" case . r . . 10• Ti' 1 tc, ,L i•; ,,,,, Trip D' stribution Trip distribution ssociate(-_-. vt1-1 '.-...,- -., site is based on 193c- u popula ion forecasts . The SC]-12F;;..tiC distribution in terns 11 of percen. of total trips orients tc( from) the site is descr'ibcd below. Cf,' 4 r ; c 1 : t I ir .•:•' C Q 7 I r.-. 27.5 Ca r: t 1 H. k f PS- 1iiI13 i E i L Lic'Jre 4 Trip Distribution Desi6n Hourly Volumes The directional deign hourly volumr,s at the site are described next on Figure 5 . As noted earlier , the design hour takes Place ' Tr-twee 3 :00 and 4:00, p.m. This figure is limited tc) ; the immedi .te roadway system since access onto and/or the capacit:y on Carr • R ad itself is the principal or immer.liate concern as to, say, Carr Road at Talbot Ro716 S where the majority of site nera ' ed traffic runs counter to the peak stream or , in Other rds , is in the non-congested flow. 1 The d sign hour volumes represcIl ."horizon Year" conditionsl and • the completiOn of One Valley Place and Springbrook as well 7. ,1 ,:dditional. 215 close-by dwelling units . I . 1 1 •T ClIFI'kC1.,cr• DLl.::;i p.c. 1 1 r- -r-Lx,s5 ralilIC1 n.:11 i 0 IC \X'd;;i 1 1 11 d,..-..i; i. 1 10 ii 09 1 i• 1 ‘ i-, /, , 1 i A ,‘„.• r A I • r2 0) I' l I brtf. 11 • 6 • I--.,-.,-/ i \--k.,,„.../ Cr r.'or= I ri I r.rprwsrrirrraw, .... 7--—• ."'‘,. 7<- - i i: ' 1.'] 151 I r L7 14 I i: N i• . I- 1 1_ 1 1 PicT,. Directioni 1.7., .,::. i:ou...71y Vclu:. 7sr . 1 1 v Site Durin,1 11.-!° , .. o:-) Year VVVVi y An.-,.: ., :.- i s 1 1 • i I Cnpicil.y vs is in ba--: . , -. ...c.! toc s (.:f Transporttic:: T:-,se!arqh Circular 212, -.-, ,.t . - - eri,,lis on niq]lway Capar',itv, Acil, lized TnterF;(4, c, ien . „ a:--;su;..eu thn . tne main driAew-v,._, r‘ inn the site will 1 ::.,\--: r single jar:'., ' min-:(.1 and two, ( 2 ) d lanes so that lel . 1.- right turns are separated an. , H:rtrhe , that the western d): ,-- -7, y serves r.:-.) _raffle durins the pc?.ak, h ur . In other words , T: .. - ;. a. r. fic is "loac]edu onto the Hnain irivi!ew y. Again, thus is a "%•::: .:,..-.." case assuicn. I o tr ck traffic ip associa with the site but truck traff ] r mak(Jq up one percent of Lni traffic stream on Carr Roarl . I Jar• I- analys s purposes the prev7:iling ser.-..d is 30 mph and the drivew,-..,y is !co trolled by stop s', c-rs . idthoucih this is a bus route, chedu ed buses are infreeLL in terms of their Clistribution in he t affic stream, ( less than .0 . 1 percent ) . As a retirement develoliment, . this does not ::non to say bus traffic has no value . On ith;- contrary, bus travel will be a significant opertiaa 1 1 conSlid,-ration and bus loading zones will be incorporated with the drivew.y design. 107 V. --,... 0tc.11:2, V. o.`V` tiiii(1,i t—— s" 1011-..:•_ :.''' I 1,-.., w- (.1,;,. ,i - . c=-L. . i.,,.... o ),hi 0,. c.745e.): i I I I I vim ' ;F Ccnsc: iuences & r cs 1Fsumirg that all peak: ho'.ar trilfic uses Ct' , y the main drive.:-" that ti - secondary access to thc ..c ones allow Outbound cleft urn movements , an..11 that is cr.pntrolled by STOP s'- s opp- sed to, say e:. =.__ . ocl Level of Ser Ice LOS() in completion of t..._ _ 1 o . CO' _ E ti on c' clo c- major uevelopments ) ; will be n1" . minis is z.,n acce7.,table LOS. i The LOS fog each of the main r=e:,-_.n s , s des__ ibcc. bpzlow in Table I . . Lr _ OUItI.-ou t _urns • C Z';e sti c::=.- _ .. '''urns* f,ror Car_ _ _. into Site . No ch_ nge in LOS on throe h t:.: f f is iu expected . nd3dition, the LOS ' for t. : :: t.des _ou_- . the residential r. opposi c is not e1:pectc ch:nrr ?c: . Lssentially, the only advers,- conditions I du_ t 7 :: r projet will be delays to site spec1if c traffic Orly. _ traffic ire the site 4i1__L .•. . long" lelays . No oti. will . be impacted by devello meat , ho.;ever! I The westbound left "turnRoad into t; site will on LOS O i "C" meaning, "?1`i_: ys" . Since the westbound ti-:r ou movelme ,t will be in: the o.:d - .- :..r, 550 vph, a flow rate that :car: ensilly carried on al si:;:.;' c , there is no reason to institute a sepalra e left-turn char:o,_: .i lane at this time on Carr Road . Thus!, geometric design fc;: main entrance is limited to the actual driveway design as .:c3the rincorporationofa edo;" ended Trans ' t Turnout'.' at the oriv:,'_.:- . This .should be on the east side of the driveway, preferably . Condlu ions and Reco„mendat - On the basis of this study; , it ii recommended that consideration be given to allowing outbound loft -Irns from both the main and minor driveways in order" to cast : delays during the peak hour . Outbou d lanes should be not 1,_than 11 feet in width and : corner radii at the driveway curb re•torns should be not less than 25. feet . i 10 cS C1 tie ;' i a H `i! mod 1 The in.ouni lanes, One each -- :.:r . -, veway, should be not less t: n nd pr ferably 12 feet in w_ c -h. Sidewalks s-.ould be maintain_ Drought into the site sine_ ... is will be t::ansit patrons to significant de7ree . 1 1 Last ; some ronsia latic .-_ . .. ,.. . q veii to including a tpr-- L rout on the east' s=. .; - -: n driveway. The turnout be suf ' icient to acconc': r. to a EY..ngle,articulated bus . e this ' t ansit turnout can a Eo s _rveas an °accelaraticn" 1an" `Dr the u.hill or eas!tboun:-. from the site. A peu_ :ran crossl will be rgqulr r` main e, g driveway . to J rotected walk for res . r to the far sue ransit stop. Appropriate of. this pedestrian cross i:r'PC` to take into account t,._ of the users . For these r. - -- - ranit demands , c.prticu_- r_. anizing the ages the se c-_ - ._ bus jsh: iter should be rc ,..: - =rom :i '.0 as a partt' plan ng . o :, si'. I Specific coI clusions wit:.r-ct to the proposed roil development are describer The pea, do: : _ will be S;ednesday T c nextIheay.ie 11 be Sunday I. The t••:r?ekda y pc::-: be0nIfrOr.: 3 :00to 4: , p '•I The site .will (-;._,;. -a ':-- a maximum of 050 vpd 1 Tile average wC'-::-.- - - :, ; 1. generate 690 vpd The peal; hour _..L _ . ._ iiate106vph The peak Ihn- ,r r. s 50/50 , .inbound /o:. r sic:. The LOS will be :i _ Y a standard rec:'..:ire--.ea s to outboundvehicleserevilibe _ . I To ensure adequate, levels cf. safety, sight distance from the driveways must be carefuj. •, reviewed . Nighttime illuminati-: ':- - will1I 1,e required at the driveway intersections on Carr Road, particlar'.- if lied - str. ian crossings .are:: to be implemented as a part of the project ' s transit enhancement pros-ram. To summarize, a wbrst case scenarioscnario has been L'sed todefine11 concurr .nt vehicular demands including the completion Of CneyellPlace, the completion of the 325 dwelling units to the south of 01,' Vallely Place as well: as an additional 200 units in the general area along ith Springbrook . It is not considered likely that all then will lac finished when the retirement home is completed , bents' inclusion of these suc;ges -s a most. 1.. ;era l estimate oftraffic1 demand . However , even with these assumptions , traffic conditions• will ; remain within acceptable levels, primarily due to the nature of the pro 'ect and its ' !unique traffic characteristics . 12- I A i Th1_ t i, _. 1=,lam• i.•:,. .. i 1 Unsigrvaliv.-?d ir. ,:::::.;; 0---:•:.--.:-..; C:: cuz1'..on Form s, — I . I....Awn illan. i D Cu . I 1 I D.r,e. 1 Day t- I--..- T i me _ 'T.r_::"7._':''/ .i .. _ co..,..,,,I _- I---7-`',7... . ... .• 1 - I • c ! ' : I 1 " 1, , • i f,' . 1 I:• ..r;.„,i i.-;.•:-.: •.:- . ' Ill I, : I 1 1 *-- —1--------- '- J---- . i 1 • oi-ient i A, ) : A, --r- il'\„ --, • , , . - C. ' r., „/". ; D„ ..._. ' I••: ., ! •. ,. i i.:,' • /7-71 /,‘"/../ • ..--;-' :T-_,...._:- / Z..: • ..n , i__..._!_ii_i_,!._.....,._;,....,•__. ,', i____ , '../ 1-- :_ ; .. I z , r) i 0,_ : , ; , 11.4;! 1'17 r.:':'-Z•'71 (/ ,;• r.--pi., —, 1,. ',:.• 'A• :%;. -- i 1. 2 II, 4 T.'; = tf>,r>..• , il 7 - 7/._/ i,,,•, ! _._/ - ft: , • 1 k.;.•:'1'05,T:11•:,'2..,,I' NY,,, - !..', - . - F-', • . 7---• . r- • ii,•,, i• ',.•,.. : •- i ii',:!t;), ' ' , - L . . '-` .. 1 Ini.,-,.,...1-....:,•,, ... : :,.. i.....,,. 1, 3 .-- r, 1 SI.c.ire,11.i..:,... -to.ii..::-.I.; I,',..-......... . CH -r, _.2P/.,.„. : NI; - P. -• I Or Sr)-\;IS!::-:-.1-.•. ) 17. 2,2' e AV .. ____ 7(1.--it...P7. .__ _ I i Step!: !..cf.;"Ft i r-n'..1,-.... l'./,. C- I i f t 1 OnClICI:r..'.VI,0.,•'N — 4777 = .1.Z.--ZZ.,., • ._ ...,/. _. , 4..,.•;.(-- . l_ ,.,...-,., . rr.ica.!(i,ip I:.);ii"i".-.`.1k.2 T, = 5'7,/- ,. ,. 111i 'iron, i•ii_•,. 2 = I s1‘..- M2 '--- 251-t - n- r. . NI„ -- ! .. - i Cr i I I(-. ip.h.IR t'.“..•1 • I Pri(ls,! ) " . _ ' ', • Y.,(.••,, :•.'.'•, - L.'. ' .• I nipecliiice I-actor i'l on-, F .3 r, 7 i 1 7 re"Ct• AVaiLlh:e RC'rrVe — I NI,. - Br, = kJ.-'. ,,, Dolav S. b.!\ci of Scr‘ice(Table 3) 1 - Ar-9.___C-7/ . __ 7._7 i r I ,I 3 ThrU Nlevc.rncric fro:.., •;:/1)' i ' Cr 1 Ar + AL, + B„, -4- Br -1- Br. :. '•:P.,? - l'.7 - fi, ..'s.„ from 1.:ii... I) 1 22 //)7- ./, 5' +s—?'•• / ! i MT ..: Nii arc use)in Step 4)N I,„ = MT= ./75-_/_. ,.;.., MI: = MT= ' '-..-f•-- ,-.... 1 7 S sc. 2 c-- Critic:II(hip;ion-,T blc 2 T,= .. /• __ ..: c-apa,..,r; cron,1.ig 2 = I NI --, ( c' . AtliuNt for Inirk•klance F._ ..- P:- ,-1:, ..- __ ., • .'...,., :. / ;-'... ,-- :..:., : I ; , • C7•r- --' 1 13l:ity 1,' Cti — 1('' ;(. 7.... 1.0 ...-• _. ..."----- C:, 1 1;1T:if:ince F.tctor from rig. 3 l' - ./ p. - ,• 1 1 1 0 I I Ur.s -ricr..i...c.d' ir.',,:r',..- ::-..:.:..... C.: , - • , 7;...'.:;ulation Form (cor.'.;r1...:- , fi:I. ...: !..:tic • I 4-n I NI; - Dr= ._ ., • rk-:„. .': 1.c.'..cf l'''S...•:-....1:'1-1.....:12?) . . ._ . 1 i . 1 I Li:i-,ur.. 1., 1• IISe, St.,....;)•-: 1 1, ..... L. t)....t......n..: ' , C,-. = 9 ...fr. ' 1) fi •• 1) 7 D,7 = i: ..,.. ...• v!,t,k: ..:-• - DR ,1 r. ,..: ,..:!•.,...!.i...,:::... :-• I/ NI;,I . H I 52 l' t.. P,...,- ',...• , l'''''' I 1 tf.--:;', x.Ir.,/„.I e. t. ‘,..,of ,..•r',..,.i.'T.: ......-.); ..... •:''.' -i - frurr, (' ) I C CottIlls::;.:•,: Hoy... ,, V.„ ,--: i ],". I..,: = C7 - Cis , 11...u!,:iLi tn Step.;'/;:i2r./•• o _ 2 . , /7.1.737.7. "."..: 2.. _( 2? _,. _z-7 . , 1.eccritic;:i c,..,r,)!rwr.•1•;,1•dt:2 11,"= ' 4- - 4- ---3 ,,,C.tpi,..t... tr . . I tt 2 = A ttust tor it' •,..!.:.....: ! l': '..!, l'.. . I', ••. 1'3 • N..ti,..,h.•I ,...•,..• 1•,-.11•111 - ' • f/ */ J.:, :I), --- /*/ 4-- I'.. l• i ...!.... .',. ! k• L.!t): ,....-..k...ii:•.,' I 4"-"; _ ,....?•: ' i ;/ /^'' 2" ?•-• r/-4- y•- r: 4.- c.. I •• :_ s ,,.,;;,.. 1 - I. DI - Di. :-, 1),.. -- . 1111t;V.1.!,'I;.:—.1 1 1)7 . Pt 1...1.. O.'S:,.1...1.!1 .:-1.: '' i V.....% = ---- --- --• - ' t'• / •• l' ' t' ,i, 4/ 1)7,'Isl.•,) - ti), ',I,' V, = -- - p.-h 1,1.11.!.." II.e...7.c.• "-- CH = i---- -,, V..., - DT, 1...-••,':t.: S..::••k:'.T.....,;,•,;) _ t I .. .; !'.; ......; 1 H, t- -•- —,, A i L Cr -• Ci- I •I) i. - I), • I) 7. 1i: • 1), \', M....• - -- - ra.-A II' 131 — CK7.:. = 7.1-''' 34 — Di.:71. = — r---) • I ,....... ' " •-..:,. : ' 4 I I 1 0 el____ (.4'0''P A "`.1..r` ._ i..' ,.• •/ '-:-,:__._._. 7- r 4,...,__,.,-7,.").-;6.- r„.--2:, 1 . f/-;-/,---,- • - 10 I CITY OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM it FOR OFFICE USE ONLY Application No. Environmental Checklist No. PROPOSED, date: FINAL, date: CDeclaration of Significance Declaration of Significance Declaration of Non-Significance ®Declaration of Non-Significance COMMENTS: P 1 Introduction The State 'Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their I own actions and when licensing private proposals. The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. f TYe purpose of this checklist is to help the agencies involved 'determine whether or not a proposal is such a major action. Please answer the following 'questions as completely as you can with the information presently available to You. Where explanations of your answers are required, or where you believe an explanatilon would be helpful to government decision makers, include your explanation in the space provided, or use additional pages if necessary. You should include references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- out unnecessary delay. Title following questions !apply to your total proposal, not just to the license for which y•u are currently applying or the proposal for which approval is Sought. Your answers s ould include the impacts which will be caused by your proposal when it is completed, e en though completion they not occur until sometime in the future. This will allow all o the agencies which will be involved to complete their environmental review now, with i o t duplicating paperwork in the future. NITE: This is a standard form being used by all state and local agencies in the State o Washington for various types of proposals. Many of the questions may not apply to y.ur proposal. If a question does not apply, just answer it "no" and continue on to the n xt question. i ENVIRONMENTAL CHECKLIST FORM 1 I. BACKGROUND 1. Name of Proponent M-V PROPERTIES 2. Address and phone number of Proponent: 1 4130 154th Place S. E. 206) 455-1269 I BELLEVUE, WASHINGTON 98006 3. Date Checklist submitted March 19, 1981 l 1 4. Agency requiring Checklist City of Renton 5. Name of proposal, if applicable: VALLEY VIEI.1 GARDENS 6. Nature and brief description of the proposal (including but not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature): The proposal includes a 260 unit Retirement Hnme and/or Nursing Home to be built in two phases. The housing units will be two four-storey t structuresiserved by elev_ators and fully sprinklered. The Common Ruilding t will be two-storey and will contain all of the Dining, Social Recreational and Administrative functions (See Site Plan) EXHIBIT 11 i 2- 7. Location of proposal (describe the physical setting of the proposal, as well as the extent of the land area affected by any environmental impacts, including any other information needed to give an accurate understanding of the environ- mental setting of the proposal): The site is an abandoned gravel pit with no structures or plant life. The portion of the site to be used for structures is relatively flat while the the unused easterly portion of the site is a steep face to be stabilized, drained and landscaped. 8. Estimated date for completion of the proposal : 1983 9. List of all permits, licenses or government approvals required for the proposal federal , state and local--including rezones): Rezone approval and building permit approval by City of Renton 10, Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain: No 11. Do you know of any plans by others which may affect the property covered by your proposal? If yes, explain: No 12. Attach any other application form that has been completed regarding the pro- posal; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: See Valley View Gardens Proposal iI. ENVIRONMENTAL IMPACTS Expl•anations of all "yes" and "maybe" answers are required) 1) Earth. Will the proposal result in: a) Unstable earth conditions or in changes in geologic X substructures? YFr- MAYBE ii b) Disruptions, displacements, compaction or over- X covering of the soil? 1r- € W6— c) Change in topography or ground surface relief features,? XX T WU— d) The destruction, covering or modification of any unique geologic or physical features? X VT MAYBE R7— e) Any increase in wind or water erosion of soils, X either on or off the site? Y YBM E X f) Changes An deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? MAYBE Explanation: We will stabilize, drain and ladscape the hillside along the east side of the site. We will lower the grade along Carr Road and landscape the new grade to increase driving sight distances along Carr Road 11 3- Air. Will the proposal result in: a) Air emissionsor deterioration`of amo ent air quality? X b) The creation Iof objectionable odors? WATICW6—Tr c) Alteration of air movement, moisture or temperature, or any change In climate, either locally or regionally? Tn.— um NO ExDla o^: 3) Water. Will the proposal result in: a) Changes in currents, or the course of direction of TES.— N YB n water movements, in either marine or fresh waters? b) Changes in 8bsorption rates, drainage patterns, or X the rate and amount of surface water runoff? Y1'f— arfr WU— X c) Alterations to the course or flow of flood waters? YES M YBE RE—( d) Change in the amount of surface water in any water body? M YBE NO I a) Discharge Into surface waters, incl in .any uding not alterationteratito X surface water quality, or turbidity? I temperature, dissolved oxygeny R71 f E N f X f) Alteration! of the direction or. rate of flow of ground waters? Prf— R7TTE: 3 g) Change in the quantity of ground waters, either through direct additions or withdrawals, or through X • interception of an aquifer by cuts or excavations? YES MAYBE NO either through h) deterioration in 9orundthroughwater thequality,seepage of leachate, direct injection,detn, X oro other eSubstances ninto wthe rground vwaters? bacteria, yrr RAM NU I i) Reduction in the amount of water otherwise available X I for publiic water supplies? WU— ExDla na=ion: IThe gravel clay surface has been compacted by earth moving e ui ment which revents normal see a e. Surface water will now be directed to a draina' e and detention system. 4) Flora. Will the proposal result in: a) Change in the diversity of species, or numbers of any X species of flora (including trees, shrubs, grass, crops_ Almmicrofloraandaquaticplants)? b) Reduction of the numbers of any unique, rare or X i Q f" N B ENendangeredspeciesofflora? c) Introduction of new species offiflora into oanfearea,sti or X in a barI. rier to the normal rep r R g species d) Reduction in acreage of any agricultural crop? XX M ExDlao":I 1 I 11I I 1 4- 5) Fauna. Will the proposal result in: a) Changes in the diversity of species, or numbers of any species of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? X Trr- M Y WU— b) Reduction of the numbers of any unique, rare or Xendangeredspeciesoffauna? YES R7 B NO c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement of fauna? X YES MTYBE FT— d) Deterioration to existing fish or wildlife habitat? X YES W B NU Explanation: 6) Noise. Will the proposal increase existing noise levels? YES FATIT NO Explanation: 7) Light and Glare. Will the proposal produce new light or X , glare? YES MAYBE Wb— Explanation: 8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? X Tn.— M YBE N lS Explanation: 9) Natural Resources. Will the proposal result in: a) Increase in the rate of use of any natural resources? X YrS MAYBE NO b) Depletion of any nonrenewable natural resource? X YET— Min- NO Explanation: 10) Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil , pesticides, chemicals or radiation) In the event of an accident or upset conditions? YET— Frrrr NO Explanation: 11) Population. Will the proposal alter the location, distri- bution, density, or growth rate of the human population X of an area? Explanation: 11 5_ 12) Housing. Will the proposal affect existing housing, or create a demand for additional housing? X YES MAYBE NO Explanation: 13) Transportation/Circulation. Will the proposal result in: a) Generation of additional vehicular movement? X YES MAYBE NO b) Effects on existing parking facilities, or demand for new parking? L . YES MAYBE NO c) Impact upon existing transportation systems? X YrI— MAYBE NI) d) Alterations to present patterns of circulation or movement of people and/or goods? X Y S MAYBE NU— e) Alterations to waterborne, rail or air traffic? X Yrr- MAYBE NO f) Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? X Yrc— MI(YBt= NS Explanation:SEE TRAFFIC STUDY 14) Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a) Fire protection? YES MAYBE NO b) Police protection? Y M NO c) Schools? YES MAYBE NO d) Parks or other recreational facilities? YES MAYBE NO e) Maintenance of public facilities, including roads? X YES MAYBE NO f) Other governmental services? YES M- NO Explanation: 15) Energy. Will the proposal result in: a) Use of substantial amounts of fuel or energy? YES MAYBE NO b) Demand upon existing sources of energy, or require the development of new sources of energy? X Ytr- MAYBE N5 1 Explanation: 16) Utilities. Will the proposal result in a need for new ' systems, or alterations to the following utilities: a) Power or natural gas? YE MMAYBNOS b) Communications systems? X YY WIT NO c) Water? YES MAYBE NO 1 l i I 6- i d) Sewer or septic tanks? X Y MTAYBE NO e) Storm water drainage? X TE-T- ATTE N f) Solid waste and disposal? _ X YES MAYBE NO Explanation: u 17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding Xmentalhealth);? 1TtT— )4AYBE R Explanation: i} i S 1 18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X YES MAYBE NO Explanation: ' 19) Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? X YES MICYBE Cr Explanation: 4 20) Archeolo<gical/ Historical. Will the proposal result in an alteration of a significant archeological or historical X site, structue, object or building? VFW MAYBE TT- Explanation: t i i i IlI. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any decla- ration of non-significance that it might issue in reliance upon this checklist should• there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: C% i si ed) name printed) S- r? (a.lfniQapt\.Ip 11 OF R4, 4,A eN 0 0 to 0 0, z OFFICE of the CITY CLERK Ili200MillAvenueSouth MI t/ 2.::''T ;.; i'• ',.- ET:.''z;.--.: Renton Washington 9805S F:- t 11 i 1 t‘ r.:5 6 '8 2 4.4 iE0SEPI°1" rc , , ,,/ 1 .AUG 12. 19112 Mr. llbert Terry 1 iDRo 1 ;44—SE 24th CifY cLERK Bellevue, WA 98008 •hb S.' fr-4-4f 7 ( 341 r,;,,..; ,.,:_:•...• 4e:-.,. ---"i i l ,j1.7. ftlr:i.- t II k:c0111:11t V I 1 i liii N' a° 4 '• IIg . Liu Z - I I Z Um t N. a mi s s s IUL. tal 5 0 PP 1/4 CC 1 I. CI 1 aim 11= 1 OF '4,(• - A. A BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0, 917 1) SEP. 04° BARBARA Y. 'HINPOCH MAYO- MEMORANDUM DATE: December 12, 1983 TO:Maxine Motor, City Clerk' FROM: Rt Roger Blaylock, Zoning Administrator SUBJECT: M-V Properties Rezone/R-026 82 This applii ation is being transmitted for permanent filing. The application was officiary withdrawn on October 21, 1983. RJB:se Attachme t Zl,l 983 CITY OF RENTON re/ Nnriliq OCT 211983 iklr2. . 316-E-g--51-4")c)6 lZ ,r TJJ 'L rcki*L-i7)1&C.- r;t2P7 1)'( t'1E,cat u X- A-N\--.0 v iP pp-L.-00as Appo cacri63 Tm- Jef 6 41.4-Ntigr- 417= •A . L-rP A -7-- ate- ppu ri 1 t.J G A yalb T c..QS l c7Ht-7"Z 1 IjVr t ne,c NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a proposed declaration of significance with conditions for the following project: o C Io PROPERTIM (WALLEY WJ GARDEINC (ECFF-®M--Q2) Application to rezone 6.'0 acres of property from G-1 o R-3 for a 260 unit retirement home and/or nursing ome, file R-025-82; property located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. The En ironmental Review Committee (ERC) has issued a final declaration of non-significance with conditions for the following projec : PAN ABODE, INC. (ECF-067-82) A.plication for Shoreline Permit to construct a covered r•of structure open on all sides , approximately 40 f-et wide by 480 feet long, for lumber storage, adjacent t. May Creek, file SM-102-82; property located at 4350 L,:ke Washington Boulevard North. The En ironmental R view Committee (ERC) has issued a final declaration of non-significance for the following project: T' E EVB COMPANY (EMIL VILLA' S HICK' RY PIT) (ECF-068-82) A;•plication foilBuilding Permit to construct a 7 ,024 square foot silgle story family style restaurant, file B 0281 ; property located at the southeast corner of R. inier Avenue South and Airport Way. Furthe' information regarding this action is available in the Bu iding and Zoning Department, Municipal Building, Renton, Washin•ton, 235-2550. Any appeal of ERC action must be filed with, t e Hearing Examiner by October 11 , 1982. Publis ed: September 27 , 1982 Af idavit of Publication STATE,OF ASHINGTON COUNT OF KING ss. ormI<z-niz: Aud ro. r..De.JO.le being first duly sworn on m z m<-i<z, o*AZ o=i oath,deposes and.ays that she..is the ..ohief...clerk of 3 =KmDmm THE DAILY REC I RD CHRONICLE,a newspaper published six(6)times a Z K z 11 z m0 week.That said n•wspaper is a legal newspaper and it is now and has been w z.D O D for more than si months prior to the date of publication referred to, 1 m r z r I „ printed and publi hed in the English langu magecontinuallyasanewspaper z m published four(4)times a week in Kent,King County,Washington,and it is E-.-.__ now and during a 1 of said time was printed in an office maintained at the aforesaid place o publication of said newspaper.That the Daily Record m" o) w1.m N ID rn m m'<,a-? {b•Acp"N"• Chronicle has bee approved as a legal newspaper by order of the Superior f a m "•' c o m.T K .-e o * Court of the Cou tyin which it is publish d to-wit,KingCounty, n m CO om cc CO- c o o , <.,0w, y o 0- "P o > > >m. . n C 3m. svC =.B 'm4- o w3 Qi 3 < D w V.o' 2L ' ' < 0 2. 3 Washington.0 0 ' o m m m' • o O 5 w o m ( 7 g Tha the annexed is a.... C,g••of E vironm>nt al O C "_.FS m I a) m80 Z m m W 0 O o O m o W 6- m m QlIOwm03 V1 v D m o am rt; Determil at on R8227 Ow m01; .Scoo o_i sstg 0 c. 33 oco0.m00.0p,.Zm eowS.CD as it was published in regular issues(and N m .....a m , m m , g.N cn m ? w n not in suppleme form of said newspaper) once each issue for a period z v n w.o.-o y m 0 F -1M.WmmOCOW ttCO.4T.= me nm ?moo m 30 »m2z°° El.a C of 1 consecutive issues,commencing on the S. w - ° 3), v D•• 9m3comeo . rto00Oco00 < -o p m --na .` v m o27th...day of . . September 19.. 82,and ending the m m » - a3mm® g2wcOCImmON..O 04d ' nZ * N OQ0 o moOCa4 -"og . 000 al.„„: day of 19.6 .,both dates I 3 fD - o n * 0 a ve, and the t 5 R R was i egularly distribu d to its sub- wc Di fD a m 9 4) 99 ?`O 71 .cn a 0 scribers during .11 of said period. That the full amount of the fee N Su f0 CD 013 Fa Fpt0 0 ^ 0 O y i OQw -nw 7y CD c0 O 0 ?.-m I. 0 charged for the oregoing publication is the sum of $. QQ ppA which m ~ c'm m N a G has been paid in lull at the rate of per folio of one hundr vat ds'for the co CD 07 co, CO 0 0 0 =0 7 m v first insertion an: per folio of one hundred words for each subsequent t .--'-' 0 m' »= m m<md =i insertion. w m m 0 7 m,C a c o N W T r-W a m a'i n mwa » vaooD 0 aZC O. F31`O OD fA n.. mfD m 5. a® 3_ ° m d 3 0 D c-• =0 fo Cl W < 0 . cvv c3.oRD_ m0 a App Subscribed ands orn to before me this 28.th day of a c N co x N 3.3 1 ig m "' or,l S,7. (--/ ete.Aae A 3-' 0 st il, (7,5. .d Notary Public in aid for State of Washington, I o o m a iv al! o G 1 residing at King County. w• ED, co2 g'a c el RPdpr_L1 ltav 13< w 3 D'• R mi 5"P Passed by the egislature,1955,known as Senate Bill 281,effective June rpciilp.,, 9th, 1955. g/ ail''i# _. fry 7-: Western Unio Telegraph Co. rules for counting words and figures, Jt'/ adopted by th- newspapers of the Statl . 8 -; c,, 4.pov 982 . 91 VN#87 Revised 5/82 0`'0 f p,.'POSED DECLARATION OF SIGNIFICANCEE Appli ation No (s) : R-025-82 Environmental Checklist No. : ECF-024-82 Descr 'ption of Proposal: Application to rezone 6 .0 acres of property from G-1 to R-3 for a 260 unit retirement home and/or nursing home. Propo ent: M-V Properties Locat 'on of Proposal: Property located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. Lead agency: City of Renton Building and Zoning Department This •roposal was reviewed by the ERC on August 4 , 1982 , Augus 18, 1982 , and September 22, 1982 , following a presenta- tion :.y Jerry Lind of the Building and Zoning Department. Oral, comme is were accepted from: Robert Bergstrom, David Clemens , Jerry Lind, Richard Houghton, Donald Persson , Ronald Nelson, James Matthew and James Hanson. Incor•orated by reference in the record of the proceedings of th- ERC on application ECF-024-82 are the following: 1 ) nvironmental Checklist Review Sheet, prepared by: turet A. Vendeland DATED: March 19 , 1981 . 2) Applications : REZONE (R-025-82) 3) *ecommendations for a declaration of non-significance: raffic Engineering Division, Design Engineering Division , tility Engineering Division, Building and Zoning Department , ire Prevention Bureau, Parks and Recreation Department. ecommendation for a declaration of significance: PolicyDevelopmentDepartment. Actin: as the Responsible Official, the ERC has determined this Development has a significant adverse impact on the envir.nment. An EIS may be required under RCW 43.21C. 030 (2) (c) This Decision was made after review by the lead agency of a compl-to environmental checklist and other information on file ith the lead agency. Reaso( s for proposed declaration of environmental significance The Ei vironmental Review Committee has identified the following six a eas of concern: (1 ) traffic , (2) storm drainage, (3) topog aphy, (4) density, (5) police and fire service, and 6), r-creation. Signa ures: r , /,/ r Ronald Nelson D vi Clemens Building & Zoning Director Policy Development Director Richa d C. Houghton Publi Works Director DATE F PUBLICATION: SEPTEMBER 27 , 1982 EXPI\R TION OF APPEAL PERIOD: OCTOBER 11 , 1982 1 July 26 , 2982Datecirculated : Comments due . August 2 , 1982 ENVIROINMENTAL CHECKLIST REVIEW SHEET ECF - 024 82 APPLICATION No (s) . REZONE (R4025-82) PROPONENT : M-V Properties PROJECT TITLE : Valley View Gardens Brief Description of Project : Application to rezone 6 .0 acres of property from G-1 to R-3 for a 260 unit retirement home and/or nursing he Propertylis located on the south side of Carr Road between LOCATION : Talbot Rbad South and 98th .Avenue S.E. 1 SITE AREA :6. 0 acres BUILDING AREA (gross) DEVELOPMENTAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic •hanges : 2 ) Direct/Indirect air quality :X 3) Water & water courses : 4 ) Plant life : X 5 ) Animal life: X 6) Noise : X 7 ) Light & glar X 8 ) Land Use ; north: east : 1 south : wet : Land use conrlicts : View obstruc ion : Need to be evaluated 9) Natural resources : X 10 ) Risk of upset : X 11 ) Population/Employment : X 12 ) Number of Dwellings : 260 X 1? ) Trip ends ( I E ) : 260 x 2 . 65 = 690 trips per day traffic impats : Careful analysis of volume & access crucial. 14 ) Public services : X 15 ) Energy : X 16) Utilities: X 17 ) Human health X 18) Aesthetics : 19) Recreation: 20) Archeology/history : X COMNENTS : I Signatures: i 2/ Ronald G. Nelson David R. Clemens Bu1ilding Official Policy Development Director Richard C. Houghtoh,f public Works Director I. f G/ v OFR A. z BUILDING & ZONING DEPARTMENT RONALD G. NELSON — DIRECTORo 9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 • 235-2540 AO94,. SEPlE # September 21, 1982 BARBARA Y.I SHINPOCH MAYOR Mr. Daryl I onnell Box 580 Bellevue, Washington 98009 RE: DE I NITION OF RETI EMENT HOME/R-025-82 I Dear Dary : Based upo, your architec 's letter of August 30,; 1982,. and recent telephoneconversati•ns with yourself, I can only conclude that your above request does not comply 'wit the intent of the newly adopted definition of "retirement home." Section' 4- 02(RX4), distinguishes two types of retirement facilities based on intensity. Intensity i• measured by the type of cooking services provided. In Mr. McClarty's letter, he ails the individu 11 cooking facilities in each dwelling unit a "kitchenette." The Zonin, Code does not differentiate between what Mr. McClarty has termed a standard •itchen" and a "kitchenette." I The Build' g ,and Zoning Department does not concurr in your interpretation, whichappearstosuggestthata "kitchenette" is not a cooking facility. To "cook" somethingisgeneralldefinedas "to prepare (food) for eating, by using heat." Therefore, your proposal w•uld fall under the provisions of Section 4-2208(IXA)(3) and be required' to provide 1.5 parking spaces p 1r dwelling unit. Pursuant t• Section 4-30111 . the aboveboa administrative decision can be appealed in writing to the Land Use Hearing Examiner with 14 days of receipt of this correspond;nce. Sincerely, 17,„ • -- 9? 8L Roger J. B aylock Zoning A• inistrator RJB:cl J oes- $2 THE McCLARTY ASSOCI TES,P.S. ARCHITECTS 11061 N.E.SECOND ST.,SUITE 105,BELLEVUE,WA 98004 BELLEVUE(206)454-9779 SEATTLE(206)625-9779 Cirr August 30,198' or; p6p) r City of Rento, tj Dept. of Buil.ing and Zoning SEP1 1y 200 Mill Aven e South 8d1lLu,bC! rv)fd,. }L:YrRenton, WA. :8055 ATTN: Mr. Ro•er Blaylock RE: Valley View Gardens Apart -nt Kitchenettes Dear Mr. Bla lock: This project as illustrated on our drawing dated 6-7-82 envisions small kitchenettes in each indi idual apartment. A central dining room would serve the main two meals of the day. There are se eral successful retirement apartments which operate in this fashion. A small refrigerator, sink, and cooktop are provided for preparing toast and other light foods, hot a d cold beverages and fruits as necessary between major meals. This kitchenette s not to be confused with a standard kitchen, however small, because it does not offer space for bulk storage of food, dishes, utensils or refrigeration. Sincerely, The McClarty Associates Willis R. Mc larty Architect WRM:mm cc; D. Conn=11 ENVIRONMENTAL REVIEW COMMITTEE AUGUST 4, 1982 AGENDA COMMENCING AT 10:00 A.M. : THIRD FLOIR CONFERENCE ROOM PENDING B SINESS ECF-022-8• DEAN W. BITNEY R,023-82 SP-028-82 PMH-029-8. ECF-040-84 C. A. PARKER SP-036=82 ECF-052-8• J. CLIFFORD.. GRAY R-051-82 NEW BUSIN:SS o Or,' 2 0 Wo PROPERTII&S Goa 2 Application to rezone property from G-1 to R-3 for a 260 unit retirement home and/or nursing home; property located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. ECF-0611.-82 SAFEWAY STORES INC (SAFEWAY STORE #553) B-280 Building permit application to construct a 43,418 square foot grocery supermarket; property located at the north- east corner of N.E 4th Street and Union Avenue N.E. CITY OF RENTON - POLICY DEVELOPMENT DEPARTMENT Final Environmental Impact Statement for Central Renton Comprehensive Plan. CITY OF RENTON REZONE APPLICATION FOR OFFICE USE ONLY APPLICATION NO.O 5.` LAND USE ARING EXAMINER'S ACTION APPLICATION FEE $ n 51-D 2v APPEAL FILED RECEIPT NO. , CITY COUNCIL ACTION FILING DATE 3 2.3 62.ORDINANCE 'NO. AND DATE HEARING DATE APPLICANT TO COMPLETE ITEMS 1 THROUGH 10 : 1 . Name M',V PROPERTIES Phone 455-1269 Address. 11920 S. Puget Drive, Renton, WA 98055 3. Property petitioned for rezoning is located on CARR ROAD between TALBOT ROAD and 98th Avenue S. E. i 4. Square footage or acreage of property ± 6.0 Acres 5. Legal desicr .ption of pro erty (if more space is required, attach a separate sheet) PARCEL A: Lots 43, 44 and 45 of the Scott's Terrace Addition PARCEL B: A portion of the North. 2 of the South a of the Northeast 4 of the Northeast 4 of Section 31 , Township 23 North Range 5 East 6 . Existing ;Zoning 6 Zoning 'Requested R-3 subject to restrictions NOTE TO APPLICANT: The folldwing factors are considered in reclassifying property. Evidence or additional information to substantiate your request may be attached to this sheet. (See Application Procedure Sheet for specific requirements. ) Submit this form in duplicate. 7. Proposed use of site Retirement Home and/or Nursing Home with minor professional and related uses 8. List the !measures to be taken to reduce impact on the surrounding area. See Envoronmental Checklist and Mitigating Measures included herein 9. How soon after the rezone is granted do you intend to develop the site? Phase 1 in 1982 Phase 2 in 1983 0. Two copies of plot plan and affidavit of ownership are required. Planning Dept. 1-77 OF y BUILDING & ZONING DEPARTMENT Ivo RONALD G. NELSON - DIRECTOR 9 co" MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 • 235-2540 eo9 TFD SEP BARBARA Y. S INPOCH September 2, 1982 MAYOR Mr. Daryl. S onnell Box 5801 Bellevue, ashington 98009 RE: REZ•NE MV PROPER IES/R-025-82 Dear Daryl. After disc ssing the issue of eliminating the individual cooking facilities in_ the retirement home with both y urself and your architect, Mr. McClarty, the issue is still unresolved. I have rais-d the issue with various City departments and the Environmental Review Committee. They concurr that the rezone proposal and- conditional use are unaccept- able to sub it to the Hearing Examiner until the above- primary issue is resolved. As youl are aware, the newly adopted definition of "retirement home", :(Section 4-702(R)(4), distinguishes two types of retirement facilities based on intensity. The first type 1. basically a self-contained unit with bathroom and cooking facilities; these are conid=red to be multiple family dwelling units. This type of facility must meet the parking requirements of ection 4-2208(1)(A)(3) and provide 1.5 parking spacesperdwellingsunt. On the 'loth-r hand, the second type of "retirement" facility, as defined, has dependent units witho t cooking facilities and are classified as boarding and lodging houses. Thus having to o.mply with Secti 9 n 4-2208(B) and provide, "one (1) parking space for the proprietor plus one (1) par ing space for each sleeping room for boarders and/or lodging ',;use plus one (1) ad itional space for each four (4) persons employed on the premises." At the pre.ent time your proposal includes individual cooking facilities and provides one (1) par, ing space per unit. This is in conflict with the definition of "retirement home." Th, e appears to be our (4) possible solutions: 1® Eliminate the cooking facilities; 2, Increase the par ing to 1.5 parking spaces per dwelling unit; 3.Apply for a vari nce; or, 4, Appeal the Buildling do Zoning Department's administrative interpretation. Mr. Daryl onnell September 2, 1982 Page Two The Zoni g staff does support your proposal to construct only a portion of the required p:rking at this time. This is based upon the uncertainty of the actual need for parkin:, and the ongoing evaluation may result in a modification to the ordinance' However, both the Planning Commission and City Council were very positive in the present drfinition and the problem in regulating such a wide range of intensities possible in a retirement homy. Analyzing your possible alternatives, I would conclude that only the first one is viable. The second alternative would force a reduction in the size of the project. Both the third and fourth alternatives are unlikely to be granted because the intent of the definition s very clear and there are no physical hardships. Please ,be advised that an administrative decision can be appealed to the Land Use Hearing :xaminer within 14 days of receipt of this correspondence pursuant to provisions under Section 4-3011. Sincerely, C)m Vim.. Roger '11 :laylock Zoning, Ad inistrator RJB:cl' R PON BUILDING 8a ZONING E ARTMENT DEVELOPMNT APPLICATION REVIEW SHEET ECF - 024 - 82 APPLICATION NO(S) : REZONE (R-025-92) PROPONENT; M_V Properties PROJECT 1LITLE : Valley View Gardens BRIEF DESCRIPTION OF PROJECT: Application to rezone property from G-1 to 464 R.3 for a 260 unit retirement nome and/or nursing home. LOCATION : The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. TO: El PUBLiIC WORKS DEPARTMENT SCHEDULED ERC DATE : 8-4-82 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : U-ILITIES ENG . DIVISION E] FIRE, PREVENTION BURS U PARKS & RECREATION DEPARTMENT BUILDING & ZONING DE ARTMENT 0 POLIiCE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT El OTHERS COMMENTS OR SUGGESTIONS R GARDING THIS APPLICATION SHOULD BE PROVIDED , IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON August 2, 1982 REVIEWING DEPARTMENT/DIVISION : OAPPROVED in APPROVED WITH CONDITIONS ONOT APPROVED S TT'\r" 4"Ja1'Y Ys-,r- k. 4... 1? 41'4'1* Yel 1,c sr l y 1 i 64-1- 19afj4kav Creek ••-i,(( /'eilj%i C. u-n+ erA9¢ fir- 0,4 6 d3e- /s l{.a f.. Codvd. t•/ l w 01 D 1111Misorii--- {_ DATE; ir( 2- SIGNATURE OF DIRECTOR OR A H0' IZED R 'R •ENTAT1IVE z /"'d''" REVISION 5/1982 R roN BUILDING & ,ZONING [ ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 024 — 82 APPLICATION NO(S) : REZONE (R-025-92) PROPONENT : M_V Properties PROJECT TIT-E : Valley View Gardens BRIEF DESCRIPTION OF PROJECT: Application to rezone property from G-1 tom R for a 260 unit retirement nome and/or nursing home. LOCATION : The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. TO: E1 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 8-4-82 ENGINEERING DIVISION tiTedi TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE : L1U1L111ES ENG . DIVISION El FIRE' PREVENTION BUREAU n PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT ri POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON August 2, 1982 REVIEWING( DEPARTMENT/DIVISION : 4-7/ EG'/fl '-'fl'q APPROVED APPROVED WITH CONDITIONS NOT APPROVED C LaL Cr/s: i ur-f s L, ,'eYit7uc irn, a GE_ nuvsl 47" ! C ,72 2 a.l' 77 LJct T lG7 Sl5ec0Gl i( r' ,,,/ cfi err DATE: - - SIGNATURE OF DIRg'CTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 IR TON BUILDING & ZONING [ ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF — 024 — 82 APPLICATION NO(S) : REZONE (R-025-92) PROPONENT M-V Properties PROJECT TITLE: Valley View Gardens BRIEF DESCRIPTION OF PROJECT: Application to rezone property from G-1 to R-3 for a 260 unit retirement nome and/or nursing home. LOCATION :! The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. TO: 0 PUBLIIC WORKS DEPARTMENT SCHEDULED ERC DATE: 8-4-82 E GINEERING DIVISION li T AFFIC ENG. DIVISION SCHEDULED HEARING DATE : flu ILITIES ENG , DIVISION El FIRE P EVENTION BUREAU El PARKS RECREATION DEPARTMENT BUILDI G & ZONING DE ARTMENT 0 POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5: 00 P'®M, ON August 2, 1982 e REVIEWING DEPARTMENT/DIVIION ; AA,/ freAn , -.Q. APPROVED vflAPPROVEDWITH ' ONDITIONS NOT APPROVED 7 iVe-/. 51-Ye-6//ff e,0 4/ 71-e_ 4 cs-e /7-etygo/ 1 / 2mt 02/v/.7 7„1:e/e we ,,g Zz ,/,Zczyl . 1267 (?1--- eiwee,) .W- 54P// g1:/7/77:/e, ad,"0zrze/i0- 1 2 e,e/fy yiti , "„oeo/ G dfee-- o /7 Ms/s4/1/ A 74 1t e_z92/ i N'a/&, 46 &Ana/ ` ad/s1a V'Y M/ ZZ/O DATE:I/lG SIGNATURE OF DIR R OR AUTHO IZED REPRESENTATIVE REVISION 5/1982 R roN BUILDING -A ZONING a ARTMENT 1 DEVELOPMENT APPLICATION REVIEW SHEET ECF - 024 - 82 j APPLICATION NO(S) : REZONE (R-025-92) PROPONENT ; pM-V Properties PROJECT TITLE : Valley View Gardens BRIEF DESCRIPTION OF PROJECT: Application to rezone property from G-1 to . _3 for a 260 unit retirement nbme and/or nursing home. LOCATION The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. TO: El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 8-4-82 ENGINEERING DIVISION TRAFFIC ENG, DIVISION SCHEDULED HEARING DATE: UTILITIES ENG , DIVISION 0 FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT 0 POLICY DEVELOPMENT DEPARTMENT fl OTHE S : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING, PLEASE PROVIpE COMMENTS TO THE BUILDING & ZONING DEPARTMENT - BY 5:00 P .M. ON August 2, 1 1982 REVIEWING DEPARTMENT/DIVISION : iL 0 APPROVED 0APPROVED WITH CONDITIONS ENoT APPROVED ia./ z PY-le/x-) 4c9 0 ot Z.,D 8 - gg V AT f 2i.' I R l ' o f2eQ_e. I rgi3Og 510 S'7-41LLSS l- P A-v-) S 4- sr-7-- U D ,5 AA 7P i DATE: 7 SIGNATURE OF DIRECTOR UTHORIZED REPRESENTATIVE REVISION 5/1,982 f--,TON BUILDING & ZONING ARTMENT EVELOPMENT APPLICATION REVIEW SHEET ECF - 024 — 82 APPLICATION NO(S) : REZONE (R-025-92) PROPONENT; M-V Properties PROJECT TITLE: Valley Vie44.7 Gardens BRIEF DESCRIPTION OF PROJECT: Application to rezone property from G-1 to Pi 1 for a 260 nit retirement dome and/or nursing home. LOCATION : The property is located on the south side of Carr Road between Talbot Road South and '8th Avenue S.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 8-4-82 E GINEERING DIVISION T"AFFIC ENG. DIVISION SCHEDULED HEARING DATE : U ILITIES ENG . DIVISION Ei FIRES P'EVENTION BUREAU OPARKS RECREATION DEPARTMENT BUIL DI G & ZONING DEPARTMENT POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON August 2, 1982 REVIEWING D:PARTMENT/DIVISION ; '1Q2i 5 c '[ Lrc APPROVED APPROVED WITH CONDITIONS El NOT APPROVED 7/7/ ry7 pp c 610 /'YLxC' et-f-7?-7/6") pef 0 Ciehv S 79/X///77 c oe- ,r/i L/9- 7`Gr i -5' C C/// E /C'/g L T/, ,I iP U/ C-r S M-S /mod S C i T/2 e- J-r 6 E ,Pe2r/%D/tJ Lr,L TII 5' Sec wczcS , --ga n4 %/`Gr ,9 N Je,t'IOI? Ce7117SK, 19A 191DP 770,e '- O Os Lv/e' 7 fL- JZe-RV/ecS GIJ/G G 5L-T zw /4 vG r iD soP/'`'.0 Y Fv/vP s A--go/ i.sser.c A G DATE: fez SIGNATURE OF DIRECTOR OR A THOR ZED REPRE ATIVE REVISION 5/1982 I ITON BUILDING & ZONING PARTMENT II EVELOPMENT APPLICATION REVIEW SHEET ECF — 024 — 82 APPLICAT'IO NO(S) : REZONE (R-025-92) PROPONENT: M-V Properties PROJECT TI LE : Valley Vi w Gardens BRIEF DEC IPTION OF PROJECT: Application to rezone property from G-1 to 11-1 for a 260 nit retirement home and/or nursing home. LOCATION The property is located on the south side of Carr Road between Talbot Road South and ''8th Avenue S.E. TO: 1-_-_] PUB WORKS DEPARTMENT SCHEDULED ERC DATE : 8-4-82 E GINEERING DIVISION IIII T'AFFIC ENG. DIVISION SCHEDULED HEARING DATE : 1111 U ILITIES ENG . DIVISION Ren Fire Dept. N FIRE PREVENTION BUREAU D FirePrevntoentionBureau OPARKS & RECREATION DEPARTMENT MOWTE EIBUIliDING & ZONING DEPARTMENT OPOLICE DEPARTMENT rJUL1 2 6 1982 OPOLICY DEVELOPMENT DEPARTMENT OOTHERS : COMMENTS OR SUGGESTIONS REGARDINGE THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON August 2, 1982 REVIEWING DEPARTMENT/DIVISION ; APPROVED EDAPPROVEDWITHCONDITIONSONOTAPPROVE' D L___,...,se_el T..„ 6„:„... Z.,.... L, ,o-5---,..-..---7/4.-fr.te....-, „,..6, 7,-...: Le...., ...JZ" e 4• 1- 7 ` I DATE: ec 4, SIGNATURE OF DIRECTOR OR A UTH IZED REPRESENTATIVE iREVISION 5/1,982 R SON BUILDING & ZONING [ ART° 'ENT EVELOPMENT APPLICATION REVIEW SHEE EC F - 024 - 82 APPLICATION NO(S) : REZONE (R-025-92) PROPONENT: M-V Properties PROJECT TIT E : Valley View Gardens BRIEF DESCR PTION OF PROJECT: Application to rezone property from G-1 to PI1 for a 260 nit retirement home and/or nursing home. LOCATION : The property is located on the south side of Carr Road between Talbot Road South and •8th Avenue S.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE ; 8-4-82 E GINEERING DIVISION TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : EJUTILITIES ENG , iDIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT BUIL',DING & ZONING DEPARTMENT POLICE DEPARTMENT OPOLIY DEVELOPMENT DEPARTMENT OTHERS ; COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M, ON August 2, 1982 REVIEWING' DEPARTMENT/DIVISION ; APPROVED APPROVED WITH CONDITIONS NOT APPROVED LUTILITY API',R VA, SUBJECT Id e/4/t02 LATE COMERS AE'REEMENT • WATER NO LATE COMERS AGREEMENT - SEWER 11-!/ AwryieED SYSTEM DEVELOPMENT CHARGE - WATER SYSTEM DE ELUPOENT CHARGE - SEWER A SPECIAL AS ESSMENT AREA CHARGE • WATER y/l0.p4/g .s-r p gr ®/ e Feoxrr-p: SPECIAL ASSEMEHT AREA CHARGE •SEWER No APPROVED l"F;TER PLAN vos APPROVED EVER PLAN YAPPROVEDFIREYYINIANTLOCATIONS BY FIRE DEPT. Y FIRE FLOW ANALYSIS yes Of:IL 1 1.( vt&) DATE, SIGNATURE ,OF DIRECTOR OR AUTHORI REPRESENTATIVE REVISION 5/1982 rIttcapm exrf Date irculated : J.ily 26, 1982 Comments due : August 2, 1982 1 ENIVIRONMENTAL CHECKLIST REVIEW SHEET E C F - 024 - 82 APPLI ATION No (s ) . REZONE (R-025-82) PROPO ENT : M-V Properties 1 PROJE T TITLE : Valley View Gardens Brief Description cif Project : Application to rezone property from G-1 to i-3 for a 260 unit retirement home and/or nursingg home. LOCATION : The property is located on the south side of Carr Road between Talbot Road South •and 98th Avenue S.E. SITE ' REA: 6.0 acres BUILDING AREA (gross) DEUEL 'PMENTAL COVE AGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) 1 opographic changes : 2 ) Direct/Indirect air quality : X 3)ater & water courses :X 4 ) , " lant life : K 5 ) ; ' nimal life : E6) 1 Noise : I 7) I Light & glare : 8 ) Land Use ; north : east : south : west : r and use conflicts : mil / / iew obstruction : //jgCy/ (Wd2(l' G 9) atural resources : 10 ) " isk of upset : 11 ), "opulation/Employment : J 12 ) umber of Dwellings : =Fl/ / 1 13)1 rip ends ( ITE ) : , j i raffic impacts : 4," e% g,'aS (%a/ 14 ), " ublic services : 1 K 15 ) : nergy : 16 ), tilities : 17 )' uman health : 18) ' esthetics : 19 ) I " ecreation : K 20 ) 1 ' rcheology/history : C0MME TS e / V4U C i e /ACC /O,She' i- * , 7 a2'e , , a& U cam )' a te/" l Si ' l% M5/ 2 Z4/ Oai`7 Recom endation : D ,SI DOS_ More Information Rev!ie ed by : 41140 Title : fr& A„'Al,,/ 11574e Date : ' 7 Z FORM: ;RC-06 Date irculated : Jply 26, 1982 Comments due : August 2, 1982 ENVIRONMENTAL CHECKLIST REVIEU SHEET i EC : - 024 - 82 APPLI AT I ON No (s ) . REZONE (R-025-82) PROPO ENT : M-V Properties 1 PROJE T TITLE : Valley View Gardens Brief Description of Project : Application to rezone property from G-1 to for a 260 unit retirement home and/or nursing home. i LOCATION : The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. SITE ' REA : 6.0 acres BUILDING AREA (gross ) DEVELSPMENTAL COVE AGE (%) : IMPACT REVIEW NONE MINOR MAJOR MO E INFO 1 ) Topographic changes : 2 ) Direct/Indirect air quality : 3 ) ater & water courses : 4) ,' )ant life : 5 ) ' ' nimal life : 6) oise : 7 ) Light & glared 8 ) land Use ; north: east : souih : west : and use conflicts : iew obstruction : T 9) atural resources : 10 ) ' isk of upset ) 11 ) Population/Employment : 12 ). umber of Dwellings : I 13 ) Trip ends ( ITE ) : raffic impacs : I 14) 'ublic servic s : I 15 ) nergy : 16) tilities : 17 ) uman health : 18) aesthetics : 19) 'ecreation : X 20 ) ' rcheology/history : COMME TS : o-,-x-, A Recom endation : it-- DOS More Information Reviewed by : -ICE J 4+4-IL Title : Date : 1 —Z 1 U I FORM: RC-06 X 7.Datie circulated : July 26, 1982 Comments due : August 2, 1982 1 ENIVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 024 - 82 APPLICATION No (s ) . REZONE (R-025-82) PROPONENT : M-V Properties it PROJECT TITLE : Valley View Gardens i Brief Description of Project : Application to rezone property from G-1 to for a 260 unit retirement home and/or nursing home. i LOCATION : The property is located on the south side of Carr Road betweenTalbotII Road South and 98th Avenue S.E. SITE AREA : 6.0 acres BUILDING AREA (gross) DEVELJPMENTAL COVERAGE (o) : it IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) j Topographic changes : 2 ) i' 3irect/Indirect air quality : 3) 1i dater & water courses : 4) I! plant life : 5 ) , Animal life : 6 ) i Noise : 7 ) !I Light & glare ! 8 ) 1 Land Use ; norh : east : south : 1! wes : j Land use conflicts : View obstruction : 1 9) H Natural resources : 10 ) Risk of upset • 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacs : d 14 ) Public services : t 11 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : RentoRreDePL EY'CynVn4inn RIIfPAII 20) Archeology/history : Wr -nM COMMENTS : JUL 2 '6 1982 Recommendation : DO. More Information 1 Relvi =wed by : Title : r C` A. i Daite 7/2 - /142 i FORM: ERC-06 I' ii DItC7 . ZIOP•401-10 Date circulated : July 26, 1982 Comments due : August 2, 1982 EINVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 024 - 82 APPLI ATION No (s ) . REZONE (R-025-82) PROPO ENT : M-V Properties PROJE T TITLE : Valley View Gardens Brief Description of Project : Application to rezone property from G-1 to R-3 for a 260 unit retirement home and/or nursing home. it LOCATION : The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. SITE ' REA : 6.0 acres BUILDING AREA (gross) DEUELIPMENTAL COVERAGE (s) : IMPACT, REVIEW NONE MINOR MAJOR MORE INFIO 1 ) opographic c anges : 2 ) P Direct/Indirect air quality : 3 ) 1 ater & water courses : 4 ) 'lant life : 5 ) ' nimal life : X 6) oise : 1c 7 ) I ight & glare k 8 ) and Use ; north : east : south: west : and use conflicts : iew obstruction : r 9) I atural resources : 10 ) ' isk of upset : 11 ) 'opulation/Employment : 12 ) Number of Dwellings : I 13 ) Trip ends ( ITE ) : traffic impacts : 140 Public services : 15 ) Energy : 16 ) Utilities : 17 ) Human health : lc 18 ) Aesthetics : 19 ) Recreation : it 20) Archeology/history : COMMENTS : Recommendation : DNSI_ DOS More Information Reivi =wed by : Title : Date .2> FORM: ERC-06 1 Tl i-A 11-1 • Ea4 Date irculated : July 26, 1982 Comments due : August 2, 1982 ENIVIRONMENTAL CHECKLIST REVIEW SHEET ll CI - 024 - 82 APLI ATION No (s ) . REZONE (R-025-82) i PROPO ENT : M-V Properties i PROJE T TITLE : Valley View Gardens Brief Description of Project : Application to rezone property from G-I to for a 260 unit retirement home and/or nursing home. LOCA TION :_ The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. SITE AREA : 6.0 acres BUILDING AREA (gross ) DEI,EL'PMENTAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) 1 opographic changes : 2 ) 1 pirect/Indirect air quality : 3) ater & water courses : 4) 1l ' rant life : 5 ) 1; Animal life : 6) I oise : 7) ' i ight & glare : 8 ) and Use ; north : easel : 1 south : it west : and use conflicts : hew obstruction : 9 ) atural resources : i 10 ) ' isk of upset . e/ 11 ) 'opulation/Employment : l/ II 12 ' umber of Dwellings : 13) rip ends ( ITE ) : 1! raffic impacts : 14 ) 'ublic services : 15) nergy : it 16 ) tilities : II 17) uman health : 18) Aesthetics : 19) 'ecreation : 1 20 ) Archeology/history : l COMME TS : Recom endation : DNSI DOS More Information Re,vi wed by • 1 C hi Title 1/ i / . Dalte . FORM: ERC-06 6 Date irculated: July 26, 1982 Comments due : August 2, 1982 ENIVIROINMENTAL CHECKLIST REVIEW SHEET II ECF - 024 - 82 i APPLI ATION No (s ) . REZONE (R-025-82) I PROPO ENT : M-V Properties PROJE T TITLE : Valley View Gardens Brief Description of Project : Application to rezone property from G-1 to bl for a 260 unit retirement home and/or nursing home. j . L OCAT ON : The property is located on the south side of Carr Road between Talbot i Road South and 98th Avenue S.E. SITE ' REA : 6.0 acres BUILDING AREA (gross ) II DEVELIPMENTAL COVERAGE (%) : i IMPACT REVIEW NONE MINOR MAJOR MO E INFO 1 ) I opographic changes : 1 2 ) 'irect/Indirect air quality : 3 ) ater & water courses : 4 ) I1 'lant life : 5 ) i animal life : J I 6) 1 oise : 1/ 7) ; ight & glare 8 ) I and Use ; north : east : II south : west : and use conflicts : 11 iew obstruction : T 9) ; atural resources : i/ 10 ) ' isk of upseti t.// 11 ) Population/Employment : 12 ) umber of Dwellings : 13 ) Trip ends ( ITE ) : ittraffic impacts : 14 ) Public services : I// 15 ) nergy : t/ 16) tilities : t/ 17 ) uman health : 18 ) ' esthetics : 19 ) Recreation : 20 ) archeology/history : COMENTS : 1 S.o. l-co. cc Iil I Recom endation : DNSI//)( DOS More Information Re;vi =wed by : C_y$ _I rv"- Title : Daite : 7 /2-f/f FORM: ERC-06 II Trt.RiR99(_ Date irculated : July 26, 1982 Comments due : Augustugust 2, 1982 E\VI O\IHENTAL CHECCCLIST REVIEW SHEET EC( - 024 - 82 APPLI ATION No (s) . REZONE (R-025-82) I. PROPO ENT : M-V Properties PROJE T TITLE : Valley View Gardens i Brief Description of Project : Application to rezone property from G-1 to l3 B..b for a 260 unit retirement home and/or nursing home. LOCA T ON : The property is located on the south side of Carr Road between Talbot Road South and 98th Avenue S.E. SITE ' REA : 6.0 acres BUILDING AREA (gross ) DEVELIPMENTAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) opographic changes : V 2 ) 'irect/Indirect air quality :V 3) 1 ater & water courses : 4) slant life : 5) ' nimal life : . V 6) ! I oise : v, 7) j ! ight & glare U 8 ) Land Use ; nortih : east : souh : west : and use conflicts : View obstruction : 9) 1 Natural resources : V 10 ) Risk of upset : V 11 ) Population/Employment : 121) Number of' Dwellings : 13 ) Trip ends ( ITE ) : 6Q x 2. 4c = 690 Trips,/ pPr traffic impacts : 14) Public services : L 15 ) Energy : 16 ) Utilities : j/' li 17) Human health : f 18) Aesthetics : fjr' 19) Recreation : II 20) Archeology/history : COMMENTS : 6 esro %c io,.eee/ o.a i14 r 7'e I - RL rJ U.7 fry.,4? //,1YG..,<, r !1 rsi% r Pari-lc( e ssesSPd e a It/5- 772 7(fr,rP aKc af,_ C6 5 /3 t 57r'etl Recommendation : DNSI V DOS More Information Revi ;wed b : G I it% 'I Y • i -vw Title : Cr-T- I Date II FORM: ERC-06 1 i Revision 3/1981 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: REZONE (R-025-82) Location: Located on Carr Road between Talbot Road South and 98th Avenue S .E. Applicant: M-V Properties TO: Public Works Department Engineering Division SCHEDULED ERC DATE: 3-31-82 Traffic Eng. Division SCHEDULED HEARING DATE: Utilities Eng. Division 1 Dire Department Parks Department Building Deparitment Police Department 71 Others: Policy,' Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDEDINWRITING. ; PLEASE PROVIDECOMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M. ON I REVIEWING DEPARTMENT/DIVSION: Approved Approived with Conditions Not Approved C--DATE: Signature ,'of Direct o Authorized Representative 1 REVIEWING DEPARTMENT/DIVISION: Approved ['Approved with Conditions Not Approved DATE: Signature of Director or Authorized Representative Revision 3/1981 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: REZONE (R-025-82) Location Located on Carr Road between Talbot Road South and 98th Avenue S .E. Applicant: M-V Properties I TO: 1$ Public Works Department Engineering Division SCHEDULED ERC DATE: 3-31-82 Traffic Eng. Division SCHEDULED HEARING DATE: Utilities Eng. Division Fire Department 1.1.4. Parks Department II Building Department II Police Department Others: PolicyiDevelopment Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDEDINWRITING. P EASE PROVIDE 'COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M. ON REVIEWING D PARTMENT/DIVISION: ippr.ved Approved with Conditions ® Not Approved t/S QJi'vde--GT Cd cJLp 651-81't/A) r-Pft4 r eCs7v7a JR C65711 4 RE-I/s t9 rn D f cp,i6 7' L C.. /J-L L o uJ T.61-Z.S Nc2t -s. A/17 Qi !L S e- - 77 p rrT C DATE: 7 --Jo - di2SignatureofiirectorAutrizedRepresentative REVIEWING DEPARTMENT/DIVISION: D Approved Approved with Conditions ['Not Approved DATE: Signature of D rector or Authorized Representative I I Revision 3/1981 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application : REZONE (R-025-82) Location: _, ocated on Carr Road between Talbot Road South and 98th Avenue S .E. Applicant: M-V Properties IQ; Public Works Department Engineering Division SCHEDULED ERC DATE: 3-31-82 Traffic Eng. Division SCHEDULED HEARING DATE: Utilities Eng. Division Fire Department Parks Department J Building Department Police Department Others: Policy Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDEDINWRITING. P ASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M. ON REVIEWING DEPARTMENT/DIVISION: - ' Approved Rep roved with Conditions o-Not .Appro,ved. GASLj Afe l GL:..:.Giry n e,i 5 cb rz S of - 7 S o/ DATE: (Y/2s-43SignatureofDi c/ utrVori Representative REVIEWING DEPARTMENT/DIVISION: 0T/4/7-y 'A/GIx/, . ,p/NG Approved roved with Conditions Not Approved DATE: 3/30/ Signature of ,Director or Authorized Representative 1 UTILITY APPROVAL SUBJECT 30/gr2 LATE CCMERS AGREEMENT • WATER Sfaa 4e,EA M- LAic COMERS AGREEMENT • SEWER 2.tai S'- /33 N G' Co/J,iT4 rLf 4L I/ M1 ,. c D CA.WP0T,E GO57 • SYSTEM Oliit PIREPIT URGE • WATER CO N/y, PAc. SYSTEM DEVELOPMENT CHARGE • SEWER J COA/ /jcTioa GN/G. ME D+s.E,L Fi FLOOS rATSIZ' rHAN /5'oo Opt:, SsECIAL ASSfSS EHT k!IEA CHARGE WATER yes P•04P sari. eNrAVE /g oltrevFr1/ SPECIAL ASSESSMENT ti 1 CHARGE • SEWER Np APPROVED WATER PLAN YE5 APPROVED SEWER PLAN y APPROVED FIRE HYDRANT LOCATIONS BY FIRE DEPT. y,&-5 FIRE FLOW ANALYSIS yAs Revision 3/1981 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: REZONE (R-025-82) Location: ocated on Carr Road between Talbo t Road South and 98th Avenue S .E. Applicant: M-V Properties TQ; Public Works Department Engineering Division SCHEDULED ERC DATE: 3-31-82 D Traffic Eng. Division SCHEDULED HEARING DATE: Utilities Eng. Division Fire Department Parks Department Building Department Police Department rm Others: Policy Development Dept. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDEDINWRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 'P.M. ON REVIEWING DEPARTMENT/DIVISION: POLICE Approved [' Approved with Conditions Aga Not Approved DATE: Signature of Director or Authorized Representative REVIEWING DEPARTMENT/DIVISION: D Appro ed ®Approved with Conditions ® Not Approved DATE: Signature of Director or Authorized Representative Date circulated : March 25, 1982 Comments, due : March 30, 1982 ENIVIRONIff9IENTAL CIEC{KLIST REVIEW SWEET F ECF - 1024 - 82 APPLICIATION No (s ) . REZONE (R-025-82) PROPONENT : M-V Properties PROJECT TITLE : Valley View Gardens Brief Description of Project : Application to rezone property currently G-1 to ,P-1 for a 260 unit retirement home and/or nursing home. LOCATION : Located on Carr; Road between Talbot Road South and 98th Avenue SE. SITE AREA : 6.0 acres BUILDING AREA (gross ) DEVELOPMENTAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changers : 2 ) Direct/Indirect air quality : 3) Water & water courses : 4) Plan_ life : 5 ) Animal life : 6) Noise : j 7) Light & glare : i LL 8 ) La,nd Use ; north : ; east : south : west : Land use conflicts'l: View obstruction : 9) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : j f 17 ) Human health : j 18 ) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : COMMENTS : ivPoVecr fit) //If0 P f/n p/9C T © ,V P/9-RIrS f 6 vi 71//s5 cO WA- 02 ,r7 ,-04,cr oti Lir ,P ra.J J Nc'/e64s Tt/C 7/IJ 11 DeM ',1 29 s Ar P76 S/ CL?u 7-6- 7e W t L /UL G'it SS TL--- /Yl OPc G'6Wk//U 6- 0FC , Recommendation : DNSI_.. DOS More Information _ Reviewed by : Rpl- Lie- Title : Date : 0/WC 3Q + FORM: ERC 06 AWN sp Date circulated : March 25 1982 Comments due : March 30, 1982 ENVIRONMENTAL CHECKLIST REVIEW SHEET 1 is ECF - 024 - 82 APPLICATION No (s ) . REZONE (R-025-82) PROPONENT : M-V Properties PROJECT TITLE : Valley View Gardens I Brief Des ription of Project : Application to rezone property currently G-1 to P-1 fo. a 260 unit retirement home and/or nursing home. LOCATION : Located on Carrl Road between Talbot Road South and 98th Avenue SE. a. SITE AREA : 6.0 acres I BUILDING AREA (gross) 1 DEVELOPME TAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topo'!raphic changers : 2 ) Dire ( t/Indirect air quality :v 3 ) Wate & water courses : 4) Plan life : 5 ) Anim.. 1 life : 6) Ndis : 7) Liighl & glare : 8) Land Use ; north :. east : I south : 1 west : Land use .conflicts : View obstruction : 1 9 ) Natu al resources : ! 10 ) Risk of upset : 11 ) Popu ation/Employment : 12 ) Numb-r of Dwellings : 13 ) Trip ends ( ITE ) : % 7 o.Max esx; traf is impacts : 14) Public services : ! I 15 ) Energy : 16 ) Utilities : 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20) Arche.logy/history : COMMENTS : Recommenda ion : DNSI DOS More Information Reviewed by :Title : Date : FORM: ERC=06 eloil-o%t4w i ZONING,iG Date circulated : Marsh ?5, 1982 Comments due : March 30, 1982 ENVIRONMENTAL CHECKLIST REVIE'.1 SHEET 1 E C F - 024 - 82 APPLICATION No (s ) . REZONE (R-025-82) I PROPONENT : M-V Properties PROJECT TITLE : Valley View Gardens I Brief Description of Project : Application to rezone property currently G-1 to P-1 for a 260 unit retirement home and/or nursing home. LOCATION : Located on Carrl Road between Talbot Road South and 98th Avenue SE. SITE AREA : 6.0 acres ' 1 BUILDING AREA (gross ) DEVELOPMENTAL COVERAGE I;(%) : IMPACT REVIEW NONE MINOR MAJOR MORE • INFO 1 ) Tgpoqraphic changel,s : 2 ) Dire t/Indirect aiir quality : 3) Wa"te & water courses : x 4) Plan life • 5 ) Anim; l life : 6) Nolis . 1, 7 ) Light & glare : 8 ) Land Use ; north : east : south: west : Land use conflicts : View obstruction : 9 ) Natural r.esources : k' 10 ) Risk of upset : 11 ) Population/Employment : NW 12 ) Number of Dwellings : 1 X 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 )• Energy : Y 16 ) Utilities : 17 ) Human health : 18) Aesthetics : K., 19 ) Recreation : 20 ) Archeology/history • COMMENTS : Recommendation DNS I4011( DOS More Information Reviewed by : . i J/ iii o__- Title : r'/'/,e311 a4A7 A/aj....._ Date : // ' 2_ P _ Aor FORM: ERC-06 uENG' Date circulated : March 25, 1982 Comments due : March 30, 1982 ENIVIIR®Nli'^IENITAL CHECKLIST RE IIIEH SHEET ECF - 02, - 82 APPLICATION No (s ) . REZONE (R-025-82) PROPONENT : M-V Properties PROJECT TITLE : Valley View Gardens Brief Des ription of Project : Application to rezone property currently G- to P-l 'fo . a 260 unit retirement home and/or nursing home. LOCATION : Located on Carr Road between Talbot Road South and 98th Avenue SE. i SITE AREA : 6.0 acres 1 BUILDING AREA (gross ) DEVELOPME TAL COVERAGE (%)) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changeis : 2 ) Dire ' t/Indirect aijr quality : 3) Wate & water courses : 4) Plan ' life : 5 ) Anim1l life : j 6) Noasr : 7 ) Light & glare : 8) La'nd Use ; north : east : south : west : Land use conflicts : View obstruction : 9) Natu al resources : a 10 ) Risk of upset : v/ 11 ) Population/Employment : 12 ) Number of Dwellings : V 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Puhlic services : 15 ) Energy : I/ 16 ) Utilities : V 17 ) Human health : 18) Aesth- tics : 19 ) Recreation : 20 ) Arche. logy/history :) COMMENTS : Title : U7/4/Ty 4N -//8/E,E,e Date : 3 3D g2 FORM: ERC46 Fi. Date cir ulated : March 25, 1982 Comments due : March 30, 1982 ' ERVIR®MP9ENTAL CHECKLIST REVIIEU SHEET ECF - 02 - 82 APPLICAT ION No (s ) . REZONE (R-025-82) 1 PROPON'EN : M-V Properties PROJECT ITLE : Valley View Gardens I Brief De cription of Project : Application to rezone property currently G-1 to P-1 fo a 260 unit retirement home and/or nursing home. I LOCATION : Located on Carr Road between Talbot Road South and 98th Avenue SE. 1 SITE ARE ' : 6.0 acres BUILDING AREA (gross)I DEVELOPMENTAL COVERAGE (%) : i IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) To 1 pographic changes : 1 2 ) Direct/Indirect air quality : 3) Water & water courses : 4) Plan life : 5 ) Anim: l life : 6 ) N U i s - : u/ 7 ) Lilght & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : View obstruction : f f 9) Natu al resources : f V/ 10 ) Riisk of upset : 11 ) Po lpu ation/Employment : 12 ) Numb - r of Dwellings : 13 ) Trip ends ( ITE ) : tri f is impacts : 14 ) Publ ' c services L' 15 ) Energy : 16 ) Utl 1 ' ties : 17 ) Huj a health : 18 ) ThAest etics : I 7- 1 19 ) Recreation : 17: 20 ) Arheology/history n i COMMENTS : 11 I II 1 Recommendation : 01 DOS More Information j,i7Reviewedby : a A. ;Title : v _ 2d/2 Date : 1 j _ -11 j FORM: ERC-06 I fbdC.S Date crcJlated : March 25, 1982 Comments due : March 30, 1982 ENVIRON0ENTAL CHECKLIST REVIE"j SHEET ECF - 102L - 82 I APPLICATION No (s ) . REZONE (R-025-82) PROPONENT : M-V Properties PROJECT TI TLE : Valley View Gardens Brief Des ription of Project : Application to rezone property currently G-1 to P-l ;for, a 260. unit retirement home and/or nursing home. 1 LOCATION : Located on Carr; Road between Talbot Road South and 98th Avenue SE. SITE AREA : 6.0 acres I BUILDING AREA (gross ) DEVELOPMENTAL COVERAGE (%) : IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : w 2 ) Direct/Indirect air quality : 3 ) Wate & water courses : 4) Pl:ant. life : 5 ) Anim_ 1 life : 6) Nois - : 7) Ligh & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts: View obstruction : 9 ) Na;tu al resources : 10 ) RiIsk of upset : 11 ) Popu ation/Employment : 12 ) NuImb r of Dwellings : 13 ) Trip ends ( ITE ) : traf is impacts : j 14) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Huma health : 18 ) Ae;st etics : 19 ) Recr ation : 20 ) Archeology/history: COMMENTS :*is development will have a major traffic impact due to its location on a busy arterial roadway and on a curve close to a major intersection. The speeds of vehicles in the area at times are substantial and wilth elderly people coming out of the parking lot onto this st eet I believe carefully planning should be given to the traffic pattern(I do not recommend a traf is signal ) The impact that this development will have on public services in is in the calls for service due to medicla emergencies. Elderly people have a greater need for Medic ONe type falls than younger people. These calls affect not only Medic ONe but the fire Recommendation : DNSI DOS xxxxx More Infq t n police depts. s both agencies are dispatched-to-the call . Also with Val?ey-Corn operating at its p Cv1c le'an iperease in calls slows the dispahlin of other publice service calls i e . Lt. D: son Date : 3/31/82 FORM: ERC-0 I. GENERAL INFORMATION A. OWNER M-V PROPERTIES 1920 S. Puget Drive, Renton, WA 98055 B. DEVLOPER C/D DEVCO, Bellevue, Washington i C. LOCATION One block east of the Talbot Road and Carr Road Intersection in the vicinity of the Valley General Hospital , Renton, Washington D. LEGAL DESCRIPTION j Parcel A: Lots 43, 44 and 45 of the Scott' s Terrace Addition j I Parcel B: A portion of the North 2 of the South z of South 2 of the Northeast 4 of the Northeast 4 of Section 31 , Township 23 North Range 5 East. Exact legal to be inserted in Ordinance. E. SIZE OF PROPERTY Approximately 6.0 Acres F. ACCESS Carr Road G. ANNEXATION DATE S rin brook Annexation on December 3 1978asP9 per Ordinance 3268 H. EXISTING ZONING G" General Classification as per Renton policy for annexed property I. ;COIPREHENSIVE LAND West half of property designated P/QP or P-1 USG DESIGNATION Public District and East half of property designated Medium Density or R-3. J. AP ,LICATION 1 ) R-3 Zoning with a conditional use permit (C.U.P) for a 260 unit retirement home and/or nursing home 2) Variance request for 60' instead of the 40' in a P-1 zone. I I 1 II. THE PR POSAL The' apalicant requestsR-3 zoning of this site with a conditional use permit which would limit the development of the site to a 260 unit retirement home and/or nursing home. The following proposal is written primarily for a retirement home due toi the present reimbursement and financing problems with nursing homes. The ideal development on this site would be some combina- tion of retirement hone and nursing home because the people electing to move into the retirement home would be assured of never having to leave the premises if they became incapacitated and had to have skilled-care nursing on a full - time basis. We have designed the project such that the second phase of the project or even one floor of the project can be a nursing home if these developments become feasible. Furthermore, even if the entire project was to become a nursing home, the impacts on the existing systems, i .e. , public services, utilities and transportation would be even less than retirement homes. In other words, a retirement home should be considered as the alterna- tive having the most impact on the existing public services. We ha e designed this 'project for 260 retirement units instead of the 175 units allowed by the R-3 code in order to make the project economically viabl . The recently approved R-3 designation allows only 25 units per acre vihich is sufficient for normal apartment projects with no ancillary facilities, larger units, higher population counts and more required park- ing spaces. But this will not suffice for a retirement home which has smaller units, less people and cars and. yet an extremely expensive require- ment of ancillary dining, cooking, recreational and administrative facilities. The construction and staffing of these facilities require more units to absorb the costs. Initerms of demand onipublic services and utilities from the City. of Renton, however, these 260 units will have much less impact than a 175 unit project. For example, in terms of traffic generation , this proposal generates a maximum of 850 trips per day while a 175 unit multiple would generate approximately 1070 trips per day. In other areas, such as schools, police, fire and utilities, this 260 unit retirement home has far less impact than a 175 unit multiple as one would expect. A. SCOPE OF DEVELOPMENT PROPOSAL The 260 unit retirement home will be built in two phases of up to 180 units each. (See Site Plan Exhibit 2) All living units will be contained in four, story structures to take advantage of the views a"id to minimize site coverage. All units in the retirement home will be either one bedroom apartments of 470 s. f. to 620 s.f. plus private balcony or two bedroom units of approximately 760 s. f. plus private balcony. All units will be equipped with small kitchens. All floors will be served by elevators, stairs, storage areas and laundry facilities. Due to the age of the residents, all buildings will be fully sprinklered and secured by an electronic door system. 2 1 i I Th 'first phase.will include a two story Common Building of sufficient size to accommodate the ancillary needs of both phases. The Common Bu'ilding will contain the following amenities and functions . 1 ) Central Lobby,' Entry and Mail Room 2) Kitchen and Dining Facilities 3) Administrative' Offices 4) Medical-Dental Offices and Beauty-Barber Shop 5) Lounge, Gifts,' Pharmacy and Library 6) Hobby Rooms and Woodworking Shop 7) Enclosed Pool ,; SPA and Dressing Areas 8) Solarium and Greenhouse In addition to the R-3 rezone request, the applicants have also filed j a variance application requesting that the height limitation be increased to 60 feet from 40 feet. This variance is needed to provide extra space I between each floor for the sprinkler system and mechanical system. Duetdtheincreasedfloor-to-floor distance, the architects need the addi- i tional 20' on each of the four story buildings to provide for an aesthetic roof system. The :principal reason for granting this request should be the fact that no surrounding views will ever be blocked with the additional 20 feet. The eastern hillside on our property line is over 80' .above the level of our first floor. Any future development on the north or south will not incur any view blockage because the view is westerly and our bOildings are set; in the middle of the site. (See Assessors' Map, Exhibit 3). This application has a parking ratio of one space per unit for a total on-site parking of 260 spaces plus a minimum of two vans for the residents use. This ratio is more than sufficient because less than 50 resident in 1 the whole project: will have cars. The vast majority of residents neither need nor are physically capable of driving. The need for parking is by the staff and theiestimated full-time staff for both phases will be around 60 people. With three shifts per day, the maximum staff parking . needs will be about 35 cars assuming all drive to work. Given the proposed use, there will never be a need for more than 130 parking spaces on this site. We, therefore, ask the City to place an additional item in the conditional use permit associated with this rezoning that only 130 parking spaces be constructed untiljsuch time that there is a demonstrated need for more parking. In addition, we wish to point out that no credit is made in Renton s parking requirements for the use of vans or van pooling. We will provide a minimum of two vans for tenants ' use on a full -time basis. It has been found] to be mandatory for the success of these projects due to the age of the tenants. 3 1 B. SCOPE OF SITEWORK ; The existing conditions at the site will necessitate grading in two areas. The steep 'slope along the eastern property line will need to be terraced and landscaped to provide for pedestrian walkways and seating areas ' (see Photographs) . Upon completion, this hill- side will not only be attractive but afford an excellent place to w lk, visit and enjoy the view. Secondly, the first twenty feet along Carr Road will need to be graded back and landscaped to increase 1 the driving sightIdistrance around the curve (See Site Plan Exhibit 2) . This will allow safer driving and at the same time improve the front of this site. The utility work and roadwork will consist primarily of a stormwater drainage system and two driveway connections to Carr Road. Drainlines willll be installed [under the toe of the terraces along the eastern property line which will connect to the stormdrain lines for the buildings and parking areas. Any required lines for surface or subsurface water entering into this site will also connect to this system. The drainage system will then connect to a detention system as required by the Renton Public Work Department. Discharges from the system will be directed to an existing 24" line that lies under Carr Road. (See Photographs - Exhibit 5). C. ECONOMICS OF THE PROPOSAL InII spite of the strong national and local demands for retirement homes, tllle supply of thee projects is severely limited by economics. Retire- ment homes are expensive to build and slow to fill up. First of all , retirement homes generally cost up to 40% more than a multiple family project due to the extra cost of the social , administrative and dining facilities. In addition, even though the units are small , the costs of kitchens and bathrooms are the same as an average unit. Thirdly, a retirement home' has a high break-even point (+ 90%) due to the cost of staff and extra debt service. Basically, the kitchen, housekeeping and administrative staff are needed even if the facility is only 50% full . Consequently, the developer needs additional capital to carry the operating expenses until breakeven is reached and a profit is rarely achieved during the first five years of operation. Retirement homes are not only slow to fill up due to the high rent but also due to the nature of the tenants. They are retired people with no working income so they often need their finances set up properly in advance or need aidditional support from relatives. Others wish to live as close to their relatives as possible and will wait for openings in other retirement homes. Still others will not qualify for health reasons. S1ome find this style of life unappealing and elect to leave. Consequently, most retirement homes take anywhere from one to two years to fill up. lihus, a minimum Of 260 units were needed in this project to make it fleasible. In addition, the need to phase the project was based on the slow rent-up problem. 4 I• 1 i I III JUSTIFICATION OF PROPOSAL The p oposed change of zoning is justified in that it is both timely and apPro riate for this site. A. HE APPLICATION 'IS TIMELY 1 . The Need for Retirement Nursing Homes : America is confronted with a phenomenon that is new to us. A child born in 1900 could expect to live 48 years . A child born in 1953 could expect to live 69 years . A child born in 1981 could expect to live 75 years . Today, more than 11% of the U.S. population - nearly 26 million Americans - are 65 and over, and this population is expected to. exceed 55 m1illion in the next 40 years . Advances in medicine combined with lowered birth rates is the underlying cause for this demographic; phenomenon. In Washington the situation is similar. In 1977 over 10% of the population 'or approximately 360,000 people were elderly. The people living in family situations were decreasing rapidly with advancing age. Due to their longer life spans more women than men were married and were seeking some form of institutional environment to supplant their former lifestyles . Likewise , inn the Seattle area the need for institutional care, retirement ;living and subsidised housing is great. For example, the Seattle Housing Authority has a waiting list of over 4,000 with the average waiting time of 3 to 5 years. Existing retirement home units 'are generally fully occupied depending on the rents charged and the date of completion. Nursing homes are almost 100% full since 'there has been little or no new construction of these facilties for the last 5 years. The conditilon of an elderly persons health basically determines the nature of the housing need. Those persons in good health , seek more active lifestyles with a tendancy to prefer living units with kitchen facilities . On the other hand , those with some handicap or advancing age tend to prefer centralized dining facilities with limited nursing care in-house or nursing homes. 2. Market Analysis In 1978 a marketing study was completed for this site by the well known firmof Property Dynamics of Kirkland, Washington. Such uses as condominiums , apartments , single-family and elderly housing were studied. Because of the existing land use in the area, the consultant concluded that the best use of the property would be for elderly housing of;some type. The complete study is included herein as Exhibit 6. 5 In summary, the consultant determined that there was a demonstrated need at this time for elderly housing and that the nature of the existing surrounding land uses made this site ideally suited for this use. In' particular, the ready availability of a nursing home, a hospital and medical professionals was an over-riding factor to the success oif such a project. In addition, the availability of transit and private vans would bring the residents within easy reach of the extensive shopping areas, entertainment, and religious organizations) in the immediate area. 3. Retirement Hdme Need in Kent-Renton Area At this time :the Kent-Renton area has no retirement homes which, by definition, ,provide centralized dining and laundry facilities. Most of the surrounding areas do have retirement units (SeeAMap - Exhibit 7) . Auburn, Federal Way, Des Moines, Burien, Seattle, Mercer Island and Bellevue have retirement homes but not the Kent-Renton area. Due to its central position in South King County, Renton is a logical place to have manylsuccessful retirement homes. Obviously, the best place for such a home would be the Valley General Hospital area. In conclusion, we have seen from the above analysis that this proposal is timely. There is a growing national and local need for elderly housing. Secondly, our market analysis concluded that at this time some form of! elderly housing would be the best use for the site. Thirdly, that the Kent-Renton area and this site in particular are a logical place for this form of housing. B THE APPLICATION IS APPROPRIATE 1 . Conforms to Comprehensive Land Use Plan In 1979 the Southeast Renton Comprehensive Plan was adopted which indicated that 50% of this site should be P/QP or Public District P-1 zoning and that 50% should be medium density housing or R-3 zoning. (See Comprehensive Plan - Exhibit 8) . A retirement home fits both of these designations quite logically. Medical , dental and administrative professionals will be needed in this project to care for thel residents. And, by its very nature, this project involves living units assembled to a density to economically provide for a healthy and active lifestyle of its residents. 2. Conforms to !Comprehensive Land Use Policies In general , this proposal is in the public interest to be granted based on the following Comprehensive Land Use Policies : a. "Encourage the development of a variety of housing types----" This is !a. perfect time and location for the City of Renton to adopt a style of living that is needed in general and appropriate for this site. In addition, we look forward to working with--the city staff to adopt a zoning and parking code for retirement homes in the City of Renton. 6 b. "Encourage the development of a viable economic base that enhances the image of the City----" This specific usage has not heretofore occurred in Renton but it seems logical that retirement units could be very popular in a centrallized areas such as Renton. c. "Preserve' as much as possible the natural characteristics of the land, including topography, native vegetation and views----" This proposal will not only preserve but will enhance what has been an eyesore. The steep eastern hillside will be landscaped and stabilized. The 20 feet along Carr Road will be altered to afford better driving conditions and enhanced with proper land- scaping. The existing plateau area will be cleaned of debris and trash and developed for the enjoyment of the residents. d. "Encourage the development of uses that will be compatible with adjacent and proposed uses and that will be beneficial to the community----" There can be little doubt that this proposal will be compatible with and mill enhance the hospital area community. 3. . Enhancement of Surrounding Land Uses The adjacent land uses will benefit by the development of this retirement home. a. Valley General Hospital The hospital is in a continual expansion mode due to the ongoing growth of the South King County area. The residents of this project need immediate and quality medical care at all times. This increased utilizaion of the hospital and its services will contribute significantly to its continued growth. I i i I b. Valley Villa Care Center - 4430 Talbot Road S. This 166 bed facility has been fully occupied since its first year of1 operation but the addition of a retirement home within 100 yards of its property can only add to its continued success . It may be necessary to call on its nursing personnel in time of emergencies which will be a benefit to both facilities . See Exhibit 9 for a Letter of Support from Valley Villa Care. c. Medical' Offices This retirement home will draw heavily on all of the medical specialities now present in the area. In addition , this project will necessitate geriatric specialists . in .the medical profession to locate either in the limited professional space on site or in the near by area. At this. time it is more appropriate that the applicants seek a usage other than professional offices for this site in spite of the obvious reduced land value. The City of Renton has recently grantedl approval for a 12 acre site (One Valley Place) south of Valley General Hospital for professional offices (See Assessor Map - Exhibit 3) . Until the One Valley Place office park is substantially constructed, it seems appropriate to seek another use that compliments the area. Due to the high development costs imposed on One Valley Place to construct roads , utilities and existing street improvements , it must be noted that the resulting land prices at One Valley Place will preclude any possibility of those lots being economically feasible for a retirement home. d. Residential Uses The single family residences in the near-by area will neither be affected positively nor negatively in the short term after this project. is completed. However, in the long term this project is part) of a pattern of an emergency hospital community that will contribute significantly to the increase in land values for medical purposes . In particular there are no single-family homes abutting this property. The property to the south is designated "G" which may be ultimately zoned multiple.. The property to the west is now used as medical facilities . The property to the east is designated as S. R. 7200 by the County but the steep hillside and immediate stream will prevent any future single-family development within 200 yards of ever occurring. The property to the :north across Carr Road has the first two lots already zoned RM-900 (See Assessor' s Map - Exhibit 3) . 0 At this time it is more appropriate- that the applicants seek a usageiother than medium density (R-3) zoning on this site in spite of the obvious reduced land values . The City of Renton has recently granted approval for a 17 acre site south of Malley General; Hospital for a 325 unit multiple family development. Until that project is substantially completed the need for additional multiple land will be restricted. e. Shopping Areas Numerous shopping areas will benefit from this development. The shopping areas at Benson and Carr Road to the east will benefit: as well as the South Center Regional Shopping Center. In addition , the food supply and linen supply businesses will benefit; directly. Specific Site Advantages i A retirement home on this site is particularly appropriate for some very specific reasons . a. Traffici An over_riding problem in this general area is traffic... congestion. Furthermore, this site can only gain access on Carr Road which is the main arterial through the area. This retirement home has a traffic' impact that is not only less than 30% of a normal multiple housingl project or medical facility but will have a peak hour condition that does not coincide with the existing peak traffic conditions now in existence. In other words , this project should not necessitate any significant street improvement work to maintain the current traffic flow. (See Traffic Study - Exhibit 10) . The fact thatthisi proposal will not necessitate costly street improvements has been an inducement for the applicants to seek a usage that does not command high land values . In other words , the savings from street improvements partially off-sets the lower land values associated with retirement and nursing homes . b. Impact on Adjacent Uses The isolated nature of the site with an 80 foot hillside to the east arid a 60 acre gravel pit to the south has distinct advantages for this proposal . There will be no negative impacts to any present or future uses in these areas . The single-family areas to the north across Carr Road are so much lower than this site that no views will be obstructed. The two closest homes across the street are already 3Q feet lower than the average level of our parking areas. ' In addition , the proposed buildings are set to the middle and south end of the site. I 9 I c. View Potential Inhabitants of retirement homes enjoy and appreciate a good view. They have ample time at their disposal in their living units to enjoy a view. This site is a high plateau that affords unobstructed views of the entire Kent-Renton Industrial Valley and Olympic mountain range. It will be a big advantage in attracting residents . 5. Economic Advantages A retirement home and/or nursing homes will contribute to employment and expansion of the tax base. In addition to the many businesses that will supply goods and services on a daily basis , the full-time employment of this facility will be in excess of 60 people. Beyond the direct expansion of the tax base from this project, there will he an additional. incentive to increase professional and accessory use-related space in the immediate area. I i I 10 CITY OF RENTON R , APPLICATION701E FOR OFFICE USE ONLY Dau h LAND CS£ NEARING s APPLICATION NO. EXAMINER'S ACTION APPLICATION FEE $ a 1 1 APPEAL FILED RECEIPT NO. ,2o7,20 CITY COUNCIL ACTION FILING !DAT 3-02 -k,,2.- ORDINANCE NO. AND DATE NEARING DATE APPLICANT TO COMPLETE ITEMS 1 THROUGH 10: I. Name M-V PROPERTIES Phone 455-1269 Address 192.0 S. Puget Drive, Renton, LJA 98055 3. rope ty petitioned for rezoning is located on CARR ROAD betwe n TALBOT ROAD and 98th Aver). S_ F_ or acreage ofproperty4. Square footage g p y - 6.0 Acres 5. Legal description of property (if more space is required, attach a separ to sheet) PARCEL A: Lots 43, 44 and 45 of the Scott's Terrace Addition PARCEL B: A portion of ,the North i of the South 3 of the South } of the Northeast i 1' of the Northeast 3 _pfi Section 31 , Township 23 North Range 5 East 6. F.r:isting Zoning 6 Toning Requested P-1 Subject to a contract rezone NOTE TO APPLICANT: The following factors are considered in reclassifying propety. Evidence or additional information to substantiate your request may be attached to this sheet. (See Application Procedure Sheet for specific requirements. ) Submit this form in duplicate. 7. Proposed use of site Retirement Home and/nr Nursing Home 8. List the measures to be taken to reduce impact on the surrounding area. 0 Se Environmental Checklist and Mitigating Measures included herein 1 1 4 9. llow (soon after the rezone is granted do you intend to develop the site? Phase 1 in 1982 Phase 2 in 1983 0. Two copies of plot plian and affidavit of ownership are rqui red. Planning Dept. 1-77 1 I I 1 $ © ° z VARIANCE APPLICATI .ON t i CITY OF RENTON f PLANNING DEPARTMENT O91 0 SEPtE" 1O9 206) 235-2550 NOTE: TO APPLICANT: Please OFFICE USE ONLY tt read instructions on I Application No.: 4 1back of this fork Associated File(s): carefully before I preparing your appli- i Date Received: cation for VARIANCE. I I Date Accepted: Approved: 0 o DATE: Denied: 1 Publication Date: Affidavit: Comprehensive Plan Zoning: In'add tion to the information below, the applicant should include a site map and any other ertinent informationlwhich will assist in the review of this application. The Pldnni g Department reserves the right to require additional information needed to j evalua a the application (note Variance Application Procedure on the last page). 1 1., of Applicant: M-V PROPERTIES 2 ling Addreess: 1920 S. Puget Drive t Telephone No.: 455-1269 i RENTON, WA 98055( Owner Lessee 3, APPLICANT IS: I Q Contract Purchaser t] Other (Specify) 4,e and address of owner, if other than applicant: ielephone No.: 51 al location of proposed project (give street Andress if any or nearest street intersection): South of Carr Road one block east of Talbot Road Intersection 6'. Legal Description (if lengthy, attach as separate sheet): See Rezone Application 7. State EXACT VARIANCE REQUESTED/SPECIFY CODE SECTION: 1 Applicants seek variance from 40' height limitation imposed by Section 4-710. Variance request is for 60' height limit. i e l 1- 1 1 . . I 1 . . 8. Why can't the prope : developed within the requirements of ordinance? Due to the required mechanical and sprinkler systems for a retirement and/or nursing home, the floor-to-floor distance is sufficiently greater to require the extra 20' to enable a four storey building to be constructed. AFFIDAVIT L)52 S j IA 0 r--T 1Pf 4(t.L 5 giC,514e,-Xzeing duly sworn, declare that I am the owner of the property involved in this application and that the for oing statements andl answers herein contained and the information herewith is u pitted are in all respects true and correct to the best of my knowledge and belief. tt4 igna f•C err• 0-0 S. Pun 2 Address Qj\(lUly UV( &f City, State, and Zip Crie Number) Telephone No. 2 2.6 10 3 3 Subscribed and sworn before me this day of 1F10.•‘ l9 Not.lry Public in and for the State of Washington, residing at 12. LA„,cr y Name 'of Notary Public I ye 11 S CL. (n+` ti` I Zoe Addr' ss E . JL( c' ()Ott_ C/ GO-) 2- AFFIDAVIT I , Ct 11 S being duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and 'answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief . . Subscribed nd sworn before me this ' 61d1 d y of OA0,\ 19 Notary Public in and for ;the State of Washington , residing at 4 .Cti\-Ni-A,AA: .6\ 114uacaL Name of Notary Public) Signature of Owner) Address) Address) City) State) Telephone) FOR OFFICE USE ONLY) CERTIFICATION This is too certify that the foregoing application has been inspected by me and has been found to be ' thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application . Date Received 19 By : Renton Planning Dept . 2-73 AFFIDAVIT I , U e-L.A KILL being duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in, all respects true and correct to the best of my knowledge and belief . Subscribed and sworn before me this ' `i l.`"` day of 11`l ck,-,\,C - 19 Y a- , Notary Puibl:c in and for ;the State of Washington , residing at F-CLvxC‘ exT,A,—(--,.. 4-----4 ' . ' Ct1-\ Name of No ary Public) Signature of Owner ET 2 f J f S ' ?U6L7 DC Address) A dress) LA,K70/\) .,6(1 ?6ow. City) State) 22 - Ic3 Telephone) FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has be n found to belthorough and complete in every particular and to conform ;tolthe rules and regulations of the Renton Planning Department governing the filing of such application . Date Received 19 By : Renton Planning Dept . i 2-73 E CITY OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM i FOR OFFICE USE ONLY Q App ication No. el J © - 2' Environmental Checklist No. Q,g V—O g PRO OSED, date: FINAL, date: EDDeclaration of Significance Declaration of Significance Declaration of Non-Significance Declaration Declaration of Non-Significance COMMENTS: r 1 1 Introduction The State Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals. The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. t The, purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to yo'u. Where explanations of your answers are required, or where yo1J believe an explanation would be helpful to government decision makers, include your l t explanation in the space provided, or use additional pages if necessary. You should include references to any reports or studies of which you are aware.and which are rele- 1 vast to the answers you provide. Complete answers to these questions now will help all ag ncies involved with your proposal to undertake the required environmental review with- 1 ou unnecessary delay. Th following questions apply to your total proposal , not just to the license for which yo are currently applying or the proposal for which approval is sought. Your answers shduld include the impact1s which will be caused by your proposal when it is completed, evin though completion may not occur until sometime in the future. This will allow all of the agencies which willl be involved to complete their environmental review now, with- i out duplicating paperwork in the future. S NOTE: This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals. Many of the questions may not apply to yo r proposal. If a question does not apply, just answer it "no" and continue on to the t next question. ENVIRONMENTAL CHECKLIST FORM i 1. BACKGROUND 1 1. Name of Propon'ent M-V PROPERTIES 2. Address and phone number of Proponent: 473'0 154th •Place S. E. 206) 455-1259 1 BELLEVUE, WASHINGTON 98006 3. Date Checklist submitted March 19, 1981 F i 4. Agency requiring Checklist City of Renton 1 5. Name of proposal, if applicable: VALLEY VIEW GARDENS 6. Nature and brief description of the proposal (including but not limited to its size, general design elements, and other factors that will give an accurate understanding,of its scope and nature): The proposal includes a 260 unit Retirement Hnme and/or Nursing Home to be built in two phases. The housing units will be two four-storey structures served by elevators and fully sprinklered_ The Cnmmnn Ruilriing l' will be two-storey and will contain all of the Dining, Social Recreational and Administrative functions (See Site Plan) EXHIBIT 11 r 1 e Z 7. Location of proposal (describe the physical setting of the proposal , as well as the extent of'the land area affected by any environmental impacts, including any other information needed to give an accurate understanding of the environ- mental setting of the proposal): The site is an abandoned gravel pit with no structures or plant life. The portion of the site to be used for structures is relatively flat while the the unused easterly portion of the site is a steep face to be stabilized, drained and landscaped. 8. Estimated date f,or completion of the proposal : 1983 9. List of all permits, licenses or government approvals required for the proposal federal , state and local--including 'rezones): Rezone approval and building permit approval by City of Renton 10• rrelated have oranyconnected forwithfuturethisadditions,proposal? expansion,further activity yes, explain: No 11. Do you know of any plans by others which may affect the property covered by your proposal? ' If yes, explain: No i i 12. Attach any other application form that has been completed regarding the pro- posal; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: See Valley, View Gardens Proposal 11. ENVIRONMENTAL IMPACTS Explanations of all "yes" and "maybe" answers are required) i 1) Earth. Mill the proposal result in: a) Unstable earth conditions or in changes in geologic X substructures? V— MAYBE WO— b) Disruptions, displacements, compaction or over- x covering of the soil? M r ) c) Change in topography or ground surface relief X features? 7r$— MAYBE W5 i d) The destruction, covering or modification of any X unique geologic or physical features? vrc MAYBE WO— e) Any increiase in wind or water erosion of soils, X either on or off the site? Y M YB Fib— f) Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? r- MAYBE Explanation: We will stabilize, drain and ladscape the hillside along the east side of the site. We will lower the grade along Carr Road and landscape the new grade to increase driving sight distances along Carr Road 1 1. r it S- 2) Air. Will the proposal result in: a) Air emissions or deterioration of ambient air X quality? PET— MAYBE H XI b) The creation of objectionable odors? YU— MAYBE c) Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? YTS- MAYBE X Explanation: 3) Water. Will the'proposal result in: a) Changes 1n currents, or the course of direction of water movements, in either marine or fresh waters? iff— M YB X b) Changes in absorption rates, drainage patterns, or X the rate and amount of surface water runoff? vrr- MAYBE W c) Alterations to the course or flow of flood waters? YES WATIT d) Change in the amount of surface water in any water body? YES M YBE 0 i I e) Discharge into surface waters, or in any alteration Xsurfacewaterquality, including but not limited to temperature, dissolved oxygen or turbidity? ration of the direction or rate o y€ MAYBE rX f) Altef flow of X ground waers? Fri MAYBE N g) Change in the quantity of ground waters, either Xthroughdirectadditionsorwithdrawals, or through interception of an aquifer by cuts or excavations? YES MAYBE NO h) Deterioration in ground water quality, either through direct injection, or through the seepage of leachate, X phosphate's, detergents, waterborne virus or bacteria, or other substances into the ground waters? Tn.- p YBE H i) Reduction in the amount of water otherwise available X MAYBENforpublicwatersupplies? th Explanation: The gravel-clay surface has been compacted by earth moving equipment which prevents normal seepage. Surface water will now be directed to a drainage and detention system. 4) Flora. Will the proposal result in: a) Change in the diversity of species, or numbers of any X species Of flora (including trees, shrubs, grass, crops, mlcroflolra and aquatic plants)? S- MAYBE W Reduction of the numbers of any unique, rare or X t b) endangered species of flora? y RATEE Introduction of new species of flora into an area, or XIc) in a barrier to the normal replenishment of existing species? MAYBE Fib f i X d) Reduction in acreage of any agricultural crop? Explanatio^:I 11 1 . i I 1 I •• I4Y' 1 . 4- 5) Fauna. Will t'he proposal result in: a) Changes in the diversity of species, or numbers of any species'of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? X VrT- M YB NE b) Reduction of the numbers of any unique, rare or Xendangeredspeciesoffauna? YES WaTT NO c) Introduction of new species of fauna into an area, or result in a barrier to the migration or'movement of fauna? X YES RATFE NO d) Deterioration to existing fish or wildlife habitat? X Y E S MWYE N-- Explanation: 6) Noise. Will the proposal increase existing noise levels? L_ YES M YBE NO Explanation: 7) Light and Glare.' Will the proposal produce new light or X glare? VFE MAYBE WU— Explanation: 8) Land Use. Will the proposal result in the alteration of the Xpresentorplannedlanduseofanarea? Ts-- M7CYSE Explanation: 1 9) Natural Resources. Will the proposal result in: a) Increase in the rate of use of any natural resources? X Y FATEE NO b) Depletion of any nonrenewable natural resource? X TIT— M YBE NO Explanation: 10) Risk of Upset. Does the proposal involve a risk of an explosion or the' release of hazardous substances (including, but not limited Ito, oil, pesticides, chemicals or radiation) in the event of 'an accident or upset conditions? 7TY— Urn" Explanation: 11) Population. Will the proposal alter the location; distri- bution, density, or growth rate of the human population X of an area? Pry Rm r ws- Explanation: 11 5- 12) Housing. Will the proposal affect existing housing, or create a demand for additional housing? X YES MAYBE NO Explanation: 13) Transportation/Circulation. Will the proposal result in: a) Generation of additional vehicular movement? X YES MAYBE NO b) Effects on existing parking facilities, or demand for new parking? YET— ITATETT NO c) Impact upon existing transportation systems? X YE•s- MAYBE NU d) Alterations' to present patterns of circulation or Xmovementofpeopleand/or goods? YES WEE NO e) Alterations' to waterborne, rail or air traffic? X Yrr- ivAli7 NO f) Increase inj traffic hazards to motor vehicles, Xbicyclistsorpedestrians? YES MAYBE i1 Explanation:SEE TRAFFIC STUDY 14) Public Services.' Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the foillowing areas: I a) Fire protection? YES MAYBE NO b) Police protection? c) Schools? YES MAYBE NO d) Parks or other recreational facilities? YES MAYBE NO e) Maintenance of public facilities, including roads? X 1 YES MAYBE NO f) Other governmental services? YES M Y6E NO Explanation: 15) Energy. Will the proposal result in: a) Use of substantial amounts of fuel or energy? b) Demand upon existing sources of energy, or require the development of new sources of energy? X YET— MAYBE NI Explanation: 16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: a) Power or natural gas? Trg— WAYBr NO b) Communications systems? X MAYBE NO c) Water? I YES MAYBE NO ' ' l i i : . .,l . .. 6- d) Sewer or septic tanks? X YSf- M YB NO e) Storm water drainage? X T NU f) Solid waste and disposal?X YES MAYBE NO Explanation: 17) Human Health. Will the proposal result in the creation of r any health hazard or potential health hazard (excluding XSmentalhealth)? TES MAYBE W Explanation: 18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X ' YES MAYBE NO Explanation: 19) Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? X YES- N-AYBE HU- Explanation: t r 20) Archeological/H,istorical . Will the proposal result in an alteration of a significant archeological or historical X site, structure:, object or building? YTf- MAYBE R Explanation': III. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any decla- ration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: si hed) name printed) ", S1vrl¢7 (\.1EPAPL- fYw 1 11 receipt # <, CITY OF RENTON PLANN I NG DEPARTMENT F` NAME U' k= r ``r. `'!; 'f f (' DATE ;. PROJECT & LOCATION . ` ( r . / , 11. App'lication Type Basic Fee Acreage Fee Total f a j Environmental Checklist sr! r7£,; Environmental Checklist Construction Valuation Fee TOTAL FEES ''-r Please take this receipt and your payment to the Finance Department on the first floor. Thank you Receipt # •.•.C,--), (--2 7(;)•-..... CITY OF RENTON . PLANNING DEPARTMENT 1 NAME ,: i , i J t /4','- ' U' r' '.,_ DATE PROJECT & L CATION -/- 'fi . :: ',' ' :.: .',c,'-'• --:11 ., .--.' 4 • • I Application Type : Basic Fee Acreage Fee Total 1 1 1 Environmental Checklist v .,•2•, ',•04'.. , Environmental Checklist Construction Valuation Fee TOTAL FEES i 2-•:j e7 ,, :,,i, Please take this receipt and Your payment to the Finance Department on the first floor. Thank you. 1 • I GENER, L INFORMATION ' A. OWNER M-V PROPERTIES 1920 S. Puget Drive, Renton, WA 98055 B.' EVELOPER C/D DEVCO, Bellevue, Washington C.' OCATION One block east of the Talbot Road and Carr Road Intersection in the vicinity of the Valley General Hospital , Renton, Washington D. LEGAL DESCRIPTION Parcel A: Lots 43, 44 and 45 of the Scott's Terrace Addition Parcel B: A portion of the North z of the South 1 of South 1 of the Northeast 4 of the Northeast 4 of Section 31 , Township 23 North Range 5 East. Exact legal to be inserted in Ordinance. E. 1 SIZE OF PROPERTY, Approximately 6.0 Acres F.i ACCESS Carr Road G.: ANNEXATION DATE ; Springbrook Annexation on December 4, 1978 as per Ordinance 3268 H.; EXISTING ZONING "G" General Classification as per Renton policy for annexed property I. COMPREHENSIVE LAND USE DESIGNATION ! West half of property designated P/QP or P-1 Public District and East half of property designated Medium Density or R-3. J. APPLICATION 1 ) P-1 Zoning by means of a contract rezone for a 260 unit retirement home and/or nursing home. A Property Use and Development Agreement will be signed and recorded on the property in conjunction with the Rezone Ordinance. 2) Variance request for 60' instead of the 40' in a P-1 zone. I 1 II THE ;PROPOSAL The applicant requests a P-1 underlying zoning of this site by means of a contract rezone which would limit the development of the site to a 260 unit retirerilent home and/ors nursing home. The following proposal is written primarily for a retirement home due to the present reimbursement and financing problems with nursing homes. The ideal development on this site would be some c mbination of retirement home and nursing home because thepeopleelectigtomoveintotheretirementhomewouldbeassuredofneverhaving to leave he premises if they became incapacitated and had to have skilled-care nursing on a full-time, basis. We have designed the project such that the second phase of the project or even one floor of the project can be a nursing home if these developments become feasible. Furthermore, even if the entire proje t was to become a nursing home, the impacts on the existing systems , i .e. public services, lutilities and transportation would be even less than retirement homes. In ,other words, a retirement home should be considered as the alternative having the most impact on the existing system. The contract rezone would be enforced by a Property Use and Development Agreement recorded as a lien on title and similarly identified in the Ordinance adopted by the City Qf Renton upon completion of the zoning process. The Property Use and Development Agreement, signed by the owners of the subject property, would outliie specific conditions under which the development would proceed. , i .e. , number of units , height, required parking, setbacks , site improvements and other items of concern identified during the zoning process. A copy of the proposed Agreement and Ordinance is included herein as Exhibit 1 . A. SCOPE OF DEVELOPMENT PROPOSAL The 260 unit retirement home will be built in two phases of up to 130 units each. ,(See Site Plan Exhibit 2) All living units will be - contained in four story structures to take advantage of the views and to minimize 'site coverage. All units in the retirement home will be either one bedroom apartments of 470 s.f. to 620 s.f. plus private balcony or two bedroom units of approximately 760 s.f. plus private balcony. All units will be equipped with small kitchens. All floors will be served by elevators, stairs , storage areas and laundry facilities. Due to the age of the residents, all buildings will be fully sprinklered and secured by an electronic door system. The first phase' will include a two story Common Building of sufficient size to accommodate the ancillary needs of both phases. The Common Building will contain the following amenities and functions : 1 ) Central Lobby, Entry, and Mail Room 2) Kitchen and Dining Facilities 3) Administrative Offices 4) Medical-Dental Offices and Beauty-Barber Shop 5) Lounge, Gifts, Pharmacy and Library 6) Hobby Rooms and Woodworking Shop 7) Enclosed Pool , SPA and Dressing Areas 8) Solarium and Greenhouse 2 In addition to the, P-1 rezone request, the applicants have also filed a variance application requesting that the height limitation be increased to 60 feet from 40 feet. This variance is needed to provide extra space between each floor for the spinkler system and mechanical system. Due 6 the increased floor-to-floor distance, the architects need the additional 20' on each of the four story buildings to provide for an aesthetic roof system. The principal reason for granting this request should be thefactthatnosurroundingviewswilleverbeblockedwiththeadditional20feet. The eastern hillside on our property line is over 80' above the level of ol ur first floor. . Any future development on the north or south willnotincuranyviewblockagebecausetheviewiswesterlyandourbuildings are set in the middle of the site. (See Assessors' Map Exhibit 3). This application Is based on a parking ratio of one space per two unitsforatotalon-site parking of 130 spaces plus a minimum of two vans for the residents use. This ratio is more than sufficient because less than 50 residents in the 'whole project will have cars. The vast majority for residents neither need nor are physically capable of driving. parking is by the staff; the estimated full-time staff for both phases will be around 60 people. With three shifts per day the maximum staff parking needs will be about 35 cars assuming all drive to work. Except for an event with invited guests, there will never be a .need for 130 parking spaces on this site. The City of Renton does not define a parking ratio for retirementhomesasyetbutweunderstanditiscontemplatingaparkingratioof1 :2 for kitchen-equipped units and 1 :3 for units without kitchens. This will be more than sufficient so we believe some credit should be made for the use of vans. They are mandatory for retirement homes. In order to assist the City in establishing this parking requirement, we are including the text of a letter and supporting data from other projects as Exhibit 4. In most developments in this area the parking requirements wereexcessivewhichresultsinlandcoveredwithasphaltthatcouldbetterbeusedby the residents for private gardens and landUsescaping.Evenathoughswet haveld provided 130 spaces, we would like theAgreement only 100 spaces now with 30 to be added when needed. B. SCOPE OF SITEWORK The existing conditions at thtewill elene, tte will needlto be terraceds. The steep slope along the easternproperty and landscaped to provide for pedestrian walkways and seating areas (See Photographs). Upon completion this hillside will not only be attractive but afford an excellent place to walk, visit and enjoy the view. Secondly, the first twenty feet along Carr Road will need to be graded back and landscaped to increase the drwillgallowsight saferadrevanguandtat the Plan Exhibit 2). This improve the front of this site. 3 The utility work and roadwork will consist primarily of a stormwater drainage system and two driveway connections to Carr Road. Drainlines will be installed' under the toe of the terraces along the eastern property line which will connect to the stormdrain lines for the buildings and parking areas . Any required lines for surface or subsurface water entering into this site will also connect to this system. The drainage system will then connect to a detention system as required by the Renton Public Work Department. Discharge from the system will he directed to an existing r" line that lies under Carr Road. (See Photographs - Exhibit 5) . C. ECONOMICS OF THE ,PROPOSAL In spite of the strong national and local demands for retirement homes , he supply of these projects is severely limited by economics . Retirement homes are expensive to build and slow to fill up. First of all , retirement omes generally cost up to 40% more than a multiple family project due to the extra cost of the social , administrative and dining facilities . In addition , even though the units are small , the costs of kitchens and bathrooms are the same as an average unit. Thirdly, a retirement home has a high break-even point (± 90%) due to the cost of staff and extra debt service . Basically, the kitchen , housekeeping and administrative staff are needed even if the facility is only 50% full . Consequently, the developer needs additional capital to carry the operating expenses until breakeven is reached and a profit is rarely achieved during the first five years of operation. Retirement homes are not only slow to fill up due to the high rent hut also due to the 'nature of the tenants . They are retired people with no working income s,o they often need their finances set up properly in advance or need additional support from relatives . Others wish to live as close to their relatives as possible and will wait for openings in other retirement homes . Still others will not qualify for health reasons . Some find this style of life unappealing and elect to leave. Consequently, most retirement homes take anywhere from one to two years to fill up. Thus , a minimum Of 260 units were needed in this project to make it feasible . In addition , the need to phase the project was based on the slow rent-up problem. 4 III JUSTIFICATION OF PROPOSAL The roposed change o,f zoning is justified in that it is both timely and appr6priate for this 'site. A. THE APPLICATION 'IS TIMELY 1 . The Need for Retirement Nursing Homes : America is confronted with a phenomenon that is new to us . A child born in 1900 could expect to live 48 years . A child born in 1953 could expect to live 69 years . A child born in 1981 could expect to live 75 years . Today, more than 11% of the U.S. population - nearly 26 million Americans - are 65 and over, and this population is expected to exceed 55 million in the next 40 years. Advances in medicine combined with lowered birth rates is the underlying cause for this demographic phenomenon. In Washington the situation is similar. In 1g77 over l0`', of the population or approximately 360,000 people were elderly. The people living in family situations were decreasing rapidly with advancing age. Due to their longer life spans more women than men were married and were seeking some form of institutional environment to supplant their former lifestyles . Likewise , in the Seattle area the need for institutional care, retirement living and subsidised housing is great. For example , the Seattle Housing Authority has a waiting list of over 4,000 with the average waiting time of 3 to 5 years . Existing retirement home units! are generally fully occupied depending on the rents charged and the date of completion. Nursing homes are almost 100% full since' there has been little or no new construction of these facilties for the last 5 years. The condition of an elderly persons health basically determines the nature of the housing need. Those persons in good health , seek more active lifestyles with a tendancy to prefer living units with kitchen facilities . On the other hand, those with some handicap or advancing ,age tend to prefer centralized dining facilities with limited nursing care in-house or nursing homes. 2. Market Analysis In 1978 a marketing study was completed for this site by the well known firm of Property Dynamics of Kirkland, Washington . Such uses as condominiums , apartments , single-family and elderly housing were studied. Because of the existing land use in the area , the consultant concluded that the best use of the property would be for elderly housing of some type. The complete study is included 'herein as Exhibit 6. 5 In summary, the consultant determined that there was a demonstrated need at this time for elderly housing and that the nature of the existing surrounding land uses made this site ideally suited for this use. ,In particular, the ready availability of a nursing home , a hospital and medical professionals was an over-riding factor to the success, of such a project. In addition , the availability of transit and. private vans would bring the residents within easy reach of the extensive shopping areas , entertainment , and religious organizations in the immediate area. 3. Retirement Home Need in Kent-Renton Area At this time the Kent-Renton area has no retirement homes which , by definition ,, provide centralized dining and laundry facilities . Most of the surrounding areas do have retirement units (See Map - Exhibit 7) . Auburn , Federal Way, Des Moines , Burien , Seattle, Mercer Island and. Bellevue have retirement homes but not the Kent-Penton area. Due to its central position in South King County, Renton is a logical place to have many successful retirement homes . Obviously, the best place for such a •home would be the Valley General Hospital area. In conclusion , we have seen from the above analysis that this proposal is timely. . There is a growing national and local need for elderly housing. Secondly, our market analysis concluded that at this time some form of elderly housing would be the best use for the site. Thirdly, that the Kent-Renton area and this site in particular are a logical place for this form of housing. B . THE APPLICATION .IS APPROPRIATE 1 . Conforms to Comprehensive Land Use Plan In 1979 the Southeast Renton Comprehensive Plan was adopted which indicated that 50% of this site should be P/QP or Public District P-1 zoning and that 50% should be medium density housing or R-3 zoning. (See Comprehensive Plan - Exhibit 8) . A retirement home fits both of these designations quite logically. Medical , dental and administrative professionals will be needed in this project to care for the residents. And, by its very nature , this project involves living units assembled to a density to economically provide for a healthy and active lifestyle of its residents . Nursing homes , on the other hand, are already included in P-1 zones . It is our understanding that at the present time the R-3 and R-4 zoning ordinances are being revised to specifically include retire- ment homes: Some provisions will have to be made to allow for greater density in these zones if retirement units are to be feasible. The extensive ancillary facilities and administrative overhead to provide for the unique needs of these residents requires additional units to amortize these costs . On the other hand , the relatively insignificant impacts to traffic, police, schools and recreation justifies such an increased density. Without this flexibility the retirement .homes usage in these zones will not transpire and to this extent retirement homes are not similar to medium or high density 6 I i housing projects . We think the P-1 zones in the Valley General Hospital should be specifically identified as eligible for Retirement Homes. 2. Conforms to, Comprehensive Land Use Policies • In general , this proposal is in the public interest to be granted based on thle following Comprehensive Land Use Policies : a. "Encour!age the development of a variety of housing types----" This is a perfect time and location for the City of Renton 1 to adopt a style of living that is needed in general and appropriate for this site. In addition we look forward to working with the city staff to adopt a zoning and parking code for retirement homes in the City of Renton. b. "Encourage the development of a viable economic base that enhances the image of the City----" This specific usage has not heretofore occurred in Renton but it seems logical that retirement units could be very popular in a centralized area such as Renton. c. "Preserve as much as possible the natural characteristics of the land, Including topography, native vegetation and views----" This proposal will not only preserve but will enhance what has been an eyesore. The steep eastern hillside will be landscaped and stabilized. The 20 feet along Carr Road will he altered to afford better driving conditions and enhanced with proper landscaping. The existing plateau area will be cleaned of debris and trash and developed for the enjoyment of the residents . d. "Encourage the development of uses that will be compatible with adjacent and proposed uses and that will be beneficial to the community----" There can be little doubt that this proposal will he compatible with and will enhance the hospital area community. 3. Enhancement of Surrounding Land Uses The adjacent land uses will benefit by the development of this retirement : home. a. Valley' General Hospital The hospital is in a continual expansion mode due to the on- going growth of the South King County area. The residents of this project need immediate and quality medical care at all times . This increased utilization of the hospital and its services will contribute significantly to its continued growth. i 7 b. Valley Villa Care Center - 4430 Talbot Road S. This 166 bed facility has been fully occupied since its first year of operation but the addition of a retirement home within 100 yards of its property can only add to its continued success . It may be necessary to call on its nursing personnel in time of emergencies which will be a benefit to both facilities . See Exhibit, 9 for a Letter of Support from Valley Villa Care. c. Medical, Offices This retirement home will draw heavily on all of the medical specialities now present in the area. In addition , this project will necessitate geriatric specialists in the medical profession to locate either in the limited professional space on site or in the near by area. At this time it is more appropriate that the applicants seek a usage other than professional offices' for this site in spite of the obvious reduced land value. The City of Renton has recently granted approval for a 12 acre site (One Valley Place) south of Valley General Hospital for professional offices (See Assessor Map - Exhibit 3) . Until the One Valley Place office park is substanitially constructed, it seems appropriate to seek another use that compliments the area . due to the high development costs imposed on One Valley Place to construct roads , utilities and existing street improvements , it must be noted that the resulting land prices at One Valley Place will preclude any possibility of those lots being economically feasible for a retirement home. d. Residential Uses The single family residences in the near-by area will neither be affected positively nor negatively in the short term after this project is completed. However, in the long term this project is part of a pattern of an emergency hospital community that will contribute significantly to the increase in land values for medical purposes . In particular there are no single-family homes abutting this property. The property to the south is designated "G" which may be ultimately zoned multiple. The property to the west is now used as medical facilities . The property to the east is designated as S. R. 7200 by the County but the steep hillside and immediate stream will prevent any future single-family development within 200 yards of ever occurring. The property to the north across Carr Road has the first two lots already zoned RM-900 (See Assessor' s Map - Exhibit 3) . 1 At this time it is more appropriate that the applicants seek a usage other than medium density (R-3) zoning on this site in spite of the obvious reduced land values . The City of Renton has recently granted approval for a 17 acre site south of Valley General Hospital for a 325 unit multiple family development. Until that project is substantially completed the need for additional multiple land will be restricted. e. Shopping Areas Numerous shopping areas will benefit from this development. The shopping areas at Benson and Carr Road to the east will benefit as well as the South Center Regional Shopping Center. In addition , the food supply and linen supply businesses will benefit directly. 4. Specific Site Advantages A retirement home on this site is particularly appropriate for some very specific reasons . a. Traffic' An over-riding problem in this general area is traffic congestion . Furthermore , this site can only gain access on Carr Road which is the main arterial through the area. This retirement home has a traffic impact that is not only less than 30% of a normal multiple housing project or medical facility but will have a peak hour condition that does not coincide with the existing peak traffic conditions now in existence. In other words , this project should not necessitate any significant street improvement work to maintain the current traffic flow. (See Traffic Study - Exhibit 10) . The fact that this proposal will not necessitate costly street improvements has been an inducement for the applicants to seek a usage that does not command high land values . In other words , the savings from street improvements partially off-sets the lower land values associated with retirement and nursing homes . b. Impact, on Adjacent Uses The isolated nature of the site with an 80 foot hillside to the east and a 60 acre gravel pit to the south has distinct advantages for this proposal . There will be no negative impacts to any present or future uses in these areas . The single-family areas to the north across Carr Road are so much lower than this site that no views will be obstructed. The two closest homes across the street are already 30 feet lower than the average level of our parking areas . In addition , the proposed buildings are set to the middle and south end of the site. 9 c. View Potential Inhabitants of retirement homes enjoy and appreciate a good view. They have ample time at their disposal in their living units to enjoy a view. This site is a high plateau that affords unobstructed views of the entire Kent-Renton Industrial Valley and Olympic mountain range. It will he a big advantage in attracting residents . 5. Economic Advantages A retirement home and/or nursing homes will contribute to employment and expansion of the tax base. In addition to the many businesses that will supply goods and services on a daily basis , the full-time employment of this facility will be in excess of 60 peoples. Beyond the direct expansion of the tax base from this project , there will he an additional incentive to increase professional and accessory use-related space in the immediate area. 10 I IV ENVIRONMENTAL CHECKLIST FORM - MITIGATING MEASURES The following items are keyed to the Environmental checklist form included herein (See Exhibit 11 ) . A. Iltem II - 1 EARTH It will be necessary to stabilize the eastern hillside on our property. This will include the grading of the hillside to remove the ravines aused by water run-off (See Photographs) . Two intermediate level areas ill be graded an;d landscaped for footpaths . The in-between slopes will be compacted and landscaped to prevent any future soil erosion. The toe of the slope will be retained by a rock or concrete retaining wall quipped with suitable engineered fill and drain lines connected to the drainage system. Another area to have a topography change is the hillside fronting on Carr Road. It will be necessary to alter this hillside to improve the slight-driving distance around the curve on Carr Road. The existing grade averages about 1 :1 and the new grade should be 1 :4 for the first 10' in back of the sidewalk and then increased to 1 :2 for the balance of the distance up to the roadway in the parking area. Landscaping in this area ill be purposely designed for low shrubs and ground cover for the first 0' behind the sidewalk. B. tem II - 3 WATER Since this site is an abandoned gravel pit, the level plateau area has been compacted by heavy earth-moving equipment that prevents normal absorption. In addition there is no vegetation to break up the soil . Consequently, small ponds and surface seepage can be observed on the site during the winter (See Photographs) . South of this site there is another gravel pit area owned by the State of Washington that is presently In operation. The change in absorption rates and surface water run-off patterns that e envision will :be a positive charge. We will install drain lines along the southern property line to intercept the subsurface drainage and direct it into our drainage and detention system. Secondly, we will break up the compacted surface of the site and landscape around the buildings and parking areas to allow proper absorption of rainwater. The regrading of the site will remove the ponding that now occurs . The detention system, designed according to Renton standards , will prevent ny uncontrolledirun-off that probably now occurs during a 10 year rainfall eriod. The engineered discharge will be tied into an existing 24" storm- rain under Carr: Road. This stormdrain is tied in directly to a 48" manhole across the road (See Photographs) . This development will remove a water run-off problem that now exists on this site. 11 I l ' C. Item II - 13 TRANSPORTATION/CIRCULATION The text of a traffic study prepared by Christopher Brown P . E. is included herein :(See Exhibit 10) . Although any development generates additional traffic movement , this development generates for less traffic than the potentiial uses that are possible for this site. An office use or multiple residential use on this site Would generate up to three times the amount of traffic that this retirement home or nursing home will generate. The traffic study mitigating measures call for two driveways for access to Carr Road with the main driveway lined up with 98th Avenue. In addition, a transit turnout and bus shelter have been suggested to aid the considerable number of residents expected to use transit service. We are fortunate that there is hourly transit service to Renton and the South Center Shopping area as well as two additional peak hour routes to the Renton Park-N-Ride station in the downtown area. D. Item II - 14 PUBLIC SERVICES a) Fire Protection - There will be no need for new or altered fire protection' services . Adequate water pressure now exists with the new pump station on 43rd Street. b) Police Protection - There will be no need for new or altered police protection with this development. c) Schools - No demand on schools will occur. d) Parks or Other Recreational Facilities - Due to the extensive social and' recreation programs and facilities provided within the project, there will be no demand placed on the City for off-site recreational needs . e) Maintenance of Public Facilities , Including Roads - There will be no additional maintenance needs created by this project. f) Other Governmental Services - None E. Item II - 16 UTILITIES a) Power or Natural Gas - In-Place b) Communications Systems - In-Place c) Water - A 'new 12" line was recently installed in front of the property. ; d) Sewer or Septic Tanks - An 8" metro line is in-place. e) Storm Water Drainage - There is an existing system to he tied into with 'adequate capacity. f) Solid Waste and Disposal - City services are adequate. it 12 I I r` 4! rr' f. ORDINANCE ti AN ORDINANCE relating to and amending page of the Renton Municipal Code: to rezone certain property located on the South side of Carr Road between Talbot' Road and 98th Street from General Classification G) to Public, District (P-1) and accepting a Property Use and Development Agreement in connection therewith. BE IT ORDAINED BY THE CITY OF RENTON AS FOLLOWS: 4 I Section 1. That page of the Renton Municipal Code is amended to rezone from General Classification ("G") Zone to Public District (P-1) Zone the following described real property: I t EXACT LEGAL TO BE INSERTED LATER 7 I as shown on Exhibit "A", and the City Clerk is directed to place a copy of said Exhibit "A" in a volume entitled "Zoning Map Amendments," all as contemplated in EXHIBIT 1 L I 1 I I I 1 Section 2. That the Property Use and Development Agreement which was submitted to the City by the Owner of the property described in Section 1 hereof, recorded in the records of the Director of Records and Elections of King County, and filed in by which said owner agreed to certain restrictions upon the use and development of said property to ameliorate the adverse impact of uses and development otherwise permitted in the Public District (P-1) Zone upon private property in the vicinity, is hereby accepted, and the City Clerk is hereby authorized and directed to deliver copies of the same to the Director of Public Works - Building Department. Section 3. This ordinance shall take effect and be in force thirty days from and after its passage and approval , if approved by the Council ; otherwise it shall take effect at the time it shall become a law under the provisions of the city charter. Passed by tFie City Council the day of 1982, and signed by mein open session in authentication of its passage this day of 1982. President of the City Council Approved by' me this day of 1982 Mayor Filed by me this day of 1982 Attest: Cityy Clerktoller and iC SEAL) Published By Deptuty Clerk 1 I i PROPERTY USE AND DEVELOPMENT AGREEMENT THIS INSTRUMENT, executed this date in favor of The City of Renton, a municipal corporation (herein called "City"), by the undersigned owner r of the within-described property (herein called "Owner"): i WITNESSETH : WHEREAS, Owner has a fee simple and/or having a substantial beneficial interest in the following described real property (herein called the Property"): EXACT LEGAL TO BE lr INSERTED l! LATER I and, WHEREAS, a ,petition was filed with the City to rezone the Property from General Classification ("G") zone to Public District (P-l) Zone pursuant to the provisions of the Zoning Regulations of the Renton Municipal Code, Title and the Hearing Examiner and Planning Staff recommended to the City Council that the petition be granted subject to the execution and recording of an agreement with the City pertaining to certain uses and development of the property in order to ameliorate the adverse impact of unrestircted use and development in an P-1 Zone; i 1 j I p NOW, THEREFORE, Owner hereby covenants, bargains and agrees on behalf of itself, its heris, successors and assigns, that if the Porperty is rezoned to the P-1 Zone: 1. That any use or development of the Property permitted in any zone more intensive that General Classification ("G") shall be subject to the following conditions: _ a) The structure proposed in Owner's petition shall be no highdr than sixty feet from the average grade as defined the Zoning Ordinance. b) The total retirement units allowed in this project shall be limited to 260 units with a required parking of 130 spaces. The owner will construct 100 spaces with the additional 30 spaces to be constructed when needed. c) d) e) f) 91 2. This Agreement shall be recorded in the records of King County ti and the covenants hereof shall be deemed to attach to'and run with the Property and shall be binding upon the Owner, its heirs, successors and assigns, and shall apply to after-acquired title of the Owner of the Property. 3. This Agreement may be amended or modified by agreement between the Owner and the City; provided such amended agreement shall be approved by the legislative authority of the City by ordinance. 4 This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. 1 1 I 1 5. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion I thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, or restriction hereinabove contained. M-V PROPERTIES 1 ii BY BY i 5 R 1 I 1 A 1 S t i I STATE OF WASHINGTON' ) ss. r COUNTY OF KING ' ) A On this day of 1982, before me personally appeared' and to me known to be the and of the corporation that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that they were 1 authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. In Witness Whereof I have hereunto set my hand the day and 4 year first above written. 3 a Notary Public in and for the State of Washington, 1 residing at r. i 1 r r. I f I i i I t 1 1; i 1 I 1 ROJECT STATISTICS I .. 1 y 00.1.1.11T LI 15, i................_ _...........,..__ _....... „.......,,, ezum..,-;$ru. IA- r,T'T.T. .'".7"7.....e....."..."a'".....77'.... o•----- 14..surt‘...1.rut el Cs.•1.4 s 179th sTREET _--4----- R.CM'MC1.04 0 CT 1,•MT. 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San Frn•isco, California Varies by district. Section 151 of 3 City Planning Code, Residential Homes for Senior Citizens, requires one- fifth of parking requirements for regular multi-family housing. Seattle, Washington Housing for the elderly - 1 to 4. Spokane, 'ashington 1/3 by variance * I Redding, California Housing for the elderly - 1 to 3 by 1 variance. 1 space per 2.6 units 1 variance obtained by The Danmor Company. I Yakima; W shington Variance obtained by The Danmor Company - I 1to4. 1 Portland, Oregon 1 space• per dwelling unit,' except by 1 variance for elderly housing. Lake Oswego, Oregon City of Lake Oswego has special ordinance j to grant variances where there are common dining rooms, kitchens and other services I provided. I Dallas, T-xas 1 space per each 6 beds, plus 1 space per I employee position. (This is requirement 1 for buildings described as residential homes I • for the aged, not to be confused with Inursing homes.) I Spokane. Requested variances may be taken up with Zoning Board of Adjustment, Clity of Spokane. Important: City noted that iI in most variance applications for retirement apartments for I the aged, results allowed 1 space per 3 dwelling units. 1 4 PARKING VARIANCE DATA January 14, 1980 I In •etermining the required number of parking spaces, several factors need to be considered such as: Life-stylelof residents Income levels Age Existing parking problems Location of facility Public transportation Additional means of transportation - 2 to 3 mini-buses to be provided with scheduled transportation Thr,e reasons for reducing the number of parking spaces for the elderly: 1 1) The elderly have different life-styles and housing needs. 2) The elderly, proportionately, have fewer vehicles. JJ I 3) Statistics show that more than 90% of residents are single and this type of person- is usually anxious to sell his or her car after moving into a situation where transportation is provided. Also, with the cost of gas becl,oming almost prohibitive, they find it economically necessary to give up driving. li Rec.gnizing the transportation dilemma of older people, Madison House has offered them continued mobility through the use of a mini-bus service. 4 J 1 4- Rt 11 KtMtN,I MVM I MtI I rMrcr a rccqu i nLIILI11 3 City of Edmonds Ordinance #1718 allows, by conditional use permit; 1 per staff member or employee and one parking space per ftiur dwelling units. This permit is personal to the applicant and does not run with the land and is subject to review and modification or revocation. E. Joseph Wallis, City Planner City of Edmonds Civic Center Edmonds, WA 98020 Cit of Spokane Board of Adjustment On April 9, 1975 Approved application for variance to provide fifteen parking spaces for fourty-four apartments ( i .e., 1 space per three dwel- ling units) . One of the Board members stated they found that historically 1 space per 3.89 dwelling units was adequate where supplimental transportation (such as a van or municipal bus) is available. City of Seattle ' Per Zoning and Platting Code requires (for boarding houses, etc.) 1 parking space fo'r each three sleeping rooms or for each 6 beds, whichever amount is greater. City of Yakima po rd of Adjustment On April 14, 1975 Approved "Special Property Use" permit for project containing 18 dwelling units 'and providing 36 parking spaces (Review by County Engineer and' Planning Director is required for final ap- proval ) . I 4 il - ' I' hisamismaimmidilia A''' 4..., 1. 4"!..,' • % ' i../ T: 1'.;..• 3 '. ',.. ' * 1 1 .. , t•.: I :... 14. V ,,,,' i ; , • 4., ,..,. kt'. 1. ' 1 1 . .. A ,,,., iik. AA., .." ) 4'...•' 1. 44 4 .'' .' 1 1'.:: . 2, . . * .. , ' t.;• .! 4... i V. i. jj;' 1': 1, ..,•, . AA .,.. " . 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"0-.. ,7;e,.-,,,r7,.•t....,„,,-ps• • -,-.,...,,, i., ..„,- - .-, 4.,),4,-••,',O. 1.:-...7-_--kr.,.•. .....7,.-. ••-., :. .. 2..A., 4--',..,_ -"..se"---:"..;;;';Z`4:•-•&,•-t. ..,..1":"$,A...r...•?-•t.. t....," "."1"-F-`a.'t.,....'f.....444111-C1-1e.?- 2.. •• Ii:...13: *,:-..,••41,„A„,,r'• y,..- .. A I r t j N t' rI -- j. li i' r k. r. ,1 1 i' _ fit. • r'a• r r r; r Air' r F _ ''' STORMWATER IN DEPRESSED AREA a r 1 r' < 11 Jr tom a '• ' •, r 714 . s ue V• 1" y• may x^ ' , 2 s • 4 iF fit — 1-:;."4.,..• • '''• .. '4..‘"fi..,7kk.-A• --r'-•‘•44"'e•••(- '-'1' 1 ''' L 1. 24' STORMDRAIN DISCHARGE •1 ••y • a SYSTEM IN—PLACE j r xF' fir_ i :;' Y.;- 7 . '`:,," h_ j ,` r t ` its « 7'3 • ,_, i j tr Vt+.' r,` 4,-,.rY a 44,. ; . Y.'.., .- 'kY` i J;. s '. 7i wst - , y y t-,- + 4- r -' yY J K x yy 1.f ? Vt F!! F. ma yy T• vi.t x T • 1 r?.` v•.! Y S R X. I 4 ''4.1;,ci1 t. rr-r. [ 1 .' 4ddi r. ' j••• {c:... 0, - r _,. tG - ..,'r a Y''. r. .y, 3 r'•SLR 4'•'. ' t ;i of 7aLf+ F•i.'91. LOOxING SOUTHEAST FRONA 4 ` F; iNiFL\J r 1i tiff `'.NORTH PROPERTY LINE . I p• r rd Rp a Property Dynamics 906 1st STREET . KIRKLAND, WA 98033 • (206) 827-8520 c+rc August 31, 1978 it-v c.cr, I6 lR7fi Mr. R.n Heins The, R 1 H.H. Company 182104- NE 189th Wooldi ville, Washington 98072 Dear Mr. Heins: We have completed our study of your site located in the Renton area of King County, Washington. We have reviewed several uses of the land - that is - Condominiums- Apartments -Single Family - Elderly Housing -. Because of the ex- istng land use in the immediate area, we feel that the best use of the, property would be for Elderly Housing of some type. We feel that the other possibilites may not be compatible with the area, and we feel that under the circumstances of the present SR single family zoning, that some oflthe other uses mentioned above, may be difficult to get approval for. In any event, we are proceeding under the assumption that you will be able to obtain a rezone for the property. Yours truly, Pro erty nynamjic s 1 4D Timoth; D. Fahey TF/f EXHIBIT 6 MARKETING SURVEYS.ENVIRONMENTAL ASSESSMENTS, FEASIBILITY STUDIES Property Dynamics, 1906 1st STREET • KIRKLAND,WA 98033 • (206) 827-8520 General Feasibility Data: Client: Mr.', Ron Heins The R.M.H. Company 18204 N.E. 189th Woodinville, Washington 98072 Property Location: The su ject property is located in King County, Washington near the City o Renton. Specifically, it is located on the south side of Carr Rrad and east of Springbrook Road. Legal escription: 1 . Lo 43 - Scotts Terrace Addition less County Road. 2. ;Lo 44 - Scotts Terrace Addition less County Road. 3. Lot 45 - Scotts Terrace Addition less County Road. 4. A portion of the North z of the South 5 of the South 15 of the Northeast 14- of the Northeast 4 of Section 31 - Township 23 North- Range 5 East - lying easterly of Carr Road. 5. IAportion of the South z of the South 5 of the South 5 of the 1No theast 4 of the Northeast of Section 31 - Township 23 North- Range 5 East - lyling easter of Carr Road. Zoning We, avg been advised by the King County zoning department. that the exzstitlg zoning on all parcels of land listed above, is SR. At thi time, no re-zone has been applied for. 1 Tax 1lnformation: Lots 43,44,45 - Rob Irt D. MacPhaden Estate 18175 Normandy Terrace SW Seattle, Washington 98166 Millag7 Rate - 14.922 1978 R al Estate Taxes: Lot 43 - Value - $ 900.00 Taxes $ 13.43 Lot 44 - Value - $ 900.00 Taxes $ 13.43 Lot 45 - Value - $ 900.00 Taxes $ 13.43 2700.00 40.29 MARKET1 G SURVEYS, ENV1RONMENTAL ASSESSMENTS, FEASIBILITY STUDIES IM.Liii • fi, I V:lisiaT,• ,eiricloar 1. ,I . .: • ''' .-•••••••." .5, r , t .cger ', it.s.Z.,,,111...• .4 k BILL ,, ... .4 • 7' Tri:s.:" r:r _' -..._____ .. I 77.- 1 hr.of , tEDIPONSVs, ..„- FWD:. ---'.willows ,e L. ,,,•-. _ s.r a i 0•--- , ti.,,Tas ./11. , s.,..... 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Recomiendations & Summary: 1. ! On the following ipages, we have included the following data for t - purpose of sowing the strengths of the market. A. A look at population trends and economic forecasts for the State of Washington. B. Updated data on King County. C. Building permitt data for 1976, 1977 & 1978 for Renton and other cities in Puget Sound area. D. Census Tract Data for subject property. E. Current data on apartments in the area. F. Recent land sales of RM zoned property in Renton area. G. Active Condominiums in 'Renton-Kent-Federal Way area. H. Data on elderly in Washington I. Section 202 & 231 (Elderly HUD programs) J. Financial Pro-forma for RMH Elderly Apartments K. Construction & Development costs for project. L. Copies of documents of recent transactions of land under con- sideration. M. List of existing elderly units in area. N. List of Property Dynamics Jobs. 2. Ap rtments: We have looked at the subject property for the purpose of develop- in multi-family units on the site for rentals. Although the va- Carrcy rate in the area is still very low, and rents are increasing, in lation is still outstripping rental levels, and it would be di ficult to construct a building which would show a cash flow. 3. We are presently compiling an update of our June, 1978 list of Co dominiums, and they appear in your next newsletter. We are ruching an overbuilt situation in that category at this time. We would not recommend that course in this area. 4. We are recommending that the subject site become a planned unit de elopment to include the following phased operation: A. A housing for the elderly development. (phased) B. A medical building C. A mini-shopping area designed for elderly. I.We believe that is the sequence in which the property should be developed. The first `step in a normal PUD is to get the phase tin which will give you the population to support the other parts of the developmer.t. D. We are not discussing sizes and costs of future phases at this time, since we feel that it is premature. It will probably- be 1980 before the first phase of this development will be com- pleted. A gutless at costs and rents beyond that date would be pure speculatlion, and we would not ,be able to support it at this time with facts. E. We have reviel ed most of the Elderly Housing developments of the congregate care type in the state, and have generally found the average mix to be: 60 % efficiency units Approx. 420 S.F. 40 % one bedroom units 620 S.F. There are of course, some mixes which vary from the above, but we will use that data for the purposes of this report. F. We are including data on the HUD programs which are presently in existence in the area (202 & 231) . The obvious advantages of these programs are high term, low interest rate, and high loan/value ratio. 40 years @ 8 % with 90 % of value loan. One of the basic problems at this time is the unavailability of Section 8 funds to assist in monthly payments of tenants. Section 202 also requires a non-profit sponsor which you would have to cultivate to participate with you in the venture.. The programs are attractive, but we would be remiss if we did not point out to you, that you would be taking some chances by a participation in the program. Government supervision and control are the negatives and low interest, long term loans and possibility of small equity investment by owners are the positives of the programs. G. As the list of elderly projects indicate, there are very few units in the Renton area at this time. Our check of those units indicate that there are presently no vacancies in any of them, and there are waiting lists. H. We feel that the following favorable conditions exist for the development of an elderly project on this site. 1. The area has already established itself with its hospital and medical facilities, as a good place to construct such a complex' 2. There exists a real shortage of elderly housing in King County. 3. The site is so situated as to have a good outlook to the west. 4. Use of mini-buses can provide easy transportation to major shopping at Southcenter. I I I Summary: 1 As the next stage, we would suggest the hiring of someone to prepare a site plan for the total project. The! topogrpahy lendsiitself to a situation where we feel that the elderly apartments should be situated as far as possible from the noise of the traffic along Carr Road. We do not understand why this parcel of land is still zoned SR as it doe not seem compatible with the surrounding medical and office facilities. 1 It is our opinion that the subject site is well suited for the use we are suggesting, and that initial steps should be make to under- take a rezone for theiuses suggested. II 1 A::- 1 r I 1 . f i I •1 '1 c Oi. 1 36 5:OTISi TEiRAZE ASC 1 : aa ' . .• . 14.922 r5 T 4177 5ROO. 15 : 12' S=011S1TERRACE ACC g 31900 562r6 i. AiE S 6;1a .:A 95055 r'1e:C 0".0 04 38 14.922 78 T 4117E 5800 I S ^1 9,50 1277 SCOTTS, TERRA;E ACC 11 30-00 547k', 5•7i•; sac RIr4ARC ; 7', 10 9'1TH S iiti70rWA98055 76..0 0 0240 02 39 14.922 8 T 4177 5800I1'5 01 210 40152 5 1277 SCOTTS TERRACE ACC 0 26:1;00 ..,..tit 46 t..-f+ m4SEN 00U;,LAS H r815 98TH SOUTH 0111011 WA 95055 1 7• 7680 0400 00 40 14.922 '8 T 4177 5700I5500017112CO277SCOTTSTERRACEADD1 28100 51n2 1•>iAK• ANDREW 06 5 CARR RD RENTON WA 98055 7 650•0410 05 ' 41 14.922 '8 T 41771 4.400 654,6WINGENELSCOTTS 'TERRACE ADD i7/20 S 177TH RENTON uA 98055 1 650 0420 06 42 14.922 '8 T 4177E 's'+00 65.E e qJIN ;,ENE L SCOTTS TERRACE ADO 4,20 S 177TH RENTON WA 98055 40 0430 04 43 1 ACEN ROBERT O 'ESTATE , ,Z0375 SCOTTS TERRACE ACC 4 22 9 T" 42601 loci 1>~] t- m, HADEN RUTH LESS CO RD 111175 NORrANCv TERRACE SW ATTLE UA 98166 7 680 0440 02 44'14.922 ,8 T 4260E -i00 . 1 !, 1 1.1nLPHACENROBERT0rESTATEi20375SCOTTS ',TERRACEACCMCPHACENRUTHLESSCORD 175 NORMANDY TERRACE SW ATTLE WA 98166 r16h0 0450 09 45 i 19.922 it 1 42611 F 11.1 I, 1MCPHACENROBERTCIESTTEZ0375SCOTTSTERRACEADO PA11 Ek • CON ` : ' .JZ2 ` A % . i PaC1lA oeued ti-tuk.%A 4L+MEt%4,LEG DEtCIh/T,ON Mfg M _- E it[,•• wove — •— - - fF [x ?II 1 COP ll . rf ors• r sir r-• 4.MCPHACEN RUTH LESS CO 'RO 1"75 NORMANCY TERRACE SU 1 ITTLE WA 98166 62•20 0010-04 UINNtNGHAM RACE L F0575 SEA BREEIZE FARM ESTATES 1 .•4 f8 , 44lttP' 1 B0x 191A I 40454 . 't'. I .. • r 440N WA 98070 4045 1 404511 . .l`. 10l1 `•\.' - 4;.5 ' 6, 720 012: 02 2 1 13.R4R rn I .t,., TA'LOR SEA BREEZE FARMESTATES14PTHAvENE 1.-ATTLE WA 98105 C.30 00 13 13.948 * T 40.N. •oc. 6 •• R1 w E 977 SEA BREEZE FARM ESTATES r7 7 4t14r : " .ci 1 ROI 194A 080% uA 9F. 370 i 1 "C C040 OR I4 1 i.Q4x r4 T 404ct Oct?i] I. M 1 SLAAC HOMES INC 1177 S: A BPEEZF FARM ESTATES i wA 50'0 1 1 1 I i' 1 . I' , : :.: :"• C 7 71 Co... ss:' % 1 . „: TH S::1.• •L", P.v.TH,;F 7F7:8 Tv FT : -. , • = 1 i ' 1 1 :1-7 N LN A ‘. •. : T . 0: :: L'. 0: 1 L LESS FEL AT L OF TALEOT RC 165 ;T SL- 0;1 1 Lit 0= SLBC 1m E TO EL- L4 SD RCI 1 18 TFOS TH SwL- ALS RC 61.i3 FT 10 ':LR,E TO WO RAC 14'.7.5;! FT LIST Of 2=1.5B FT TH ALS CeRvF TO LEFT RAC 20 FT CIST OF 34.22 FT Tm s %; o2H.4 E 70 ;7 TH h C 57 14 E1112.i3 FT TH N 1 FT TO TFOS LESS BE; AT PT I% :'L Or TALBOT RC 110.?0 FT .'' 0; S I.% SD N .Y4 SC N z1 ,: : E 1C.7..20 FT TH N 4' i , /5 WI 1:0 FT TH N ,", 02 FT TO 7 L OF TALSOT RC 1 TH S /I 2'.I 5 w TO TFOB LESS FOR 7LATTEC S:•OTTS TERRACE 1 , p c? PC 31 ? ' :5 1 1 c0? 2110 .!2-2•:: 1 0 HOSFITAL ;ISTIF! ' I C0.:/7 FOR OF N 1 ? OF NE 1 .4 w OF 1%),C1::, 1 4 Xi WA i4O55 SPR:NSBROO!, R2 E Or SR 167 LESS N B5 FT 0/ 31 23 05 1 4005 14.'122 7% T 4260- %'.23 1 ;1_ 1 LA0,0 rATRI::1 0 : -. Z1175 FOR OF N 11/2 OF S 1 '2 OF S 1/2 i LAS1w000 ':FI /OF NE 1'4 OF NE I'M L ELY OF P1FIA .A ik501 CARR RC 1 00It N. 31 22 05 1 3006 1 . 22 7%.,, T 42601 1C-%C'CI 11 k AN) i•Our K C .„../. 711 .") FOR OF S 1Y2 OF S 1 '2 OF S 1 ,2 OF NE 1 OF NE 1'4 L"' EL' Oc CARR mi. • wA 0450I RC 11 ?1 05 1 9007 14.B57 7B T 21101_ •171:: ''.I''. 1 : P'C.:: SW 1 4 Oc NW I 4 OF NE 1 '4 0 OF ST HW- 1: 5 11 2 60 LESS CO RC ToN wA 1: .'," 31 ? 05 4010 15.043 I T 221. 11--.'':1 Akt YO'1F4Ns INC . R077? W 1/2 OF S: ",. OF NE 1/4 LESS N I ' '..-::.1 : , . , 1 1- • 4,45 FT LE=5 S -10 AC LESS CO RC aT1, ; wa ik(111 I i 011 C, 21-23 05 1 i011 14.B57 7% T I:101 : : 1 1 N POPALI'S 70 POR OF NE 1'4 OF NW 1 ,,, L' EL' Or J .4A\4404, mtv...di , ST HWY : 5 LESS POP S OF LN I ' -I — ) • '- , TH S ..: 200 FT N qF & FLW C'L S 1%0TH ST al TL: WA 31 23 05 012 1,1.457 7 , T :14 ' - 1 a Fit Pak& '0 NW l 'L OF 1NL: 1 -, LESS W IC FT s'ENTRAL BL:::,' •LESS CO ROAG 4 -, s 441 i :10,4 1 1 i t 1 1 _1_ _ . . 1 1 Paocli..s.dasix a- imam z! I ss I.E5AL DESCRIPTION LEVY SIN !RC!i 1 or,„, 1—,,,,,,,,'•"..• . s ,, i 31-23 05 1 3013 14.567 . IT I ,11. SW 1 '4 OF NW 1'4 LESS BE:', AT Nw COR SC SOH TH S 4153z. C2 51 E! 14".65 rT TH S I ."•,.' !- 1 IW i5C.22 FT TH S 44, 00 1: W 1 FT Ti N 5; 31. 21 W FT TO W LN El' SuBC TH N 1 02 0:- :% E1 P;!.:% iT TO ;Of, Lr 'A ' w IC FT -_ESS,C0 PUS I 31 23 C5 1 i014 14.42: , ' T ,.1 '. ' 1FOPOFV1 '2 Or SE l', Or N..: 1 °4 lPSI HWYK5AiwOF Lk 4P,C'i5 4"! FT J Of E LN Or w l 'e Or ISw 1 '. 0" NE 1 '4 tiSS 1 J I j Portions of North and South 1/2: Patric D. Sutherland 1814 stwood Drive Olympi , Washington 98501 Mi11ag Rate 14.922 I 1978, R a1 Estate Taxes: North 1, Value $ 8,800.00 Taxes 131.31 South -4 Value $ 10,800.00 Taxes • $ 161.16 t 19,600.00 292.47 I Grand Total: r Assess d Valuation 22,300.00 Ti RealI Estate Taxes 332.76 Governmental Jurisdiction: King County 1 14- 1 p II 01 11 I I u.or....1ia..ai"""Ml......... a.a.a....• ICI I I I• 1..' . '. ‘. e.• 7fil.• • 1'..!'- i."' It.'•‘.1...i'lI I , M ti •••• 1 In - Sdlifif 1 I) •55•••7',I,1 1If 1.n 1f‘f.f : i • •'I'4..iti ' 1 r. I I • 7... 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I A:; ir-----.----___ d.\ I '. ' I''If'..:• tikA I. .....1. I. I 164.1.-------.... ('s 1 AVIVOk. i ' I •.1A:• , ii;;;;,---.,. ,41, f; t....: r 4% . 4 9d, n r. • Z".---- ' it i ' ;‘- i.;•,: 1 :-1 1 I •' i Pck'tip 1 Avn, I 1 !•,,, • wr 0 a„ 1 ' 1 iii,1%.• 51 1 1,.../-....,1) u. a - I • mr ' ' • ' .' e.!•,.., z!..., 4 a •a. II— X 1 %, (_,) 'a i T I i ! 1 ...! t.• 04,,,1 1, :Pi. SO r L ....' L.) --.1-...". .. .. 1;111'. 4 -. . W, I f I— Wie' l—' — 1 --I--. tr':1. 21__I 1 i It I IN i fejt 1•••-•. I I I 1. w•,. . The Elderly in Washington : I The neeli for housing the elderly in the State of Washington has been be'oming more critical in recent years.. There are particu- larly 1 ng waiting lists fot the subsidized housing. We have had the opportunity over the past several years to talk with men an women over 65 years of age, and to conduct feasibility studies and surveys in Seattle, Bellevue, Spokane, Tacoma and Whidbey Island. 1I Changes in Life Bxoectarc A chIild born in 1900 could expect to live an average of 48 years; a child born in 1970 could expect to live an average. of 70 years. The major part of the increase occurred because of reduced death rates or children and you adults. As a result, people are living much, 1 nger. At age 65, life expectancy is 15 years - 13 for men and 16 for women. Average life spans for children born in 1978 is about 66 +1 for men and 75+ for women. That sex difference starts at birth, so that in the over' 65 group, there are approximately 140 two en for 100 men. By the year 2,000, population experts predic that this ratio will widen further with 150 women for every 00 men over 65 years of age. This; has been presenting some social problems. Women today, contra almost 80 % of the wealth in this country. In some of our in erviews with Women living in housing for the elderly, one1oftheirprimarywantsis -- men. At the present time, the waiting list for women attempting to enter subsidized housing for the elderly is more than 3 years, but only 1 year for a man. I In 3197 , . one of every 10 persons in the united states wasoveri 65 yea s of age. In Washington,. it was 9.7 0 of the total pop- ulation. In 1977, that figure has increased to 10.5 %. In this century, the percentage of the U.S. Population over 65 has increased from 4.1 Sib in 1900 to 9.9 o in 1970, while more importantly, the number. had increased) from about '3 million to 20 million.. Therefore,' we are confronted with problems which are basically new to us. TheIproblem of caring for the elderly is going to continue for at least the balance of this century. It is projected by H3 (Health Education and Welfare) that by the year 2000, only 22 years away, the! over 65 population will increase by 46 % to about 29 million. If ther present low birthrate continues, these 29 million people will about 10.5 7 of the total estimated 271.1 million in the year ¶000. i Here 's a graph showing the growth of the older population in the United States since 11900: YEAR Total Men Women Ratio/Women/Men 1900 3,080,000 1,555,000 1,525,000 98/100 1930 6,634,000 3,325,000 3 ,309,000 98/100 1970 20,066,000 8,416,000 11,503 ,000 138/100 2000 28,842,000 11,503,000 17,338,000 130/100 Washing on is not particularly :cnown as a state which has a high percentage of elderly people. More than 1/3 of persons over the age of 65, live in the five most populous states: California Illinois New York Pennsylvania Texas Each of those states has over 1 million elderly citizens. States with h; ghest percentages are: I Florida 15.5 % Arkans s 12.7 % Iowa'' 12.3 % Nebraska 12.3 a South bakota 12.2 % Kansas 12.1 Missi u i 12.1 % IBothNwYorkandCalifornia have populations of over 2,000,000. Here' i some data on the elderly: 1 In 197 , the estimated elderly population in Washington was 360,800. Abouit r o of the total elderly population lived in institutions in 19777. Most older persons continued to live in family settings. Morel than 1/3 of the older persons (6.1 million ; 1.4 million men and . l4. 7 million women) lived alone or with non-relatives. Within the older opopulation, the proportion living in family settings decrea es rapidly with advancing age. Most o der men are married most older women are widows - this re- flects the longer l fe span of women. In most cases, they outlive theilr usbands. Almost 40 % of the elderly married men have wives who are under 65 years of age. Health: About 8 % of the older people not in institutions, have one or more chronic conditions, but only about 20 % have an interference with th+ir mobility; 8 .% have some trouble getting around alone; 6 Sib need a mechanical aid to get around, and abound 5 % are unable to leav their home. Older p ople have a one in four (1 4) chance of being hospitalized during the year, about twice as great as the under 65 population. Once1in the hospital, the older people stay twice as long as the under 6 population. The Loc 1 Situation : The Seattle Housing Authority presently has 7,713 units of sub- sidize housing under! their jurisdiction. The average monthly rent from the tenant his $ 46.00. At the resent time, there is a waiting list of over 4,000. At some] o the local buildings, there is a waiting time of over 5 years. Generally, the women have a longer wait. j I The ,King County housing authority also advises that they have a waitin list of about] 3 years. Their average monthly rent is also] a out S. 45.00. In addition to the subsidized housing, there is also non-subsidized housin available. Generally, these units also have a waiting list,1 . especi lly in the inner city. Their rents, however, are substan- tially higher, and even higher than apartments for younger people in the area. Here are some typical rents, which do not include the dining services. (Figure a monthly food fee of about $ 180.00) to add to the basic rjent. Studio units are typically about 400 S.F. and rent for .65 PSF One be oom units are typically about 600 SF & rent for . 75 PSF Unlike other apartments, additional rent is charged if more than one person occupys a room or suite. Here' axle same t,reicals : (basic rent only) Madison House - Edmonds - Studio - 405 SF $ 260/mo. .64 PSF 1 2 peolple Studio - 405 SF $ 310/mo. .76 PSF I Edrm - 607 SF $ 485/mo. .80 PSF 2 people 13drm - 607 SF $ 430/mo. .71 PSF Cascad Plaza- Redmond Studio - 336 SF $ 265/mo.. .79 PSF 2 people -- Studio - 336 SF $ 390/mo. 1.16 PSF Studio - 384 SF $ 320/mo. .83 PSF 2 people -- Studio - 384 SF $ 410Amo. 1.08 PSF ElDora o West:Seattle - Studio - 350 SF $ 480/mo. $ 1.37 PSF 2 people - Studio - 350 SF $ 470/mo. $ 1.34 Generally, the same pattern hold true throughout all of the non- subsidized units we visited in the state. As we have mentioned, you c typically add about $ 180.00 per month addition if the person wants to eat his or her meals at the building. 1 Founde s Fee: In addition to the two previously mentioned types of housing for the elcerly, a third1type exists. In order to get into type of elderly housing, a founders fee is charged. It usually amounts from' about $ 10,000.00 to $ 30,000.00. After that is paid, the resident must still pay the monthly rental fee which runs about the s e as the previously mentioned unsubsidized living units. Many of these buildi:gs are associated with church groups . Amazingly, all of these buildings in this area have a waiting list, and it typically costs about $ 1,000.00 for the privilege of putting your name on the list. I In 1,97, we conducted a mini-survey of 212 elderly people in the King-Pierce County area. We asked only 5 questions,and were only trying to arrive at some general idea of the feelings of the elderl . Qu es ti n No. 1: i Eves tlhough only 5 % of those over 65 live in various types of housing for the elderly, have you ever considered it. ( or even thought about it) ? Yes ' 82 °!o I No.18 % i Question No. 2: If your answer to question no. 1 was Yes, why have you not moved into housing for the elderly .? (although different terminology waslusd, we have categorized them into 4 classes) . Too 'co fining, too restrictive, want freedom 41 % Waiin lists are too long 31 Wan I a place where family or grandchildren can visit 20 % The la t step on the way to the grave 8 % Don , t like institutions. I I i Question No. 3 : Have you ever visited a home for the elderly ? Yes 83 % No. 17 Quesr_ion No. 4: I If ylour.answer to question No. 3, was yes, what were your impressions ? Very Favorable 28 % FavoraLe 34 % Unfavorable 22 % Very Unfavorable , 10 % No Opinion 6 % I I U LI/ r i'- 1N L1IN- 1 t U r tC Lim.:r'.ry I' L-_-_ . 1 i v 11 c..)z. HOUSING FOR 'I FIE ELDERLY AND +-.,„,gDICAPPED 1 S. DEPARTMENT OF HOUS'iNG AND URBAN DEVELOPMENT FACT SHEET SECTION 23)- 7AT IT IS a) In fee simple 1 lb) On a !easenoid for not less than 99 years, or A program to aid in development of rental housing for having a period of 75 years to run from the date occupancy by elderly or handicapped families or indi- the morteaae 's executed. viduals. c) On a leasehold for 50 years provided the lessor is a government aoency, Indian, or Indian tribe. An elderly per n is defined as one who is age 62 or Projects may contain central dining and other con- over. A handicapped person is one whose impairment gregate facilities; urnts need not contain kitchens. a) is expected to be of continued ' and indefinite duration; (b) substant:aily impedes his ability to live FINANCING independently; and (c) is such that his ability to live independently could be improved by more suitable a FHA approved private or public institutions. (Mort- housing. A c,Iersoin shall also be considered handicapped gages eligible for purchase by FNMA or GNMA). if such person a developmentally di:xbied individual as defined n section 102(5) of the; Developmental Disabilities Send;lc2S and Facilities Construction Amend- TENANT OCCUPANTS menu of 12,SO. I a No income recu.•ements, except in the =se of ELIGIBLE PRO_ECTS persons receiving •=_r.t supplement ayistance. O Projects containing eight or more units of detached, a No restrictions due to race, creed, color, national eie• atortype multi- origin or sex. semi-deta4 ed row, walk-up orfamilys-r;...c'•_res desicned drimarily for residential use in w., oPer-t' SianaldSri 3 Pro+ec: must be tes:gned for elderly or handicapped JrR?enCe with HUD P. . .. be given priority ,n UgC^and but for hous:•7g' trio elderly and hzndic.coed. All local and they must r y• codes and coning ,ec. remerlts must ,oe met. noneicerly or nonrandiceoped may occupy units in he project. a-Projec may vary widely in !avout,,s:ze, and design, LIMITS PER FAMILY UNIT depending' on the type of market :Pipe ser+ed. 2 HUD wii!h re-a:late rents, rate of rerlim and methods Elevator :ype building: of operation_ S13,975 no bedr m 29,025one-' - ' oom s Project rip invoke either new construction or 2,- 350 rho- room rehabilitation. 31,5Fr0 tare room 34,57 fou -bedroom or more This prooram provides a 10 percent builder's and sponsor's, profit and risk allowance to profit-moti•All other es: 1, vatea sponsors. S12,30 no groom SUBSIDY PAYMENTS 17,1 one- bedroom 1r - 20 _ 5two-bedroom a if prc xt is •owne by a natp ofit mG''yaCOr, 2 00 three•broom i 0,038 four-beortom ormoreelicib!/ tenants m./ receive •rnt suppled t assist- ance! Such assistance a•:wf-Ole onld :n certain i In areas ,'her'e cost 'evels so require, limit_ per family prec j as rent supplement prop `m s under unit may be increased up to 45 percent. s.tsper.sion. ELIGIBLE—MORTGAGORS BASIS FOR CALCULATING THE LOAN 3 Individuals, partnerships, C Nonprofit mortgagor: 100 percent es:i a:eC re- r pratrOns including non- profits or other ;coal entities ;approved by the placement cost of :he project. FHA Corn , issicner. Profit mor-cagor: 90 percent of estimates rep:acement PROPERTY REQUIREMENTS cost. • a The project must be located on real estate held:i Mortgage term •s limited to 40 years of 3.'4 of I i mining econom;t. life, whichever is the "Land use intens;ry" per, land value, under- standing as to pro,-_. caaracieristics 'nctuding type 0 current aX'. T m interestrate is 8 percent. of unit size. so. ft.; umber and market 'ents. 2 A.mortiZ3tion is via tmonthlylevelannuity pay- s An application for conditional commitment, based n rtplan .cqu31 monthly payments to principal on the findings expressed, .n ;he 5,' ' A letter, must anc interest).be accompanied by an aodi:.onal fee of 51.00 per S1,000.00 of the rcrtoage amount reouested. The HO'N SPONSOR t-IOULD. PROCEED I (including application fee of 51.00 ano the conditional corn- information on fees a .d charges) mitment fee of 51.00 will be credited to the application-commitment fee of S3.00 per S1,000.00 e'iminarf _cnr Ien with HUD area or HUD/ of the mortgage amount recuested. FHA insuring ,:c identihiing locality, general site, type of roiect contemplated, amenities to be • In addition to the S3.00 acgregate of fees for a Gered, number of units and rents to be charged. commitment, there will be an inspection fee of 55.00 per S1,000.00 of the commitment amount. a The initial o+'ocess;rg stage is Site Appraisal and tarket Analysis ;SAMA). SAMA app•i:cation is • Mortgage insurance premium is collected in ad-.ance made on Form 2 13, and must be accompanied by . at a rate of !/2 of 1 percent of the mortgage amount. a `ee of 51.00 r S1,000.00 of mor-gClge amount reduested.s 'vlortga ee service char.e not to exceed 2 percent of 1 mortgage amount. a If :he proposal s worthy of fjr ,her sTudy and consideration the acpiicant will rec five a "Size Appraisal and =rket Analysis Letoer," ex;ressin^ y i FNMA--:',': percent of mortgage amount. INFORMATION SOURCE ADMINISTERING OFFICE I HUD Area _ HUD/FHA InsLt-in..5 Assistant Secretary for Housing Production u,ffice.arc art e Crer':.-FHA Commissioners P, 0 O. ei 2 v 1 6-1976 April 1975 Previous Edition Obsolete) HUD-314-F(3) I GPO le8-939 I 1 r 1 I , 1 clVladisoncflousePloor Plan Studio Apartment 1.--.. • Il ' i 1 I• •,•. - 1 I . ..._..........\ 1 • • i 1 I I Z Lc..// i..' 'I' •I' — I r r 1 77 r---4-- gj 1 f. 4 r I . • ro d Ik I i 0 - 77-----, P\ , 1 0IMa j IP L15-iiT--- kQ 1 7 I,' 11 '--. . 1 0 I . 1 1 1 • l , s'•to" 1 4%8" i 1 17'4 I ti• s'•e" 33'.6' I aele me rt 1 One Bedroom Apartment s'•ia" s'•e tee' 5'.a- I l''' 1\ 1 st 1 1M 3 L____J riovn,tail:f_----- _:; L_L 4 ). .. s' ig4 1_ 17, 111 1 41r.--N ' .•,. 1 1 LE=-235gisiffemsaigEDizzgaz22322'24H„,_„„, ,,....._, ,....„, R.• ./ .,„,-,.,r3' 1 rl t__J 1 1 I 1 CI I; II• 1 : , 1 El• .._,q, 1 i . 4_, , , A 31 11 2r.0" ir 1 1 • Ni 33. 737 eel ft 1 J 11 Property Dynamics 1906 1st STREET • KIRKLAND, WA 98033 • (206) 827-8520 STATE OF WASHINGTON Population Trends in the -State of Washington : ' The; official population of the State of Washington is determined every 10 years by the U.S. Bureau of the Census through a physical count. The , 19F0 official census, as of April 1st of that year, was Three ' Million, Four hundred thirteen thousand, two hundred. and fifty. . 3,413,250. During the 10 year period between official U. S. census counts, the official State Population is determined annually by The Office of Program Planning and 'Fiscal Management in Olympia, Washington . Each year, Fhis data is published about June 25th, and it reflects the estimated population as of April 1st of that year. Briefly, that figure is arrived at by: 1 . ',Considering births and deaths during the year. 2. ICoI siderinc housing starts and demoli_ti,ons. 3. Considering present vacancy survey. e 4. Estimating the average size of the family. t 5. Multiplying that by the number of housing units in an area. That i- simply put, and other variable factors are considered, but that is basically how it is done. During the early 19701' s, primarily because of a drop in the Boeing Companies employment from 108,000 to 34, 000, a loss of 74,000 lobs, theIpoulation in theistate remained stagnant and suffered migration losses in 1970, 1971 , 1972 and 1973. To compound the migration loss , the state passed an abortion refer- endum, and the birth rate and number of births dropped dramatically during that period of; time. Population - 1970 - 1977 change Year : Population from 1970 1970, 3,413;250 1971' 3,430,100 20 % 1972 3,418,300 15 1973. 3,424;300 32 a 1974' 3,448;100 1.02 0 1975 3 ,493;990 2.34 .a 1976; 3,371,591 4.64 0 1977 3,661 ;975 7.29 0 1978 3,774,300 10.58 0 Here: is a look at a 10 year period of natural increases and migration for the State of Washington . MARKFT11Uf". S1 IRVFVS FNVIRnvuMFAJTAI ASSFSSAAFNTS CFACIRI. ITV ST1 II-]IFS Natural Increases : Year Births Deaths Increase 1968 54,900 30, 100 24,800 1969 52,900 28, 800 24, 100 1970 59,900 30, 000 29 ,900 1971 60,000 29, 800 30,200 1972 53, 100 30,400 22,700 1973 47,700 30,400 17,300 1974 48,200 29,900 18,300 1975 50,100 30,300 19, 800 1976 51 ,700 30,500 21,200 1977 52,300 50,600 21,700 1978 57,256 29,789 27,469 The si able drop in births after 1971 is largely attributable to the passage of the liberal abortion referendum. The birth rate is still below "zero population growth" . The reason for the increase in the number of births since 1974 isprimarilybecauseofincreasingnumbersofwomenenteringthechildbear- ing age. The birth rate continues to decline. For the purposes of studies, it would be reasonable to expect an annual increase by natural means of between 20,000 and 25,000 r each' year. i t Migrat=on : Here are the migration figures for the State of Washington for the past 10 years : Year: Migration 1968 82,200 1969 33,600 1970 13,700) 1971 13,400) 1972, 34,00b) 1973 11,800) 1974 5,600 1975' 26,100 1976' 56, 400 1977 68,684 1978 84,858 We anticipate that the in-migration to continue at the same level or higher for the next t*o to three years for the following reasons : 1. Strong employment1picture A. Boeing announcement of airplane orders into 1980 plus ex- pansion plans :at its Everett facility, and increases in monthly production . B. The continued development of the Trident Nuclear Sub- marines at Bangor in Kitsap County, with peak employ- ment expected in 1979 and 1980. C. The development of Nuclear Energy site at Satsop in Grays Harbor County; at Sedro Wooley in Skagit County and at Richland in the Tri-Cities area of Eastern Wash- i.naton. D. Possibilities, of facilities to transport Alaskan oil through this area. E. Increased activity in trade with other nations and addi- tional usage of the deep water port of Seattle. 1 2. Desire of population in densely filled areas of the eastern United States to move to a more desirable environment. 3 . ,Harsh winters in the midwest and east, coupled with fuel short- ages and costs, will continue to lure people to warmer climates. Where the people are movinc: Approximately 75 % of the states population lives in areas west of t the Ca4cade Mountai ns:. About 70 1 of them live in counties along TL the In erstate No. 5 corridor from British Columbia to Orecon. Since the ,inimigration really began again in 1975, we will illustrate where hey are moving; to in western Washington. This covers the 2 year period from 1975 to 1977. 1975-77 of County Increase Increase 1977 Population San !Ju n 1,500 35 % 6, 100 Island 7,528 25 %37,528 Thurston 15, 100 18 0 101,000 Jefferson 1,500 14 0 12, 600 Clallara 4,100 11 %41 ,000 Mason 2,406 11 0 24,600 Clark 15,000 10 % 164,000 Wahkiakum 300 9 % 3, 800 Kitsap 10,200 9 % 126,300 Whatcom 7,400 9 %93,600 Lewis 3,500 7 %50,600 Skagit 2,60 5 0 56,000 Snohomish 10,200 4 % 278,200 Skamania 200 4 % 6,100 Cowlitz 2,500 3 %73,200 Grays Harbor 1,200 2 %61,400 Pierce 8,900 2 % 422,400 King 16,400 1.4 % 1 ,164, 400 Pacific 100 6 5 16, 000 Total 110,638 4.0 % 2, 738, 828 (Western Washington) I V) ro r l r: ten h" R° h° hn, h", tf.' tan V'', If h° 1:° V', Il' hY h" A I:" t,,'. h'' tl° We, h" If W. h' t,' 1P h" h" h° Al 1 rr N 5 n 1 Pill 11 to 1 •,1 CT 0 r) 'O 0, ,r 1 d' N to to 1 10 rl to V •O N l d' 1 (*1 0 r-1 0 0 CO to N Irl t•1 N O In (T I t- 1 1 1 r; r 1' • I co m 1n on t- 1 'O 'O m In 1 • In .O m t- •O ( t•-, I (il (7. co ID (O t-- rn no rn no no m Il) m 1 t- r 1 In In I 4) 0 I-4 01 J' V .11 .0 .-1 .r; II I• _r; (l 'I 4 :',., :J -,I 0 t(: 1I` rl • 1' (1 .,I rI O. 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Y,-— - — tli- - N - O • 0 - it- N R N C) r' O W I]. ` J . 0 [', N •. 1 al 0) 1' ? u, 1' r; di ' Ii • r I ni . f: o ' C) W . r: p Q u ' 1 . 0 N FI ,.. l rI o ( n 00 f I' V r, 1. 1 0l • 11 R " V • rI II L, o r d U 4. N ro .- I 1! 1 14 Q) in 1n (- (• t- 1' . Jr U ( 11 l a m N a v v 4-' , rci ,. i ,-- 1 O C1 x > W I' O ' r7 - Or O1 01 1- 4 • r al U r 1 Al 1' I, J r1 .- 1 0 C 1' 1. 1 Id (' of U n r) rl r1 01 O V rl . Y N q ,-- 1 N U R R C 0 rl ,- I N C: 41 I7 FI N • '. M r1 U . y • N r1 Q' C' r- 1 Qr o. n1 N 7 Id N ! a • 11 U N N .-- 1 O N ,- 1 Q N N . 0 N O • rl l-' r1 111 IQ f-' p N C1 0 n V V) (!) t r IA I1) ;> m m ill , 1 n: I' ; 0 - 1: ? ( S• ..- 1 n: :.~ - t 2 a. X : t%. f1 . 1 O : 3: u M 7; l- I E- I Property Dynamics 1 C6 1st STREE' • K:RKLAND, WA 98033 • '.206) 827-8520 K:NG COUNTY ere is some updated data on the number of housing units in the City of Sea- _e and King Con y. Tt is updated through April ., 1973. 'Al- though there nay be some slight variations , we believe the data is very IolOse to being reliable for _-:formation purposes. Method: We use the 1970 census tract data is our base. As of April 1, 1970, the cen t us bureau determined the following number of units in the King .Conty area: . Area : Single Family Multi-family Total Seattile 133,981 87 ,929 221 , 910 Sal. {i:g County 165. 858 35 . 413 • 201 ,27' Total' K- ng County 299, 839 123.,342 423, 181 I From ''th base period, fve add in the number of new housing units each year, and. subtract out the demolitions. We verify our data with :he housing figures published annually with the data published by The ugetI S and Council of Governments. _n 1975 (data published in April of 1977) our data was close to being exactly as theirs . As of 4, 1/78, our estimates are:. Area : Single Family Multi-family Total I Seattle 133,720 95,675 229,395 Bal. :Kir'g County 202,827 54,239 257,066 Totall King County I 336,547 149,914 486,461 Condo,,. vs. Apartments : Areal Apts. Condo Seattle 96.07 % 3.93 % Balance King County 89.69 $ 10.31 o Total =ng County • 93.77 4 5.23 % Number f Recorded Condominiums as of 4/:/78. City Of Seattle 3,760 3alance of King County 5,591 Total • 9,351 MARKETING SURVEYS, ENVIRONMENTAL ASSESSMENTS, FEASIBILITY STUDIES 1 CondoM__,_um Conversions : Seattlle. Of the 3 ,760 Condominium units, 1,149 are converted from apartments. The conversions at this time, represent about 1.2 1 of the total number of ap is in the city. Kind 'Cty: In the balance of Xing County, 2,239 of the 5,591 Condoms . min-um units are ccnvers_ons . -'`tat represents about 4.1 o of the total King County area apar=en _s ;minus Seattle) . Average size of family' continues to duo, as in 1970 average size of family in icing County 1xas 2.73 . In 1976 , it was 2.63. The city of Seattle is down around 2. 30 a: this time (estimate) . 1 1 King ,County Population; data : Over the seven year period from 1970 to 1;77, King County has shcwm veryIliztle growth. This is primarily because of the Leavy Boeing cow lny layoffs in the early 1970 ' s, and the resultant out migration of the population. `I_ As a point of information , in 1970, the 3ceinc Company employment represented 22 0 of all jobs in King and Snohomish Counties. Today, the job distribution has more variation as the Boeing company pre- sent2Jy employs about 8; o of the working force in these two countie . City 1970 1977 o Chance 1 Auburn 21,6513 22,055 6.5 Bellevue 61, 196 68,500 E 11.9 0 Bothell 4,979 6 ,295 * 26.4 0 Des Moines 3,95,1 6,730 70.3 T Issaduaz 4,341 5,078 17.0 % Kent 16,596 18,250 * 10.0 0 Kirkland 15,070 15,350 * 1.9 0 Mercer Island 19, 819 21,350 7.7 0 Redmond 11,020 17,757 + 61.1 , R ern t on 25,87!8 27, 150 * 4.9 a Seattle 530,831 500,000 5.8 0 Unincorporated 411,750 423, 640 2.9 a 1i _nary 1978 estimates a.re: Bellevue 73,30,0 Bothell 6,727 Des .'1nes 6,383 Kent j 19,373 Kirkland 16,20p Rentn 29,200 Redmond 19,937 I 1 Year End Summary of new snits Cor.str cted . The following three- communities are not included in this report: Snohomish County - had not as yet summarized 1976 data. Mountlake -errace• - ?id not have breakdown - .,mm sum of all o- e-=i _-s for single, multi-family and commercial was S 9 , 432, 248.00. Cit'7 of Everett - Oata not available SINGLE FAMILY Value/ 1975 New units/ ty tilt is 7alue n_ t - Population CC ?oo Aubu 73 2,315,350 S 31 ,717 ,22,600 3.23 3e1e ue 406 19 ,076; 594 46 ,987 67, 000 6.05 3o h es _ 65 4,019,638 61, 841 6 ,036 10.83 dmon s 233 7, 800,000 33, 476 25 ,039 9.32 IsSac ,ah 69 2, 636,043 38,2C3 4, 850 14.38 Kent 141 4,739 ,042 33 , 752 17, 500 8.05 Ki rkl nd 154 5,580, 724 36,238 13; 1 00 10.19 King ry. 5 , 47-* 226,450, 049 41,345 417, 274 13. 12 Lynnw.cd 37 1,095 , 250 29, 60'_ 20, 150 1.80 M. 1 ::1an d _75 10,660,844 60,919 20,800 8.40 Redmo d 432 18, 255, 100 40, 409 16,475 ' 27.39 Re.^to , 256 8 347 000 32,605 26 ,500 9.66 Seat: e 555 • 22 , 804, 986 41,090 503 , 500 1. 10 To4a1- 3 ,093 333 , 810 , 520 41, 247 1, 162 , 824 6.95 I MULTI-^AM LY p,. Aubu_ , 373 4,817,000 ' 12,743 22, 600 16;43 3e11e -ue 773 10,768,389 13, 895 67, 000 11.56 3o he 1 44 547,634 12, 446 6,036 7.33 E or.is 294 4,300,000 • 14, 625 25 ,039 11.76 Isaac aft 34 430,098 12, 650 4, 850 7.08 Ket 305 . 3,744,000 12,275 17, 500 17.43 Kir'k1 .nd 508 6,488,539 12,773 15 , 100 ' 33.87 King ty. 2,142 41,812,230 14,520 417,274 3.14 Lynnw•cd 190 2, 621,510 • 13, 798 20, 150 9.50 Merce is .59 893,800 13,149 20, 800 2.95 Redmo d . 153 2,730,000 17,843 16,475 9.29 Re_nto ,75 1 336 500 17 820 26 500 2.33 Seat: e •1,416 55731. , 8C8 22, 286 503 , 500 2.81 Total 6,373 112,047, 508 17,582 1,162, 824 5.48 s 'In Ludes 421 Factory built homes. I.. Ludes : 56 units in duplexes • 183 units in .ri - and four o1exes 1,844 units of five or more 59 units in four story or larger building Ki k'and, which ?relsen:_y has a multi-family moratorium, built more than doia ' a any other community as it relates to units per thousand. • Same ratio for Redmond in single fa ii y. SUMMARY 1977 1111 11,1)TNt; PERMITS K 1 Nl. COUNTY SINGLE VAI,III:/ MULTI -- VALUE/ CITY 1977 POP. FAMILY VAI.III: UNI'I FAMILY VALUE. IJN1T I )TAI. VAI.11G Atfl,uru" 21,055 36 80- (120 - $ 4 418 14S4 ,945,000iL10 r 3 r 14, 111 $ 9,tl:"_S ,82(1- - 1ii i..±e_viu w 68, 500 - S_73 $-'6, 16 5,a31 $_h, ] fi7 1 , "2 1 2 $ 2 4„23 7,n 9 5 $ 19,`Li $ 50,741,228 Bothell 6,295 125 $ 6, 621 ,057 $ 52,968 5 $1 16, 14(1 $ 27, 228 $ 6, '/57, 197 Des Moines 6,730 78 $ 1 ,1108, 515 $ 48,827 1,808, 515 Issaquah 5,078 19 $ 1 ,460,721 $ 37, 454 24 $617, 272 $ 25,719 $ 2,077,993 Kent.18,250 287 $ 10,692, 121 $ 17,254 119 $ 4 , 186,000 $ 11, 122 $ I4,8"78, 12 .1 Kirkland 15, 350 167 $ 5, 518,483 $ 31,045 565 $ 10, 271 ,08O $ 18, 179 $ 15,7119, 561 M. island 21 , 350 190 $ 14,917,349 $ 78, 618 S1 $941,056 $ 18, 570 $ 15,1184, 405 Redmond 17,757 618 $ 29,886,800 $ 46, 84S 82 $877 , 200 $ 10, 698 $ 10, 764,000 Renton - 2 7- 1 50 --- 254- $ 9,769,888 $ 18, 464 3:30 - $ 4,886, 500 `--1-4-,808 $ 1-4-, 646-, -18(-i - - - Seattle 500,000 661 $`- 31 ,711- ,030 $ 47,974 2, 180 $ 54, 804, 179 $ 25, 140 $ 86, 515, 409 Ilui tx:urla. 4211640 7647 $ 321 ,706, 57H $ 42,07(1 2 875 $ 64,070,701 $ 22 28S $ 187 777 279 lutals 1 , 133, 155 10,795 467, 258, 897 $ 43 ,285 8,018 $ . 170,019,023 $ 21 , 205 6'17 , 277 ,920 K I 'I'SAI' MINTY: Bremerton 19, '150 11 $428,742 $ '18,977 436 $ 8, 122, 567 $ 19,0(11.1 $ 11 , 751 , 109 Ihai tx.uri,. 77,882 2,144 $ 50, 468,211 23 , 539 252 $ 2 ,699, A71 10, 712 [ '1S , 167 , 584 totals 117,232 2, 155 S 50,896,953 $ 21 , 611i 688 $ -11 , 021 , 940 $ 16,020 $ 01 , 918, 893 1'I li IX'E COUNTY: Puyallup 15,750 267 $ 9,604,915 $ 35,973 54 $ I ,916,92(1 $ 35, 49H $ 11 , 521 ,885 MC tuua 150,000 593 $ 21 , 693,450 $ 36, 582 885 $ 14,904, 567 $ 16,841 $ 30, 598,017 Ilttiur.url). 217, 146 1 ,049 $ 114,072,959 $ 37,411 1 ,2.71 $ 21, 109,784 $ 18, 158 $ 137,442, 743 totals 188;896 3,909 $ 145 , 171 , 324 $ 37, 188 2, 212 $ 40, 191 , 271 $ 18, 171) $ 185, 562,645 SNOI I)M I SI I COUNTY: Edmonds 26, 115 217 $ 8, 186,499 $ 35, 386 372 $ 0,014,012 $ 16,221 $ 14, 420, 511 Everel t 51 ,700 144 $ 5,235, 388 $ 36, 357 184 $ 17, 3947fi'1, 200, 52r415,9L5 I.yttltwuutl 21 , 450 11.1 $ 4,0112,910 $ .36,783 410 $ 0, 1.66,991 $ 15,041 $ 10, 249,907 MI . UK. I•r, 16, 550 57 $ .1 ,995,000 . .$ 35,000 115 $ 1, 651 ,415 $ 27,078 $ 5, 046,415K*. 00i1 ,:01.1i. 115 ,715 3, 154 $ 86, 452, 450 $ 27, 410 118 $_4 899, 051 $ 14, 490 $ 91 , 152, l01 10 ( .'15 251 , 530 3 ,703 $ 106, 152,253 $ 28,666 1 , 439 $ 23 ,952, 616 - 16, 645 130, 104 , 869 RAND 1n) I'N.S 1 , 890,811 20, 562 $ 769, 679 , 427 $ 37 ,432 12, 157 $ 245, 184, 850 $ 19,842 $ .1 ,014,1164, 117 Tidal living units = 12,91.9 -- • 02,46 % single family -- 17. 54 % mulIi -family 1 rr I C) ( n . • 1 ( ) u) i l ' o Iu l) 1i (: n I N 1 I'• . 1 (' Ur Y ,,. U' { U to N Jj rl N c . f , r l: 1 1 1• O 1 3' UI : J .{ 1-• i w (/, D , r : 1 O N U N 0 ' 1 0 ( 0 0 . 1 ( u1 : U I • 1) ' I , N ( U t) . 1 rt c ' 1 I'- O. N O. r 1. ( T • t 11 1 u1 , r c ID O U, W : 1 w 1 UJ ,•. ( u 01 11J 1 rU r) IU i° 1 ,0. 1 1) ( 1) f' _ U O . 1 :-- U r-- (---- N _ P. O I ' N U i 0 • 1 : 1 1 Li U 1 • I W U p, ' U l 1 7 rt r1 n I' N p, . O U ' U •(, ( UI l) . 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" ISMI MANUFACTURING PARK ;Iimml *.:\. O E HIGH " : " " = RECREATION II. •,.`v 7 i \ `, o n COMMERCIAL GREENBELT 1 t 1*—• am PUBLIC a QUASI-PUBLIC ,..:71M i. . i I . r-_—i E, N I illimr. iri ,n \ I r.., LAKE I I • . . IIWAHI1 'J .0 ild IV...'--,•-• •,-. . SNGTON W5. r'...`; 25 ..41a :,,,,-,..• tib, ,,,.. •:, I 1 1 L-2-,---- 4,\'' r .• - I_ , ,,,, 1.1 ..... r ' . , 1• 1.. ....-• 14 asi• .-,-- ,...1 4-... ---,: , ., • I• . Y...--,,•,, Ak i T . _,t me.4224E. „.,.. Vi. t. " t"i= t - 1LT r1 17 I ' \\\ I -:, Iv.::.::,..' . .11 ..:-.271: • -1t;.. 1 e. al IMI4111 1 si AN IIIIIIMmanomp 1 ; IMF-, : I•• ..4....j.1 I Umallr: .....4: Li 4 `1141g-- utellmmtiV...." •• 7-1 I i , f'-- - ''' ,,,,.;-:)L 2.'`. .41; Oci, • -r• I.:. • ,• ft. L. i I I r :7 '. 2 ,•,.1 1 • r, T ,_ kiryi 4-4. • 1 I I LI' ami -**. ' ,* ---.4 ':•r? ,„ N" . .• ''' •5%‘ ti%itiAke: %•:::•:::'. ... -'4A,.. _.- 1 --). II' 471 11/41161;"-.i. 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Ji a--1 f 1 / „...-I •-k. 4.,,, 41; COMPR :NSIVE PLAN LAND USE DESIL....TIONS SINGLE FAMILY RESIDENTIAL An area intended to be occupied by a single family dwelling unit or related compatible uses. 1 LOW DENSITY MULTI-FAMILY RESIDENTIAL An area irtended for two-family dwellings and limited special uses. MEDIUM DENSITY MULTI-FAMILY!RESIDENTIAL An area intended for Medium Density/Medium Rise residential uses such as apartments and townhouses. 1 HIGH DENSITY MULTI-FAMILY An area intended for residential uses allowing the maximum number of dwelling units, the maximum number of stories, and the maximum proportion of land area coverage permitted in the city. COMMERCIAL An area intended as a retail area with some non-industrial wholesale and service activities, office buildings, and uses devoted to the traveling public, such as hotels, and motels. i MANUFACTURING PARK An area designated as having light and certain compatible heavy industrial uses with selected commercial uses in a manufacturing park type development which includes , but is not' limited to, adequate setbacks, landscaping, functional design, compatibility with adjacent uses, open space, wildlife habitat, and perhaps joint use of facilities. LIGHT INDUSTRY OR MANUFACTURING PARK An area esignated as havling industrial activities and uses involving the processing, handling and creating of products, also research and technological processes which are devoid of nuisance factors, hazard, or excessive demands upon public facilities and services. HEAVY INDU TRY An area designated as having industrial activities and uses involving manufacturing, assembling and processing, bulk handling of products, large amounts of storage, ware- housing, heavy trucking and all other uses, excluding single family and duplex residen- tial dwe lings. 1 I PUBLIC AND QUASI-PUBLIC IThose areas in which publicly and certain privately owned uses are located, which include utilities, health care, churches, clubs, or philanthropic institutions L1 __ . ._14....... ...,. .-.,ruo +kn niiklir nn a nnn-nrnfit VILLA CARE, INC. 0 EXECU 1VE OFFICES 1505 Northwest Gilman Boulevard, Issaquah. Washington 9 u_ March 12 , 1982 Mr. Daryl Connel, P. 0. Box 580 Bellevue, Wa. 98;009 Dear Mr. Connel : We understand that you are interested in developing the 6 acre parcel adjacent to the Vally Villa Care Center , Renton, Washington , for construction 'of a large retirement center. We uPPrdrt your endeavors and wish you luck and success on this venture. y S i rfce re)/y , Norman Levin President NL:mr r= EXHIBIT 9 VILLA CARE CENTERS Bellingham Villa. B•llinghant, WA Mercer Island Villa. Mercer Cherry Heights Vill , Seattle, WA First Hill Villa. Seattle, WA Queen Anne Villa. Scart/r, 11 1 Edmonds Villa, Edmonds, WA Issaquah Villa. Issaquah, WA Valley Villa, Renton. WA 1).^ 111I NI...c.d02t,11C;11 1-.7:- VALL...rn7 VI E., Traf fic Stuc:,7 I cli _1.8, 1932 EXHIBIT 1 0 Vi.'LLF`:, VIE— Ccnten List of Sections urpose 1 location 1 cress Routes 1 raffic Cnaracteris_ cs 5 grip Generatiol-i 5 rip Distribution • 9 esign Hourly yolu---cs 9 l• apacity Analysis 10 Adverse Consequence :Y :. :igatinc 'easurec 11 onclusions & Reco-,r,enc .tior:s 11 List of Ficures i r Figure 12 Figure 2 ekday Traffic 3 pgure 3 1932 DPi 'J = 'cak Iloar 4 gute 4 ;rip Di s't ibpion 9 Figure 5 DDEV at IIcf i_un Year 10 List of Tables I Variation i ,: '. _ : ific Volume by Hour 5 II Madison Ilo;:se Parameters 6 III Variation in Traffic Demand by Day of Week C P;a:=ison House 6 IV Variation in T_aific Demand by Hour of Day CI Madison House 7 V Valley Viet' Daily Travel Demand 8 VI Peak Hour Travel Demands 8 VII Levels of Service 11 1 Appendi Capacity Calculations for Main Driveway Ct r1 ?cC her f , ^ ;;' c,;> r;i pier o 0 I V ALI= VIEW Traffic StUOy Purpose The purpose of this study is to identify the traff ^ r-i _ operatics mparaeters associated with the development of a proposed , multi-un: t n_ 1 o, basisoftheseparameters ,retirem complex : On .: La i continu- s with the forcasting of probable t :ic condti ns and the etermin-.tien of appropriate design reui.:er.en'_s for ha idling the imposed traffic loads that may be the development . Location The I IVa ley View retiremean complex will be situated on s,7,77. S . 96 acres 4 f triangular shape:, or: o; perty lying on the southern i'.eir_ry of the City of Renton, on t. _ south side of Carr Road (South 179th Street ) , opposite the existin intersection of 98th Avenue S .E . As pre ently' described , C..c entire development will consist of 2( Q individual , self-colntained dwc1]'ing units in three buildings . Parking will be proN111ided on Ln the front an rea - portions of the site l with circulation Li.: .. to the separate parr. rig lots for: a cl,rcumferential road aroe:nu the perimeter of the triangular shaped lot . P. prin ipai access driveway is planned at a point opposite 98th Avenue S .E . This location provides good sight distance in both di reetions on Carr Road in addition to being well separated from the major, close-by • siginalized intersections at the Benson Highway and at Talbot Road South . A secondary access , limited to "right-in right- ut" is also proposed to toward the western property line . ccess Routes The principal access routes in the vicinity of the site are shown on the Vicinity Map, Figure 1 . The site is served entirely_ by the two acceyss driveways described above , both connecting with Carr Road . CarrI Road is a major arterial serving the northern portion of the Soos) CI eek plateau and in the vicinity o the site is a four lane faci',liy complete with curbs, gutters and sidewalks . J - 9($S8 rancf 0 I c ,, ' I, H.... 0 -. f "..-:, 1 -- ..) j• I-. ' - c - - • 1,;".• i i— '' 1 : . - . 1 7 '. 1 -, • r S.... 2, ) ,•' i„,,,,..•:-'- 1"- ..' . ,; I'•_. Ay I... l1dah I i \''........... 7. _ ..• I, ' 1'• ,... .;•-: I IL r )•--- ''... i!) 2. i•-• r,,_- r I".. 1...: 7-3 "---..-.-• 77--. 7. 7.------... -• 1 . J.:.- . 1 i"" t_.- () I .. I i .., C`.. V- 11 i - 7:', S : : .:. :,:. N., •, .. . i •., 2(.- 1'-....--..-., i • 1 ii..:-.—. •. C) (• J , 1 j, I 1! C-:: t; I t, i 1 r I i 4-.., 11 i 1 I.:‘- . LD c LA r-- I I 4- 1 L. I. J .• 3 c... 1.- t-- s .- ; . f• --,' t•_ • r_.),--:, i I t..-; \•.--:---. zi ..'• i. ,.' 1--', , 1 7 ! C_) LC'--.', 1 I;.-.;--. •=.---`,::. -' " - -,' - ' ' i •--'.• - '''' ':„. -; 15 7-. . . 0- 1I ---.--'---•-•:------;"--- 1- '; '. 1 ' ._. ' :: "-------'- '''';',";--'-', / 7 --- N. 1 i ,/ 0..,.....---.-- 7----/ k,-,\ .›,•,`• .,-';;-;-.;•- ,\ / 7 ;,-,•‘.‘-;•,......_ 4,..,/; 0 ' f-(;) \ :,,_/,--;--"-,' ;.;•-•. .,/ I -.„-_, •••••-"---;_-,'.. s•-•.:-_--..•-• V•.-:', y__.\- 4 r •. :.: ... - ) ' r •,-,,--. 0;..,,:. --...____. r''' zi • ', ,- 7.‘ a-. II-"!,-- I •,•••• - C'-- <----: 7. Z. •.... 7.•••! r I .."....__. .:.::::-:: :::„., 7,.. F. k.,... if., i,------- -- -- i 1 - 7 — :-.-'"..'.- •.!-.:.:-_-:•, 77-' -.:.-.] li C.. 1 2---. 1 A — .:-...:-.:-.;:.'-:- i.: H.::`.. I I l"...• • \ \\,:::: •-•,;,....::::: r.•.• I i i J.....:-.. T.,,.. 7,.. 1 3‘ 7...''''........ 1Pax.•,..,..._ . 7"....... ,.. I ist of the site is ,t'.e ;= lip. :way ( Si. 515 ) which is scl:, r reconstruction thi e'st of the site is Ta11:•-,t uth, signalized at' its intersection with Carr Road , anc. L..Jo-and-a-half blocks) fu~th:;r west , the ramp connections of E77. l C 7 , the Valley Freeway. I The.connections will be signalized t. -._ s year ; • signal design :is .1 ~eser-`.ly underway by V'r:, :hington State DC:-.: , District 1 staff . Current average weekday traffic volumes (AWDT ) on the major roa' k.:-. y_ serving the site are 'described or. Figure 2 , below. This figure E•• :!...,.) shows , tle general location of the project site on the south side of Carr Road . • a i k..:_ C) r, it j • G. I t c l' r.' 1::-. . S . 1•:. • 5rc1 St. I 1 i/ 8 ' Ir 1D FIGURT 2 1 11981 Average Weekday Traffic 3- tea. \ f The dat of Figure 12 is reduced to Av::_ _ . •,:c.:...,.d.-_ Traf =_c (Au::) since, Average Daily Traffic (ADT) in:_ u_ ...-: : =:i=_=ces of we,:'cr:-._, traffic and weekend, . traffic is s: i;. z... - ._- lee..: . Essen ._i72 ;•, incorporating weekend traffic would -c data and t.;.:s sew 1,the results . Data sot:::cos are f:: = ".. - ton statistics , reduced to AWDT and , fro:-. p_ ic-,:s IY_,D:__.._ ..._, 07 this consul tan'_ One Va _ley Place. May 15, 1961 ) . Since t e evening peak he : _.- z _ -nc :.rly vcl;.ne cf the day, it is used for esc.mat:Ins tr ..:- ._:.c c.2 ._.:a: conditions and for defi-ning potential a:'vcrs : con :eo _.nc : :_ . -::s: _n.t:. _l'y, it is the hour aglainst which desic -.s .-.: .. : d : c ".. _ uce_ . '_ .. F ,i..._.ng peak hour , extending from 4 : 00 Ito 5 _ C .. in ":e J. rt - is dc..cribed below in Figure , 1982 Directional Des.i ; ::'c.u:oD_,.. .._ _ . ti I c1 I i, \ li7I g r: J I 2( 1+_ gyp' 0 2 87,7-\ 2 .-,- (4° 1b7 n bi L '° ;3i 3k ., t k- I C Fi 1982 Direc:ianc.] 11, sign Ho=ly Volume for the Peak Hour of .1 : 0C to 4 :00 p.n. i l bf,6 :i l. , a, `r u. 10 Traffic Characteristts The variation. in traffic cie .11 by hour of the day is ucccrib-,: inTableI . This data has bee:. factored to represent the Averace ,.7chDay, !and represents current conditions on S . U. 43rd Street . A] LE I Traffic 1,7 by L f th Daye mine T7— U 6- 7 • 203 9 . 1 326 8- 98 449 3 . 1J. 7 9-10 I j . 6 . 6 10-11. 5 . _ J.J J 5 . 611-12 654 5 . 712- 1 614 1- 2 G67 5 . .. 2- 3 i33 6 . G 3- 4 108G 0. V 7: 4- 5 1356 7 5- 6 1303 10 . 3 6- 7 892 7 . 97- 8 753 5 . 9 i 2 D.B. 7 eastbound , 1;. 13 . = 1,c2st.. _ .::: , 11 in thr able above, the bold print repro the respective a .m .and p.m. .peak hours . For the p:oposeci e however, thepeakhorisnotcoincidentwit;, the pcak - 'Mr ci the street .Rather, a discussed later, is Cones an h_c,earlier intheafternoon (3 :00 to 4: 00 ) while the pea of the siteisactuallythenoonhour . I rip Glen ration Vhile t e Institute. of Transportation Engineers ( ITS) IlVr• publishe an informational report , ; ripconcerni. g retirement communities in this re-ort Generation, restricetdtostud ' es performed) in the Bay Area only. Accordingly, toop _rly reflect northwest or local cons: i tions , both manuci m, 3machinetrafficcountsweretakenataretirementhomeofsizean .;configuration generally equal to that proposed: siteunderfortheitconsidertion. i i 9688 raini: 1c 10 cSCij' 0 Wd:1i`, ` . 1.C, L.j 6 I i The retirement home use del in this study was Madis n House located in the , city of i.:i_ ..land . Like the proposed Valley View, Madison House issituate:: very close to a major hospital , has recreation facilities F. also neeting rooms which are used outside organizations such Kiwanis Club, Mary Kay Cosn.etics 11 of whom attended ; funs t.: ens at and therefore contributed tc data described in the fcl_ : tables . This is of some intercct since • it provides areasc-_ relatively hih noon hour de-- The major parameters of : ..:_son House are described in Table II . T.L.P,LE II use Para- tr, Site size 20 , 152 sc. ft . Euildin'J size 120 , 2C, csf Parking p_o•. _ded 74 stalls Staff C5 Residents 301 Units 147 Resident Cars 20 1982 ) The parking ratio at Madison tic sc. 1 ..p stallsper dwelling unit , 1 : 2 , a ratio that is; adecjat^_ according to the administrator , non I3iewenour ( 12/23/81 conversation with rr . C. Brown ) .he lnrty Asr.ociates , I desic:,c-:; r Madison House, incorpore ..._ . en additional parking lot ih event de-.arid warranted h facility . To date, the p.-.,t}._ . demand has not• been sufficient to just] fy expansion and t:.e _ :i_,s not been constructed . . .. . . tendslto corroborate - the adc:uacy of the current parking ratio O: 0 . 5 stalls per dwelling unit . The variation in traffic doe_nf. at P:adison House • is desc_ below : in terms of daily volun:,e, trips per dwelling unit and as a percent of ,the weekly . demand . TALL: III Variation inTr. s f i , Pr ndby nay Day VO1ame Trip Rate of Week Sunday 450 3 .0G 17 . 1 Sonday 410 2 . 79 15 . 6 Tuesday 400 2 . 72 15 . 2 Fednesday 400 3 . 27 18 . 3 Thursday 3E0 2 . 59 13 . 5 ' Friday 280 1 .90 10 . 7 Saturday 230 1 . 56 8 . 3 r- I,^.,''.. 9c' r'.III:or ii,'C;IUC ' : 10 N'iitihii-;+ `i; Variation in rr a f t i e 7-)a,_x Hour Vol T.of ]: v 00- 1. :00 j C r_, . 0 0 .0 00- 2 :00. 0 .6 0 . 0 GO- 3 : 00 O . C. 00- 4 :00 0 . 0 0 . 0 4 : 0 O- 5 : 0 0 0 . 0 0 . 0 00- 6 : 0 . 07 2 . 5 00- 7 :00 0 . 0 00- 2. :no 00- 9 : 0/ 0 . 00 3 . 0 00-10 :80 j 0 . 13 4 . 8 10.: 00-11 :00 0 . 2 : 9 .0 1 :00-noon 0 . 24 9 . 0 neon - 1 :0_; U . 17 6 . 3 00- 2 :00 I 10 00- 3 : 00 i 0 . 37 13 . 5 00-4:00 c; 0.,-1. 15 . 2. 2 : 00- 5 : 00 0 . 17 6 . 3 00- C : C0 0 . u7 2 . 5 0(..)-- 7 : 00 4 . 00 6 . 3 00- _ : 0'_ 7 2 . 5 1 : 00-10 :00 C., 4 1 . 5 10 :00-11 :00 t3 34 1 . 5 1 :00-12 :00 0 0 .0 0 . 0 in T4ble VI , above, :the a3 i.'_on peak ho . ..i ch is between 3 : 00 and 4 : 0 is shown In poi: type . Durina this time period , h inbound and outbound movenc.-.':_ wes-e ecun , . In other words , Ole Directionol Desicn Hour Volume ( DD V) ;:ho Distribution Factor , D) , '!wa., 50/50 . 1 From 7 , 00 to 10 : 00: in the morning , virtually all traffic was inboi.nd so that for the morning peak hour ,of the street system the D Fac;to' of the site was 100/0 . Note that the actual morninc peak hol:r . of the • site, in terms of the heaviest traffic demands , are taking •lace at the 'noon hour . 7- 7-- l` L 1 I i,:`: ... ..-.. 1 Cf 9633ran r • .`:...' C. 10 Using tale previous data for derivin7, ` - '.'. w_. d1ernards for A7allcy View, the following d6ily and peak hour m..:vL::`, n _s are prodced . r-ltsBi_,. V Valley Da,.' of Week 7.TE S and Sunday 7 Monday 725 Tuesday o.: . Wednesday 2;. _ Thursday 073 E5.3 Friday 5' Saturday r G.7 3 From th- above, agreement with 17: is r_,_.,, e:.. en cn'.y one day cf the wee with the min discrences on weekends . A°_ Nadislon House, it appears l key .visitors rath it than Saturday, ' that Sr, . _ is travel... c, Wee;; rather than Sup;,'_ y, t - . .1.1 =-t •-ek (Wednesday) characteristics in r. e ;tpc ct La tr, ITS daily travel do . _.n . anclar 1s . m: 'jrrii ng the Desi •n, flour c.;.. f, Wednesday reflects t;.- 11 day consideration . 'cr . .- holir of the s=et t , sys' e:,- , ac af 'ernoon represents t,.e i '4 interval . The p-2ak hour i- 1alkds are portrayed` in the table . A;?1,F, VI T._ .-c' L Demands Time . roprised ITS St:nr: A.1M. ( 5-6 ) 3 ; vph N.A. A.P1. ( 7-8 ) 11 vph , l l4 vph P .M. (3-4 ) lOG vph P.M. (4-5 ) 44 vph 1C' vph o all intents and •urposes, the worst day . nd 'tour cop, itions for he tr•posed site are in agreement with the av'=rn•rc can(:Mons as fined by ITE . For planning purposes in this area, average ndijti.ns are usually assumed so that the pronos :d p.m. peg,': luck, above; may Cie con iderrd , not only the "design" case but also ,nth "worst" case . L , 10 1 Trip; Distribution Trip distribution associated ri.,_ ;.he site is based on 15C0-0 population forecasts . The sc.-,e „c distribution in terms c' 1 percent of total trips orien;.cd to( from) the site is describe. belo,a. U' P. c nl _ k I, I± Y ri i I j tt O .I. } 0 7/ r 'r c w 1 ss.w......ie.a ee - .... r..v.o-:..e- v..-.az..w raoc .ao.rsr..r`saaea•.. s- s .a...r-.-'mot e /.6- 1-5-- 7/3-JS— s'. 0 \ E r , 4 F 1 E i_'i.cjre 4 Trip Distribution Design Sourly Volumes The dirlectional design hourly volumes • at the site are described next 'iion Figure 5 . As noted earlier , the design hour taxes place tntween 3 :00 and 4:00, p.m. This figure is limited tntheI immediate roadway system since access onto and/or the capacity on Carr ! Road itself is the principal or immediate concern as opr'•-,se to, say, Carr Road at Talbot Road S where the majority of site Jneriat d traffic runs counter to the peak stream or , in - other rds, s in the non-congested flog-:. 1 he design hour volumes repr.escnc "horizon Year" conditions and 11- Lhe completion of One Valley Place and Springbrook as well e.il aiditional 215 close-by dwelling units . J d C ilr14.C[}lCl" 510ii C.` ri l'llcr OVC11 o 1 lcI:i2A)O l ,l,,' 1•257 0 1 ge," /" g..-- I : N 7 e i 3/.5..... T.--...c`-./ 7,,,--,,, i,.-)) 3,- T---4, i', b• 11 0 (5-7 r 0 71 r t• 1 Dir4ctionz,1 -ThL,i. ::-)u::ly Volu_ '?s Site Durin,: t'-!.-. 1::.,- . ;w_.n Year ( , :.)-66 ) H)rwity An:ii ,-.j !-.: 1 -,.--I c i r..). a n a 3 ys is is 1:),- :-•: ‘--. -:._..c. tc.r-ThIli .:( F. Gf Transportatic P.r.search Circular 212, :. ,.t.: . - 7 ,1t /rials on flirg"lway Capacity, ii ; icnalized Intersect ,-; . „ ii..,;suL.e(... th.1 _ tne main dri.. ..,;way 7 va ng the site will 1.. -..,,,, r 5,:',_ nr..;I e .L.-ar ‘... . --:.:nd and two ( 2 ) tboun lanes so that lei.. ., . . . ric-r:t turns are separa-ced aril , r ther , that the western c.-, .: ' :- .-7,y serves r ..7) -r a i f ic during t":-..,- ak h ur . In other wor6s , a ' ra-rTric is "loaded" onto the main irivewa7. Again, this is a "v.: :: ::" case asEu7..,7...licn . o truck traffic is associa ::,.... wit]: the site but truck traLf7] c makes p one percent of tri:.. traffic stream on Carr Road . 3.'or analysis purposes thle prevailing speed is 30 mph and the drivewa: is controlled by stop sic :- !-; . ii.thouqh this is a bus route, 3cheduled buses are infrec;:,_ in terms of their distribution in he tr ffic stream ( less than 0 . 1 percent ) . As a retirement development, this dOes not mr,an to say bus traffic has no value . On the contrary, bus travel will be a significant operatins consideration and bus loading zones will be incorporated with t'.-:e driveway design. 01711 i,,,,,— ,,:c—9b&`> rainICF -7.]'\'CLSC :5. 10 C.,:-11.1 f7:4-36," . s.. ,..., Z k ,--z I 11 Conse.luences & nitic.::- an,e rn issumin..i that all - peak hour trafic uses r,' '. y the main driv-••'- , that I th_ secondary access c e t:':•, .:,`` es _ ' , outboundiftdoes. "' F:.ilOY,e urn movements, and that is controlled by STOP s - res npj sed to, say, YIE;_ ) e . the e>::- _._ _ed Level of 'Service LOS ) o completion 'of t:.:_ o_ can:.: on cc• - leti cn c close-"by major, developments ) will be " . T;:_; is c b1 07. LOS for each of the main no\'e:.un _s- s described below in Table IN . j1,r 7 c<' Outc.'oun_. rns • C O 1.:L[ es1 ;ci.; . urns* from Carr into site. o change in LOS op, tbroug;, traffic is - expected . ? • 3ditiol , ' the LOS :or t tindes ' . co the residential• opposit - is not expects.. ee ch ,nc-ec; . essentially, t',n `nh', adverse conditions due t s proje will be delays to site specifi • traffic on_:.ily. traffic frcT. the site will long i delays . No Other will . be impacted by tLe development , however . The westbound left tlhr:l i Road into the site will have an LOS Oif "C" meaning "?1`JG._ .. Delays" . Since the westbound throu .': movement will be in the c: e-" same 550 vph, a flow rate that canbei easily arried on a sin,,; ' e ::c, there is no reason to institute a separate left-turn ChannelChanneli lane at this time on Carr Ro,:e] . Thus, g ()metric design fc,.- the main entrance is limited to the actual riveway design as we; i the incorporation of a recommended Transit Turnout" at ,the drive.:,_,. This should be on the east side of the d iveway, preferably . i Conclusi ns and Recom endat ; e,.i - On the basis of thislstud ' , i is recommended that consideration be given 'jtc allowing outboun; left turns from both the main and minor driveways in order to distri.e.u.le delays during the peak hour . Outbound lanes should be not less than 11 feet in width and ccr:;sr radii at the driveway curb rets should be not less than 25 feet . i. A G is I he inbound lanes, one ea .... "" :.:: . - ve1';ay, Should be not less t't II yid preferably 12 feet in Sidewalks should be nmaltc_ ne:" .... --- Drought into the site sins,_: res_: s will be t:ansit patrons to significant de^.ree . nstL some consideratic . given to including a t::rn. . '_ tLrOu " on the east ' s_. n driveway. The turnout s..- be sufficient to accom:Oc:•-. te a s '.e, articulated bus . Note that this, t ansit turnout can also serve as an °accelaration" is i_D.: the u"hill or eastbol' c"_..._ :_ _ from the site. A pc6 _3 _r:; an crossi g will be requir " _- _ .. _ -. - . main driveway to rotec •ed walk for res: d .._ . . `- . to the far slue ( s. _ ransi . stop. ' Appro prin_ . :.. l .. of this pedestrian crossing w_ 11ec.l to take into apcount a:, -: of the users . , For these e a _ : .. transi demands , particul-...__ gniZ1ng the ages of the '"Frrs bus sh lter should be r ci, :.... _ = .. rom n:T:.o as a part of the site pl.anni ,g . Specif c conclusionr s with .. _. ct to the proposed rctir -.,_:.-. deve1ooment are desci ibed i _ c. •: . The pool ! da _will be Wednesday T;.0 next hea i _ . i. 1l be Sunday The week.7ay e 1:' lwi.1 be fro 3 :00 to 4: 00 p. m . i The site will c'. _1. a maximum of 850 vpd Tao average we . i1 generate 690 vpd The peak! hOi:r !: _ rate 106 vpn The peak ho_ :: _ 50/50 , .inboun'a/o,. '..d. The LOS will be a standard recirem.c. , There will be de] aya, to outbound vehicles To censure adequate level:," of safety, sight distance from the driveways must be carefully reviewed . Nighttime Illumini ..-will he r1eq .ire<d at the driveway intersections on Carr Road, particaalarl : if pedestrian cros4ings are - to be implemented as a part of the proj;ect ' s transit enhancement program. I To i summarize, a worst case scenario has been used to define concurrent vehicular demands including the completion of One Valley . Placie, the completion of the 32a GY.'eliing units to the south of Oh— Val1!ey Place as well as an additional 200 units in the general area along with Springbrook .. It is not considered likely that all these will; be finished when the retiremenj. home is completed , bent:. tl; incJus on of these suageals, a 1aaos;_ 1 " .sera l estimate of traffic demand ' However , even with these assumptions , traffic conditions wi11' r main within acceptable levels , primarily due to the nature, of the project and its '! unique traffic characteristics . tom':; j 10 r Unsignalizod Ir,;:,r-2,1:;c,, C,: . , C.,..u.z,.onF orm I, .rtion Plan. I:: Col:c's. i• F'_/ I I 1 ilCIII i P./ J' ! A7 •. - rh i Z. ./ f G. J_—_—__ _.__. ll',.; I' I>:. ..I't ll' . ; '1 (/,.; L)} ^/_— 7 - i(. % . -i-. i -- ` • - - t. - . 7 Slati,,,L:::., -A'•,.:..,. CK - _2_0/ r. . NI; - I t.i,i.`;.-n: A-p. z‘tA%/ .....-----L`_J i Ci'.-7-,:-,e',.` --. . . _ tilcp: L: Tl;rn:.• .../A. l— omlictnl . .t. -- V., ' 1; _. 11,7 12/' .. /7 _ 12/- i - /- -- " - i . . - /-' a . • 7iili, n i ,. f , lh. i,'l ift , t. . — I 1%,. - ,1: - Z-C ' e iV., l:xIR l'u•,I I I. If,;\i:1 - lfif: i . i A Imp,..:dcuice 1:;ICIOT k rip,.ip 3 =I. .i.` A,,:il:lhlr p.c. e:\ - 13,, _ .,4 r/. „ t, ' 1 J I /i T f; % i Ih .. S' i t. ',(SC tICC(",af;Ic 1)S__.L)!/`il/ -- i.—J i 1_ - 3 Tit;s`" J Cr '/ 1). titep ot cm(ni.f c. r Lonl i t.n),Flo,,,s - Mr, _ 1,, - L Ar 4' A7. + P7, 4- Br i3r; ( ' `. - i'- -'. E3 ..' I - 22 /717 . ./' `' s- '`. /• ..°_. 4- r?= / rlll.al`(;:' ;0t1,i,:;'ic 2 l = j•S_ sc.: Y.:: II•'I 1( 7. 1.i -- rr i i . ,: Imp tl:ulcc F,+.l,x from FI . 3 1' I 10 N\ 4d7 Urs :ni3:...-: ri ir.L2.-_'..-o.i.:..-. .:_:,: •- --; 7.; ;Lilation Form (coinu'o•::, 1 • stt,3(CO3:':.;• '; - DT4i . 1 Fi S:l. :,:. 1_;:r1C: • t.';-.e --- • . c• - NI; - Dr= __ rwh I 1)C.... :• Ix..e!c'''.:“::-•:..:..-• .1;'..'.,.....7; I • 3 ; I - 4ikl• . , V.!I:.Lei.:•ori I Se Ii.i;•,..j '...:',C i):11,.111,.: ' Di, ''' •I)7 ,-- D„ r 2— , s I L.' ‘•!..S.:R1,'!..' ..•'171 1) N -' I),. 1;,.:.12• 10. :•:.!.,:!....C.1._‘-.:,,: = i.-/ S____ A'.11'..:HC RI:s...'f'‘s C --S2 1 I)I .. . /P.: • 1.-h I I);',..', e.. i.c\c::,1-s...n.:,,..i'...' '.....-..) ..-..• ..... :‘ ..----%e', c,'-'.'. 71 r----27-: 1 , 1/-"'" ;Z::ri/c,-, 4 !...-.-%V.:r2 frur..; CV; C, \ r), 1 - connIc:,••,: i:;,,..k, = v =. i ':•,' - 1-,, 1 1.‘'i; = C7 0.c w,..al,...u!;:t(ti In SIcp..,'/.--. 1•:,7-,/• p 4 .2 . 137.,., . /.,7 2.2..; _ ..._ ..,_ _.,7 . 1 l:rIIIC::1 G.11)!rom.I';ihle 2"11, = : -.:- -- ''-', c C.:;•:1,.i;:. Cro,:.; ::._: 2 = 1 NI._ ----J , ,..., V.,„ • I' • ;'_', • T.',' • I': '‘'., I'... • l', • I', ›. I':, • M, 4,•+: L:,; tut 1::.,•...!.;::...L. S.--./ I 4.-- I. s,ti:...,h.••1 ..........• I:•-•ni..:•..' - r, ' f/./ ,..; !I). , // I ]... .;•• R,:.crve -- 0 7') ./... " e.4 e l S•.'e,!,....i.:., .L: 1 1 i..-.2•:•, ••-'...>•• ,..• i<•/ ..././••..... r;):" /(:::••••;/ //:•''"r tr/ ' i - 1.:...1 ,.••• ::e.I..li ILI.- PI es i 1) 1.- l),. •-, 1..), -• I, •:,......'I ;i:le%%Id,'I..,:-.! I I), 4 I), o; Si‘az,:.:I .:•le - 1.' 1 47 1)7,.0,., p.-11 1 ', ,, 1.0.1..: ;::.•••, c.r.t.: ,= M:, - 1), = 1,.... •••:!_::-„,...•( T,,,..1,• ) ._ C,„/ :.- ... ____ i„.,,, ! I) 4 1' i 4 Di : 1) - 1 f•I i• ( 7. Ci Or. • 1.). • 1) 1 ir.'... %:, ((. 7. 1.1.,) •4 (( L/M4) . {1 t., 1 ‘; -. i'.)•,-,!,1,1 - ,I; i 1 i 13: - CH::. = N1::, 4 - 1)/-: 71_ rr." - - r-, r--, 1 1___2 1_ .' s!), ..::i.,:.,) . . .. Ce"Pir,'"f.e/Z., . _ 0 l<-.._. 0 i__.__ r2,-,'".1"___A ".1.'_‘.' .- r::'._ .. • /. —- 7- Ai A?) ___ c/c/A 1. ./. 7.,::- _.!‘,71,/•,‘For r-e.: ./.."::::::'..,_...7':?:"."7 i",______;":7: 4;e p--r-/-*-e I 1 9 c";-,1 4.2- 7'7-..7 t' eui /17,/,7 6•-• 17>',.../. _ e-•/••• f•--'c , I 1 1 101 I I I R-025-42 7;0 F P,E'A, FP/Ebt December 8, 1981 i DEC 10 1981 i tt?„. .000......„............. it. Mr. Roger Blalock f y Senio Planner 0DEPa Building Department City of Renton Rentol, Washington Dear Roger: Our c mpany represents some landowners seeking to make a rezone application for a 5.5 acre site in the vicinity of Carr Road and Tabbot Road. We plan to, seek the specific use of a retirement home and/or nursing home under the P-1 Z ning. We do not, however, see a clear indication of the required parki g for the retirement use in the Renton Codes. In order to do our site lanning, we request at this time a parking requirement determination. Aret'rement home comes closest to the convalescent or nursing home designa- tion which requires one space per two employees plus one space per three beds. A retirement home is not a nursing home, however. This use does not fitthe multiple unit requirement of 1 1/2 spaces per unit as, the residents are an average age of 75 to 80 and rarely drive since they are not employed and many times incapable of driving. Most retirement units are single occupant as well . This use does not fit the residential hotel designation in P-1 which requires one space per guest room plus 2 spaces for each 3 employees. The inhabitants of retirement homes live full-time on the premises, and often get a life- time membership versus the itinerant nature of a residential hotel . Enclosed you will find a synopsis of parking requirements as prepared by the Danmo'' Corporation, a major West Coast developer of, retirement homes. They believe that one space per 4 units or 1 per 3 units is more than sufficient parking for a retirement home. Danmor, in fact, normally requests that even the r quired parking be constructed as the need arises so that the residents can u e this extra land for gardening till the parking is needed. 1 Anoth r factor in this determination is the almost universal use of vans exclusively for the residents uses i .e. shopping, social , and religious activties. All centers that we've visited employ at least 2 vans full- time on an established schedule. Pleas- call if you need additional information for this parking determination.. . Sincere yours, 1:7 Po dox J10 Daryl Connell Enc. 8e//e vqe, ,,&11 9/00 ENDING 0 F FILE FILE TITLE n 1211:1-716.‘4 iii 1 v i R 1 1 1 1