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arik THE CITY OF RENTON
Z
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
o BARBARA Y. SHINFOCH, MAYOR • LAND USE HEARING EXAMINER
9 co-
FRED J. KAUFMAN. 235-2593
5)4?
E.o S E PT Eoe)
P
March 30,1984
Harold Neslund
450 Shattuck Avenue S.
Suite 205
Renton, WA 98055
RE: File No.: SA-078-83; Shohen Limited Partnership Site Approval
Dear Mr. Neslund:
The Examiner's Report regarding the referenced application which was published on
March 12, 1984, has not been appealed within the 14-day period established by ordinance.
Therefore, this matter is considered final and is being transmitted to the City Clerk this
date for filing.
Please feel free to contact this office if further assistance or information is required.
Sincerely,
0,..jo
Fred J. Kau man
Hearing Examiner
cc: City Clerk
Building & Zoning Department
AFFIDAVIT OF SERVICE BY MAILING
I I
STATE OF WASHINGTON
ss.
County of King
SUE ELLISTON being first duly sworn,
upon oath, deposes and states:
That on the 12th day of March
1984, affiant
deposited in the mails of the United States a sealed envelope containing a
decision or recommendation with postage prepaid, addressed to the parties of
record in the below entitled application or petition.
7:7LL
SUBSCRIB ED AND SWORN to before me this /;? day
of March 1984.
No a Public in an for the State of Washington,
residing at King County therein.
Application, Petition, or Case #: SHOHEN LMT. PARTNERSHIP: SA-078-83
The minutes contain a list of the parties of record.)
March 12, 1984
OFFICE OF THE LAND USE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION.
APPLICANT: SHOHEN LIMITED PARTNERSHIP
FILE NO. SA-078-83
LOCATION: 1420 Maple Avenue S.W.
SUMMARY OF REQUEST: Applicant seeks site plan approval to allow construction of
a six (6) story office building having 13,440 square feet of
usable office space and a variance from Section 4-712(b) to
allow the building height to exceed thirty-five (35) feet.
SUMMARY OF ACTION: Building and Zoning Department Recommendation:
Approval, subject to conditions.
Hearing Examiner Decision: Approval of site plan (Exhibit
12), together with the request to allow a building greater
than 35 feet in height.
BUILDING & ZONING The Building & Zoning Department Report was
DEPARTMENT REPORT: received by the Examiner on January 10, 1984.
PUBLIC HEARING: After reviewing the Building and Zoning Department
Report, examining available information on file with the
application, and field checking the property and
surrounding area, the Examiner conducted a public hearing
on the subject as follows:
The hearing was opened on January 17, 1984, at 9:00 a.m. in the Council Chambers of the
Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit #1: Yellow file containing the application, staff
report, and other documents pertaining to
posting and publication.
Exhibit #2: Site plan for the proposal.
Exhibit #3: Landscape plan showing entrance to the
building.
Exhibit #4: Cross section diagram of the subject site.
Exhibit #5: Series of three (3) photographs showing the
site.
Roger Blaylock, Zoning Administrator, presented the staff report. He advised the property is
located at 1420 Maple Avenue S.W. and is designated L-1 and M-P on the Comprehensive Plan;
that the applicant wishes to construct a 6-story office building and the variance is necessary to
allow the height of the proposed building to go above the 35 feet allowable under the code. He
further stated the area is in transition from single-family to office type uses.
Mr. Blaylock continued by stating the ERC has issued a declaration of non-significance subject
to the following three conditions:
1. The glass walls proposed on this building shall be of non-reflective surface.
2. Off-site improvements shall be required along Maple Avenue S.W., extending to S.W. 16th
Street. Said improvements shall include two driving lanes, curb, gutter, sidewalk, and
other appurtenances.
SHOHEN LIMITED PARTHERSNIP
SA-078-83; V-079-83
March 12, 1984
Page 2
3. The subject property is located within the benefit area of the Lind Avenue Bridge
Project. Participation shall be required in an amount to be determined by the Public
Works Department.
Mr. Blaylock noted the proposal does not comply with the Comprehensive Plan design; however,
it does comply with the L-1 zoning which does allow transition of this type of structure into the
M-P zone.
The Policy Development Department believes that the lobby area should be included in the
square footage requirement for office buildings. This would increase the total required parking
from 69 parking spaces to 93. The Building and Zoning Department has not utilized a strict
interpretation of this policy because it allows more flexibility in providing covered public areas
within an office building.
The Examiner inquired what the ordinance dictates in this instance and what latitude the city
has to vary from that ruling.
Mr. Blaylock also noted there are no topographical problems or lot size problems with this
application, but the Examiner should look at the intensity of the freeway system; that the
intent is to raise the building up so that it would look down onto the freeway.
The Examiner inquired as to how many square feet of office space could be utilized if the
applicant is limited to the 35 foot height. Mr. Blaylock stated that would be 15,000 square feet
on the site instead of 27,000 square feet. He noted also that the city needs to modify its
ordinance to allow more creativity on site approvals.
Mr. Blaylock noted staff recommends approval of this application, subject to the elimination of
four parking spaces along the western property line to provide landscaping required by
restrictive covenants. Further, it is recommended that the variance request for height
V-079-83) be approved as presented to allow a maximum building of 66-1/2 feet.
The Examiner called for testimony from the applicant or representative. Responding was:
Harold Neslund
450 Shattuck Ave. S.
Suite 205
Renton, WA 98055
Mr. Nesland presented a calculation to the Examiner showing how they worked within the
zoning codes to determine the parking requirements for the building, noting they feel it was
done correctly. He stated they have 2,452 sq. ft. of landscaped area, which is 75% more than
what is required.
The Examiner noted that was a covenant running with the land when the rezone was granted and
he cannot vary that restriction.
Mr. Nesland stated the code has a provision for consideration of extra height; they felt it was
better to create this type of building. He does not feel this is setting a precedent that has not
already taken place in the immediate area.
The Examiner stated he does not feel he has any criteria to determine why any lot in the L-1
Zone would be constrained by the 35' height limitation, and that he may ask the Council to
establish some criteria.
The Examiner then called for further testimony in support of the application. Responding was:
Mary Ryan
645 Shattuck Ave. S.
Renton, WA 98055
Mrs. Ryan stated there is another high-rise building belonging to Boeing on the south side of 405
and west of 167. She also stated she did not see why the City could not change the covenants if
they desired to do so.
The Examiner stated the City Council would have to be asked to change them and a public
hearing on the issue would be required.
Ili i
SHOHEN LIMITED PARTHERSNIP
SA-078-83; V-079-83
March 12, 1984
Page 3
The Examiner called for further testimony in support. There was none.
The Examiner then called for testimony in opposition or questions. There was none.
Mr. Blaylock suggest the ordinance be amended to allow the Examiner more latitude in
determining the criteria necessary to grant height variations in this zone.
The Examiner stated that would be establishing policy and it must go through the City Council.
There being no further testimony, the Examiner closed the hearing at 9:50 a.m.
FEBRUARY 28, 1984
The Examiner re-opened the above-referenced public hearing to consider additional information
received from the City Council with respect to height limitations in the L-1 Zone. The
Examiner indicated everyone presently sworn in was still under oath in this hearing. He then
entered the following as exhibits:
The following exhibits were entered into the record:
Exhibit #8: Letter dated February 24, 1984 from Harold
Neslund to the Hearing Examiner.
Exhibit #9: Series of architectural drawings.
Exhibit #10: Letter from the Hearing Examiner to the
City Council referencing the height
limitations in the L-1 Zone.
Exhibit #11: Response to the Hearing Examiner from the
Council Committee on the issue of height
limitations in the L-1 Zone (said report
having been adopted by the City Council on
2/27/84).
Exhibit #12: Revised site plan dated February 21, 1984.
Exhibit #13: Revised elevation drawing, with staff
comments.
Roger Blaylock, Zoning Administrator, reported his department would like to offer one point of
view in relation to the underlying Comprehensive Plan; this is an area of small, pre-established
lots; the pattern of development was intended for industrial park atmosphere with setbacks,
landscaping, which complies with a change in design standards happening in the United States
within the past several years. The problem arises in that the height issue has never been
established.
Mr. Blaylock continued by stating the Comprehensive Plan was the method of establishing
implementation of height goals and that was to provide a pyramidal effect. Exhibit #13 shows
how that intent or setback would apply to the proposed revision to the site plan.
The Examiner indicated his concern is lack of criteria and most of the other zones surrounding
this are zoned L-1. He further noted there is no justification for a variance and asked Mr.
Blaylock to review the conditional use criteria.
Mr. Blaylock then reviewed the criteria, noting that the proposal suggests compatability to the
adjacent buildings and potential adjacent buildings; there is a need for the small office building
in this area; the effect on adjacent properties is minimal; it is an improvement to the area;
there would be no traffic problem, and no noise/glare problem.
The Examiner then called on the applicant or representative for testimony. Responding was:
Harold Neslund
450 Shattuck Avenue S.
Suite 205
Renton, WA 98055
SHOHEN LIMITED PARTHERSNIP
SA-078-83; V-079-83
March 12, 1984
Page 4
Mr. Neslund stated he reads the City Code referring to parking as applying to the specific
intended use for that building and that is how they have applied the rule in this application.
The Examiner suggested someone knowledgeable like Mr. Neslund could be beneficial in serving
on the Planning Commission and suggested Mr. Neslund consider and possibly pursue this
position.
It was noted there was no opposition to the proposal present at the hearing.
Mr. Blaylock stated with reference to the parking issue, that it becomes inconsistent in Section
4-2208(2), wherein it states that parking must be based on "gross floor area". He noted the
shopping center code section refers to "gross leased area". He indicated this may need to be
corrected in the City Code since it does create confusion.
The Examiner called for further testimony in support, opposition, or questions regarding this
proposal. There being none, the hearing was closed at 11:00 a.m. The Examiner stated his
report would be issued wihin 14 days.
FINDINGS, CONCLUSIONS & DECISION:
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Shohen Limited Partnership, filed a request for approval of a site plan,
together with a variance from the height limitations of the L-1 Zone.
2. The application file containing the application, the State Environmental Policy Act
SEPA) documentation, the Building & Zoning Department Report, and other pertinent
documents, was entered into the record as Exhibit #1.
3. Pursuant to the City of Renton's Environmental Ordinance and SEPA, a Declaration of
Non-Significance has been issued for the subject proposal by the Environmental Review
Committee (ERC), responsible official.
4. Plans for the proposal have been reviewed by all city departments affected by the impact
of this development.
5. The subject proposal met with no opposition from the public.
6. The subject site is located at 1420 Maple Avenue S.W., immediately southwest of the
I-405/Rainier Avenue interchange.
7. The subject site was annexed into the city in April of 1959 by Ordinance 1745, as amended
by Ordinances #1764 of May, 1949 and #1928 of December, 1961. The site was
reclassified in May of 1968 by Ordinance #2402 to L-1 (Light Industrial). Site plan review
of any changes to a submitted site plan were required by the reclassification.
8. The map element of the Comprehensive Plan designates the area in which the subject site
is located as suitable for the development of a manufacturing park.
9. After consideration of the L-1 provisions pertaining to height by the Hearing Examiner
and the City Council, the applicant's original plan was modified to reduce the amount of
variance for height required .
The City Council has recommended changes to the provisions of the L-1 Zone regarding
height. Those recommended changes would apply the conditional use standards and appear
to provide a reasonable standard to apply to the instant case, as well as those who
subsequently apply for such variances.
10. The subject site is level. The site contains a mix of vegetation including grasses,
brambles, and some larger trees.
11. An existing single-family residence would be removed. A similarly older single-family
home is located south of the site. On the lot immediately north of the subject site is a
new one-story warehouse/office building.
SHOHEN LIMITED PARTHERSNIP
SA-078-83; V-079-83
March 12, 1984
Page 5
12. The proposed site plan provides landscaping in various areas surrounding the building and
along the various parking areas. A small landscaped park will be located in the front of
the buildings.
13. The setbacks provided along the various property lines will offset the bulk and vary from
48 feet north and south, to approximately 63 feet east and west.
The building will be four stories in height. The proximity of I-405 to the building led the
ERC to impose conditions requiring non-glare glass for window treatment.
14. The building will contain approximately 12,000 sq. ft. of space which will be provided with
sufficient parking. 63 stalls will be provided generally along the periphery of the site.
15. The office building is expected to generate approximately 140 average vehicle trips per
day.
16. The L-1 Zone generally imposes a height limitation of 35 feet. The height limits of the
M-P Zone provides standards based upon setbacks and those standards have been applied
by the applicant for the subject site.
CONCLUSIONS:
1. The criteria for review of modification of the height limitation of the L-1 Zone is not
clearly delineated, but upon review by the City Council, a change in criteria seems
assured. In order to provide a consistent basis for review with subsequent applications,
the conditional use criteria recommended by the City Council would appear to be
appropriate for the review of the subject proposal.
2. The Comprehensive Plan would allow manufacturing park uses in the general area of the
subject site and the zoning limitations of the M-P Zone base height limits on the setbacks
provided starting with a required 60-foot setback. As applied by the applicants after
staff review, the four-story structure proposed, coupled with the 64 and 48-foot setbacks,
complies with those standards.
3. While the zoning standards of the L-1 Zone permit deviations from the 35-foot height
limits, the provisions lacked clear criteria for review; however, the request would appear
permissable in the L-1 Zone under proposed conditional use criteria.
4. The applicant proposes parking which was reviewed by the Building & Zoning Department
under standards at variance with the Parking and Loading Ordinance, but consistent with
that department's routine interpretation of the code. The applicant will provide parking
which appears sufficient to meet the requirements of an approximately 12,000 sq. ft.
building, that is 63 parking stalls, or one for every 200 sq. ft. of leasable area.
5. The roads in the area having been recently improved by various LID's would appear
capable of handling the anticipated approximately 140 trips per day.
6. While the building will be considerably taller than the new warehouse north of the subject
site, the large setbacks and landscaping should help to blend the building into its
surroundings.
7. The ERC conditions relating to glare should eliminate problems of reflectivity on
surrounding property, and especially I-405.
SITE PLAN
8. The site plan appears to serve the public use and interest. The applicants provide more
than sufficient landscaping along the edge of the site, as well as around the building. The
front yard treatment will be park-like and should provide an aesthetically pleasing
vantage point.
9. The site will have sufficient parking as indicated above, and access to Maple Avenue
appears to be adequate. Maple Avenue will be improved per the ERC's conditions.
II,
SHOHEN LIMITED PARTHERSNIP
SA-078-83; V-079-83
March 12, 1984
Page 6
10. The building will serve to upgrade the area, increase the tax base, and provide additional
employment opportunities in the north end of the Valley.
DECISION:
The site plan of Exhibit #12 is approved, together with the request to allow construction of the
building proposed in Exhibits 12 and 13.
ORDERED THIS 12th day of March, 1984.
01.4".(
Fred J. Kaufrn
Land Use Hearing Examiner il+
TRANSMIT TED THIS 12th day of March, 1984 to the parties of record:
Harold Nesland
450 Shattuck Ave. S.
Suite 205
Renton, WA 98055
Mary Ryan
645 Shattuck Ave. S.
Renton, WA 98055
TRANSMITTED THIS 12th day of March, 1984 to the following:
Mayor Barbara Y. Shinpoch
Councilman Richard M. Stredicke
Richard Houghton, Public Works Director
David Clemens, Policy Development Director
Members, Renton Planning Commission
Ronald Nelson, Building & Zoning Director
Roger Blaylock, Zoning Administrator
Lawrence J. Warren, City Attorney
Renton Record-Chronicle
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed
in writing on or before March 26, 1984. Any aggrieved person feeling that the decision of the
Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may
make a written request for review by the Examiner within fourteen (14) days from the date of
the Examiner's decision. This request shall set forth the specific errors relied upon by such
appellant, and the Examiner may, after review of the record, take further action as he deems
proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that such
appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other
specified requirements. Copies of this ordinance are available for inspection or purchase in the
Finance Department, first floor of City Hall.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one)
communications may occur concerning land use decisions. This means that parties to a land use
decision may not communicate in private with any decision-maker concerning the proposal.
Decision-makers in the land use process include both the Hearing Examiner and members of the
City Council.
All communications concerning the the proposal must be made in public. This permits all
interested parties to know the contents of the communication and would allow them to openly
rebut the evidence. Any violation of this doctrine would result in the invalidation of the
request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for
Reconsideration as well as Appeals to the City Council.
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SHOHEN LIMITED PARTNERSHIP
SA-078-83, V-079-83
APPL I CANT SHOHEN LIMITED PARTNERSHIP TOTAL AREA - .7 ACRES
PRINCIPAL ACCESS MAPLE AVENUE S.W.
EXISTING ZONING L-1, LIGHT INDUSTRIAL
EXISTING USE VACANT SINGLE FAMILY RESIDENCE
PROPOSED USE FIVE (5) STORY OFFICE BUILDING WITH 13,440 SQ. FT. OFFICE SPAC:
COMPREHENSIVE LAND USE PLAN M-P, MANUFACTURING PARK
COMMENTS
II II
OF RA,
t. ° THE CITY OF RENTON
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
BARBARA Y. SHINPOCH, MAYOR 0 LAND USE HEARING EXAMINER
O P FRED J. KAUFMAN, 235-2593
1
0 SEP1
O
January 19, 1984
Mr. Harold Nesland
450 Shattuck Avenue S.
Suite 205
Renton, WA 98055
RE: SHOHEN LIMITED PARTNERSHIP
SA-078-83; V-079-83
Dear Mr. Nesland:
I have determined that I cannot issue a decision in the above entitled matter without
further direction from the City Council. I have, therefore, forwarded to the Council a
letter asking for clarification of the height standards in the L-1 Zone.
Until I have received the necessary direction, the matter will be continued to February 7,
1984.
If this office can be of further assistance, please feel free to call.
Sincerely,
C-10 •‘6-1/4143—`---
Fred J. Ka)a fman
Land Use Hearing Examiner
FJK:se
cc: City Council
City Attorney
City Clerk
0404E
20 6/271-8550 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98051I.
RECEIVED
FEB 2 4 1994
MR. FRED J . KAUFMAN CITY OF RENT N
CITY OF RENTON NEARING EXAMINER
LAND USE HEARING EXAMINER
RENTON , WASHINGTON
FEBRUARY 24 , 1984 RE : SHOHEN LIMITED PARTNERSHIP
SA-078-83 ; V-079083
DEAR MR. KAUFMAN;
I AM SUBMITTING HEREWITH THE REVISED SITE PLAN , ELEVATIONAL
STUDIES, LANDSCAPE PLAN , AND FLOOR PLANS OF THE OFFICE BUILDING ,
PROPOSED BY THE SHOHEN LIMITED PARTNERSHIP , AS I HAD INDICATED
IN MY LETTER OF FEBRUARY TENTH.
I AM ALSO SUBMITTING SIX SETS TO THE PLANNING / BUILDING
DEPARTMENT IN ORDER TO GIVE THEM AN OPPORTUNITY TO REVIEW
THE REVISIONS PRIOR TO THE HEARING.
PLEASE FEEL FREE TO CALL CALL ME IF THERE IS ANY ADDITIONAL
INFORMATION THAT MAY BE NEEDED BY YOUR OFFICE OR THE CITY .
SING LY
H OLD J . .LAND
I;,
RCVCIVCl/
FEB 091984
CITY OF RENTON
RARING EXAMINER
206/271-8550 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 9805
RM FRED J . KAUFMAN
CITY OF RENTON
LAND USE HEARING EXAMINER
RENTON , WASHINGTON 98055
FEBRUARY 10 , 1984 RE: SHOHEN LIMITED PARTNERSHIP
SA-078-83 ; V-079-83
DEAR MR. KAUFMAN;
I BELIEVE THAT AFTER RESEARCHING THE COMPREHENSIVE PLAN
TOGETER WITH THE ZONING CODE OF RENTON, THERE IS ADDITIONAL
INFORMATION WHICH I WOULD LIKE THE OPPORTUNITY TO PRESENT
ON BEHALF OF THE SHOHEN LIMITED PARTNERSHIP WHICH JUSTIFIES
THE REQUESTED HEIGHT OF THE STRUCTURE.
I ALSO AT THIS TIME WILL SUBMIT A REVISED SITE PLAN TO
REFLECT A MODIFICATION IN THE SCOPE OF THE PROJECT.
IF THIS APPROACH MEETS WITH YOUR APPROVAL I WOULD
APPRECIATE A HEARING DATE AT YOUR EARLIEST OPPORTUNITY .
SINCERL ,
AROLDFWS AND
206/271-8550 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 9805
SHOHEN LIMITED PARTNERSHIP
OFFICE BUILDING
1420 MAPLE AVE. S. W.
RENTON , WA. 98055
OCCUPANT LOAD / PARKING REQUIREMENT
CALCULATION ON THE BASIS OF USABLE FLOOR AREA FOR OCCUPANCY
DESIGNATION.
EXCLUDING VERTICAL AND HORIZONTAL ACCESS, MECHANICAL
SPACES AND RESTROOMS. THE SAME FORMULA USED AS FIGURED
ON A SINGLE STORY BUILDING , IE; EXCLUDING SIDEWALKS,
COVERED WALKS, MALLS , ATRIUMS , MECHANICAL SPACES AND
RESTROOM AREAS. )
13 , 400 SQ . FT. OFFICE SPACE
500 " " STORAGE SPACE
7
14 , 000 " " TOTAL OCCUPANT LOAD AREA
REQUIRED PARKING = 14 , 000 / 200 70 SPACES
PARKING AS SUBMITTED 77 SPACES
LESS REQUESTED FOR ADDITIONAL PLANTING 4
REMAINING PARKING SPACES 73 SPACES
LANDSCAPING
GREEN RIVER AREA REQUIREMENTS = 2% OF SITE
30 , 408 SQ.FT. OF SITE a0 2% = 606. 16 SQ.FT .
LANDSCAPE AREA AS SUBMITTED 2452 SQ .FT .
75% OVER REQUIRED LANDSCAPING. )
THE SITE PLAN AS SUBMITTED HAS A LANDSCAPED MINI PARK
LEADING FROM THE STREET TO THE BUILDING ENTRY WHICH MEETS
THE INTENT OF THE RESTRICTIVE COVENANTS, IE; BREAKING THE
STREET VIEW WITH A GREEN BELT.
ACCEPTANCE OF THE SITE PLAN AS DESIGNED WILL PROVIDE
FOUR ADDITIONAL PARKING SPACES.
iht_
OF 1?4,
0 ® °
THE, CITY OF RENTON
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
ts
p BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER
Ao9 FRED J. KAUFMAN. 235-2593
grFp SEPEMTO
January 19, 1984i
Members of Renton City Council
Municipal Building
200 Mill Avenue S.
Renton, WA 98055
SUBJECT: Height Limitations of the L-1 (Light Industry) Zone.
I am prompted to write to you fur guidance regarding exceptions from the heightlimitationsoftheL-1 (Light Industry) Zone (Section 4-712). A matter is now pendingbeforethisofficewhich, unfortunately, needs prompt attention.
The section provides that buildings in the zone may be three stories, or thirty-five feet, in
height except when otherwise approved by the Hearing Examiner.
The section contains no standards for granting such exceptions and it becomes particularlydifficulttoenforcetheprovisionwithoutsubjectingeachandeverydecisiontochargesof
arbitrary and capricious reasoning.
The section provides no guidance which would allow a determination as to why one requestisjustifiedandanotherunjustified. Therefore, it is impossible to provide substantive
reasons why one request should be granted and another denied. Since there appears to be
a height limitation in the L-1 Zone, before an exception from that limitation is granted,
justification would appear warranted unless justification is to be based solely on theapplicant's desires. Unless standards are supplied, the height limits become meaningless.
Under the circumstances, the criteria I will use unless a different direction is indicated,
will be the criteria for a variance. The variance criteria are relatively strict and
principally involve certain hardships related to the specific parcel which deny a property
owner reasonable use of the property. If reasonable use exists, a variance should
generally be denied.
Members of Renton City Council
January 19, 1984
Page 2
Since, as I have indicated, a matter is now pending which requires a decision, I would hope
that you can provide the guidance necessary. As I have indicated, I believe that the
standards for a variance may be appropriate and unless I hear otherwise, will apply those
standards to the pending matter.
If this office can be of any assistance in this matter, please feel free to call.
Sincerely,
Fred J. Ka man
Land Use Hearing Examiner
FJK:se
cc: Mayor
City Attorney
Policy Development Department
Building & Zoning Department
0403E
CITY OF RENTON
LAND USE HEARING EXAMINER
PUBLIC HEARING
RECEIVED
JANUARY 17, 1984 CITY OF RENTON
HEAFnNG EXAMINER
JAN 1 198 C
AGENDA AM
PM
7l819,10,11112i i,2 3,4 5 6COMMENCINGAT9:00 A.M.:
COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING
The applications listed are in order of application number only and not necessarily the
order in which they will be heard. Items will be called for hearing at the discretion of the
Hearing Examiner.
SHOEN LIMITED PARTNERSHIP
Application for site plan approval to allow construction of a five (5) story
office building having 13,440 square feet of usable office space and
variance from Section 4-712A(b) to allow building height to exceed
thirty-five (35) feet, files SA-078-83, V-079-83; property located at 1420
Maple Avenue S.W.
TEXACO, INC.
Application for conditional use permit to allow a service station to be
constructed in a B-1 zoned district with a car wash and convenience store,
file CU-087-83; property located at 1408 Bronson Way North.
C.:ULVER SHORT PLAT
Application to short plat 1.84 acres into two (2) lots. One lot will be
non-buildable and used for a greenbelt. Application is also b :ing made for
variances from minimum lot size; width/length ratio; installation of
improvements; allow access by easement; and survey requirements for
short plats, file Short Plat-082-83 and V-083-83; property located behind
18833 102nd Avenue S.E. and behind 5280 Talbot Road South.
0553Z
BUILDING AND ZONING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING
JANUARY 17, 1984 CM, OF vcb
F
HEARING EX,ENTiNsiiON
APPLICANT: SHOHEN LIMITED PARTNERSHIP AM AN 1 198.1(/
44_
FILE NUMBER: SA-078-83, V-079-83 7181911Oi1111211121314'SPM6
A. SUMMARY & PURPOSE OF REQUEST:
The applicant seeks site plan approval to allow construction of a six (6) story office
building having 13,440 square feet of useable office space and a variance from
Section 4-712(b) to allow the building height to exceed thirty-five (35) feet.
B. GENERAL INFORMATION:
1. Owner of Record: Shohen Limited Partnership
2. Applicant: Shohen Limited Partnership
3. Location:
Vicinity Map Attached) 1420 Maple Avenue S.W.
4. Legal Description: A detailed legal description is
available on file in the Renton
Building & Zoning Department.
5. Size of Property: 7 acres
6. Access: Maple Avenue S.W.
7. Existing Zoning: L-1, Light Industry
8. Existing Zoning in the Area: R-1, Residential - Single Family;
R-3, Residential - Multiple Family;
L-1, Light Industrial; and H-1,
Heavy Industrial.
9. Comprehensive Land Use Plan:M-P, Manufacturing Park
10. Notification: The applicant was notified in
writing of the hearing date. Notice
was properly published in the Daily
Record Chronicle on January 6,
1984, and posted in three places on
or near the site as required by City
Ordinance on January 6, 1984.
C. HISTORY/BACKGROUND:
The subject site was annexed into the City of Renton by Ordinance #1745 of April
14, 1959, which was later corrected by Ordinance #1764 of May 19, 1959 and
Ordinance #1928 of December 12, 1961. The property, upon annexation, was zoned
G-6000. The zoning designation was later changed to L-1, Light Industrial by
Ordinance #2402 of May 15, 1968.
D. PHYSICAL BACKGROUND:
1. Topography: The subject site is essentially level.
2. Soils: Urban Land (Ur). This soil has been modified by disturbance of the
natural layers with additions of fill material several feet thick to
accommodate large industrial and housing installations. The erosion hazard is
slight to moderate. No capability or woodland classification.
r
PRELIMINARY REPOR1 10 THE HEARING EXAMINER
SHOHEN LIMI1 ED PARTNERSHIP: SA-078-83, V-079-83
JANUARY 17, 1984
PAGE 2
3. Vegetation: The subject site is covered with grasses, brambles, bushes and a
few poplar trees and evergreens.
4. Wildlife: The existing vegetation provides some habitat for birds and small
mammals.
5. Water: No water was observed on the site.
6. Land Use: The subject site currently consists of a vacant residence. In
addition, the property is currently being used for boarding horses.
E. NEIGHBORHOOD CHARACTERISTICS:
The area surrounding the subject site consists of an office/warehouse use and
freeway to the north; an office use and freeway to the east; a single family
residence and undeveloped property to the south; and a soil manufacturer to the
west.
F. PUBLIC SERVICES:
1. Utilities:
a. Water - A twelve-inch water line extends north/south along Maple
Avenue S.W. adjacent to the subject site.
b. Sewer - An eight-inch sanitary sewer line extends east/west along S.W.
16th Street approximately 150 feet south of the subject property.
c. Storm Water Drainage - The project is in the Eastside Watershed.
2. Fire Protection: Provided by the City of Renton as per ordinance
requirements.
3.Transit: METRO Transit Route 0199 operates along Lind Avenue S.W.
approximately 400 feet west of the subject property.
4. Schools: Not applicable.
5. Recreation: There are basically no recreational opportunity available to
future employees near the subject site. There are a few parks available if
employees are willing to travel 1-1/2 miles or more to utilize park facilities.
G. APPLICABLE SECTIONS OF THE ZONING CODE:
1. Section 4-712; L-1, Light Industrial.
2. Section 4-72.2(G); Variance.
3. Section 4-744(F)(2); Landscape Requirements - Green River Valley.
H. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER
OFFICIAL CITY DOCUMENT:
1. Valley Comprehensive Plan, City of Renton Comprehensive Plan
Compendium, p. 31-35.
2. Policies Element, City of Renton Comprehensive Plan Compendium,
Industrial Goals and Objectives (p. 18-19) and Commercial Goals and
Objectives A and B (p. 16-17).
IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT:
1. Natural Systems: Construction on the site will remove the vegetation,
disturb the soils, and increase storm water runoff. Proper development
controls and procedures can mitigate the identified impacts of site
development.
2. Population/Employment: More information is necessary to determine the
impact the proposed office development will have on population and
employment in the Renton area.
PRELIMINARY REPORT 10 THE HEARING EXAMINER
SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079-83
JANUARY 17, 1984
PAGE 3
3. Schools: Not applicable.
4. Social: Not applicable.
5. Traffic: Development of the proposed office project is expected to generate
approximately 166 average daily trips, based on 12.3 ADT per 1,000 square
feet for a general office building.
J. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION:
Pursuant to the City of Renton's Environmental Ordinance and the State
Environmental Policy Act of 1971, as amended, RCW 43-2IC, a final declaration of
non-significance was issued by the Environmental Review Committee on December
7, 1983. The Committee required compliance with three items which are listed in
the staff analysis section of the proposed.
K. AGENCIES/DEPARTMENTS CONTACTED:
1. City of Renton Building & Zoning Department.
2. City of Renton Design Engineering Division.
3. City of Renton Traffic Engineering Division.
4. City of Renton Utilities Engineering Division.
5. City of Renton Fire Prevention Bureau.
6. City of Renton Policy Development Department.
7. City of Renton Parks & Recreation Department.
L. DEPARTMENT ANALYSIS;
1. The applicant, Shohen Limited Partnership, is requesting site plan approval
for construction of a six-story office building including one story of parking
and one story of mechanical space. The four stories of office use will contain
13,440 sq. ft. of office space. The entire six-story building will enclose
27,360 sq. ft. of space. In addition, the applicant has requested a variance
from the L-1 zone under Section 4-712(A)(b) to allow a building 66-1/2 feet
in height. The variance application has been used to provide the Hearing
Examiner with the public hearing for review of the height issue.
A breakdown of floor space is shown in the following table:
Lobby/Restroom
Floor and Stairs Office Space Parking Mechanical Storage
1 1,366 0 2,400 336 458
2 1,200 3,360 0 0 0
3 1,200 3,360 0 0 0
4 1,200 3,360 0 0 0
5 1,200 3,360 0 0 0
6 0 0 0 4,560 0
TOTALS: 6,166 13,440 2,400 4,896 458
TOTAL BUILDING SQUARE FOOTAGE: 27,360 sq. ft.
2. In 1967, Walter L. Cook, File R-426-67, requested a rezone from G-6000 to
L-1. The Rezone Ordinance 02402 required filing of restrictive covenants
which specifically delineated development plans, setbacks, landscaping, and
screening. These covenants are the reason why a site plan approval
application was submitted. It required any major revisions to be resubmitted
to the Renton Planning Commission for its approval. With the adoption of
the Land Use Hearing Examiner system, all resubmissions for land use issues
are referred to the Land Use Hearing Examiner. These covenants are
attached for the Examiner's review.
41t,
PRELIMINARY REPORT TO 1 HE HEARING EXAMINER
SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079--83
JANUARY 17, 1984
PAGE 4
1 he specific proposal has failed to comply with the restrictive covenants
governing landscaping adjacent to public rights-of-way. That section
required that the first 10 feet of the property adjacent to all public
rights-of-way be appropriately landscaped and maintained. Compliance with
this condition would eliminate four of the parking stalls (see parking analysis
below).
3. The proposal as submitted does no : specifically comply with the
Comprehensive Plan designation of Manufacturing Park for the subject site;
however, it does comply with the L-1, Light Industrial zone, permitted uses.
The general area is undergoing a major transition from undeveloped and
single-family residential uses to light industrial and commercial uses.
Specifically, the area has become a concentration for small scale office
buildings generally less than 15,000 sq. ft. in size.
4. The Environmental Review Committee has issued the declaration of
non-significance subject to the following three conditions:
a. The glass walls proposed on this building shall be of non-reflective
surface.
b. Off-site street improvements shall be required along Maple Avenue
S.W., extending to S.W. 16th Street. Said improvements shall include
two driving lanes, curb, gutter, sidewalk, and other appurtenances.
c. The subject property is located within the benefit area of the Lind
Avenue Bridge Project. Participation shall be required in an amount to
be determined by the Public Works Department.
The applicant has not filed an appeal of these conditions.
5. The site plan as presented provides a total of 77 parking spaces. With an
elimination of the four parking spaces for required landscaping along Maple
Avenue S.W., a total of 73 parking spaces are available. The Building
Division, in reviewing the required parking space for structures, has in the
past, differentiated between public areas, office use areas, and mechanical
equipment areas. In this specific case, a total of 13,440 sq. ft. of building is
used specifically for office, while 6,166 sq. ft. is used for lobby, restrooms,
and stairways. The mechanical area occupies the entire sixth floor of the
structure, and is actually housed in a metal roofed area. The only extra
storage area is shown on the parking level where approximately 450 sq. ft. is
provided for tenant storage. A total of 69 parking spaces are required based
upon the office use area and the storage area.
The Policy Development Department believes that the lobby area should be
included in the square footage requirement for office buildings. This would
increase the total required parking from 69 parking spaces to 93. The
Building and Zoning Department has not utilized a strict interpretation of
this policy because it allows more flexibility in providing covered public areas
within an office building.
A good example would be to redesign this building with one straight hallway,
provide the center core area with the restrooms and stairs off to one side to
minimize the open public areas which parking would have to be provided for.
The site plan could be revised to eliminate parking under the building and
modify the central core and reduce the height of the building one story, but
would in effect result in a major modification to the buildings architectural
integrity.
1116*
PRELIMINARY REPORT TO THE HEARING EXAMINER
SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079-83
JANUARY 17, 1984
PAGE 5
6.The building is located adjacent to the interchange of I-405 and SR-167.
Immediately to the north of the structure is a one-story light industrial
activity. 1 he property to the south is presently occupied by a residential
structure which is vacant and probably will be redeveloped shortly after
development of this site. The building will have full exposure to the noises
from the freeway and the surrounding light industrial area. However, there is
a trend for most of the light industrial uses to be replaced in this area with
office or specific service uses for the adjacent industrial areas.
The building is the apparent maximum utilization of the site based upon the
required parking. The building could be reduced in scale to blend more
readily with present adjacent users. It would appear that based on the nearby
hotel and office buildings located to the northeast of the interchange, that
the building proposal is not out of scale with the general development in the
area.
7. Departmental comments primarily stressed the need of providing both
adequate on-site domestic water for fighting fires and also adequate storm
water retention and detention systems. Both of these requirements are
specifically delineated in numerous city codes and are actual design stages of
the building permit. Specific plans, profiles, and approvals will be required
prior to the issuance of any building permit. (Department comments are
attached for the Examiner's and general public's review.)
VARIANCE (SPECIAL BUILDING HEIGHT APPROVAL)
8. The Light Industrial zone provides for a maximum height of 35 feet unless
specifically reviewed by the Land Use Hearing Examiner. The applicant has
provided a very strong design justification of why the height limit should be
increased. Specifically, the subject property is handicapped as a result of the
grade of 1-405 through the general area. The architect has attempted to
create a vertical type structure to de-emphasize the impact of the freeway
upon the general area.
The real issue on height is the result of design. The builder has attempted to
minimize lot coverage and create the largest setbacks from adjacent
properties as possible, at the same time maximizing the square feet within
the building. The building could be reduced one floor in height by covering
parking spaces 76 and 77 and 62 and 63. But the effect would be to move the
building approximately 20 feet closer to the freeway. Therefore, the issue
becomes one of architectural aesthetics which is almost impossible to be
objectively evaluated.
The request to allow the building to be 66-1/2 feet high is not unreasonable in
relationship to the general area. The H-1 zones and the M-P zones, which
are nearby to the south, and the B-1 zone along Grady Way, would allow
heights approximately 1-1/2 times greater than being proposed here. It is
actually unclear whether the building will provide the desired intent and
break the horizontal thrust and movement of traffic by introducing a vertical
structure. Therefore, we should be careful in setting precedents for the area
and approval of this request should not be considered general approval of all
tall buildings within this area.
M. DEPARTMENTAL RECOMMENDATION:
Based upon the above analysis, it is recommended that the site approval request,
SA-078-83, be approved subject to the elimination of four parking spaces along the
western property line to provide landscaping required by restrictive covenants. It
is further recommended that the variance request for height (V-079-83) be
approved as presented to allow a maximum building of 66-1/2 feet.
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SIGNATURE OF DIR' CTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
REVIEWING DEPARTMENT/DIVISION :14/4/77 £N9l, i ,.e/N6 .
n APPROVED l ( APPROVED WITH CONDITIONS Ii?r71/0T APPROVED
t APPROVAL SUBJECT T01
LATE COMERS AGREEMENT • WATER
lATE COMERS AGREEMENT SEWER NO
SYSTEM DEVELOPMENT CHARGE - WATER yRs 30,407 sQFr; :r Oa.04 _ #4.2/&, 3?
SYSTEM DEVELOPMENT CHARGE • SEWER 5 30,40 ' 4 )f ;'' . 04: 1'6,2/G - 3z
SPECIAL ASSESSMENT AGE CHARGE • WATER NO
SPEC'..EL ASSESSMENT AREA tP E • SEWER NO
APPRur'..D WATER PLAN ES AW.., ¢ /4,&gki
APPROVi.3 SEWER PLAN y,ES'
APPROVED FIRE HYDRANT LOCATICNS
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BY FIRE DEPT. Y 5
FIRE FLOW ANALYSIS
9
DATE: AZ - Z- — 13
SIGNATU' OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REVIEWING DEPARTMENT/DIVISION : Ii;c21 Et< e-!:-
n APPROVED APPROVED WITH CONDITIONS n NOT APPROVED
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SIGNATURE 0 DIRECTOR OR THORIZED REPRESENTATIVE I
REVISION 5/1982
u
El UTILITIES ENG IVISION
El FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
El BUILDING & ZONING DEPARTMENT
14 POLICE DEPARTMENT
POLICY DEVELOPMENT DEPARTMENT
n 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION : f .
1 'APPROVED n APPROVED WITH CONDITIONS EI NOT APPROVED
dig DATE: ,. ^ 8.3
SIGNAT '' OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
ir
REVISION 5/1982
Form 182
iIY YVR11n , , rLCMJC rrvvwc LuI'II'ICIYIJ IV 1n DV1Li.'iIYu Of Lull/ply JJLrMrslrIL!Y1
BY 5:00 P.M. ON DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :
EEl APPROVED n APPROVED WITH CONDITIONS NOT APPROVED
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SIGNATURE OF DIRE TOR ,OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
FINAL DECLARATION OF NON-SIGNIFICANCE
Application No(s): SA-078-83; V-079-83
Environmental Checklist No.:ECF-069-83
Description of Proposal:Application for site plan approval
to allow construction of a five
story office building having
13,440 square feet of usable
office space and a variance from
Section 4-712(A)(b) to allow
building height to exceed
thirty-five (35) feet.
Proponent: SHOEN LIMI1 ED PARTNERSHIP
Location of Proposal: Located at 1420 Maple Avenue
S.W.
Lead Agency:City of Renton Building and
Zoning Department
This proposal was reviewed by the ERC on December 7, 1983, following a presentation by
Jerry Lind of the Building and Zoning Department. Oral comments were accepted from:
Ronald Nelson, David Clemens, James Hanson, Robert Bergstrom, Gary Norris, James
Matthew, Richard Houghton, Roger Blaylock, and Jerry Lind.
Incorporated by reference in the record of the proceedings of the ERC on application
ECF-069-83 are the following:
I. Environmental Checklist Review, prepared by: Harold J. Nesland, DATED
November 15, 1983.
2. Applications: Site Plan Approval (SA-078-83); Variance (V-079-83).
3. Recommendations for a declaration of non-significance: Building and Zoning
Department, Utilities Engineering Division, Traffic Engineering Division, Design
Engineering Division, F ire Prevention Bureau, Police Department, and Parks and
Recreation Department.
Recommendation for more information: Policy Development Department.
Acting as the Responsible Official, the ERC has determined this development does not
have a significant adverse impact on the environment. An EIS is not required under RCW
43.21C.030(2)(c). This decision was made after review by the lead agency of a complete
environmental checklist and other information on file with the lead agency.
Reasons for declaration of environmental non-significance:
The proposed office building development will not adversely impact the environment or
adjacent properties, and the following requirements shall be complied with:
1.The glass walls proposed on this building shall be of a non-reflective surface.
2. Off-site street improvements shall be required along Maple Avenue S.W. extending
to S.W. 16th Street. Said improvements shall include two driving lanes, curb,
gutter, sidewalk and other appurtenances.
3. The subject property is located within the benefit area for the Lind Avenue Bridge
project. Participation shall be required in an amount that is to be determined by
the Public Works Department.
SIGNATURES:
1
on (d G. Nelson David R. Clemens
Building and Zoning Director Policy Development Director
Za1' cc 4 C6 %u
ichard C. Houghton
Public Works Director
PUBLISHED: December 26, 1983
APPEAL DATE: January 9, 1984
ENVIRONMENTAL CHECKLIST REVIEW SHEET
ECF -
069 83
APPLICATION No(s) :
SITE PLAN APPI )VAL (SA-078-83) , VARIANCE(V-079-83)
PROPONENT: SHOEJV LIMITED PARzNERsHiP
PROJECT TITLE: N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPI:OVAL TO ALLOW
DNSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICESPACEANDVARIANCEFROMSF7CTION4-712A(b) TO ALJf)W BUILDING HEIGHT TO EXCEED 35 FEET.
LOCATION: LOCATED AT 1420 MAPLE AVFNTUE S.W.
SITE AREA: 30,403 SQ. FT. BUILDING AREA (Gross ) : 1 3 Ann Sp Pr (USABLE
SPACE) + I"IED 1ANICAL
DEVELOPMENT COVERAGE (%) :
PARKING/LOBBY LEVELS
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1) Topographic Changes : X
2) Direct/Indirect Air Quality: X
3 ) Water & Water Courses : X
4 ) Plant Life : X
5) Animal Life: X
6) Noise: X
7) Light & Glare : X
8 ) Land Use; North:OFFICE/WAREHOUSE, & FREEWAY
East : OFFICE 6 FREEWAY
South: UNDEVELOPED
West : soIL MANUFACTURER
Land Use Conflicts : MINOR
View Obstruction: NONE ANTICIPATED
9 ) Natural Resources : X
10) Risk of Upset : X
11) Population/Employment :X
12) Number of Dwellings : X
13 ) Trip Ends ( ITE) : 277 ADI'
Traffic Impacts : EXISTING FACILITIES ADEQUATE
14 ) Public Services : X
15) Energy: X
16) Utilities : X
17) Human Health: X
18 ) Aesthetics : X
19 ) Recreation: X
20) Archeology/History: X
Signatures :
i
lam ,
idi(
4(
44, '4" %
on dal G. Nelson - -- avid R. Clemens
Building & Zoning Director Policy Development Director
I
J,
If Trite .mil e PUBLISHED: DECEMBER 26, 1983
Richard C. Houghttn APPEAL DATE: JANUARY 9, 1983
Public Works Director
6-83
1IflROLD J !
litDL =
206/ 271-8550 - 1 G` I T[ 1, I 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 9805'
CITY OF RENTON
2BUILDING & ZONING DEPT. JAN 91984
CITY OF RENTON
RENTON , WASHINGTON BUILDING/ZONING DEPT.
JANUARY 9 , 1984 RE ; SITE PLAN APPROVAL
SHOHEN LIMITED PARTNERSHIP
1420 - MAPLE AVENUE S . W .
DEAR SIRS ;
I HAVE REVIEWED THE REQUIRED ITEMS LISTED IN THE LAST
PARAGRAPH OF YOUR REPORT PUBLISHED DECEMBER 26 , 1983 , AND REPLY
AS FOLLOWS :
ITEM #1 . NON-REFLECTIVE GLASS WALL;
I AM IN AGREEMENT WITH THIS ITEM AND WILL SUBMIT SAMPLES
OF MANUFACTURERS LITERATURE AND SPECIFICATIONS FOR APPROVAL BY
THE CITY .
ITEM #2 . OFF-SITE STREET IMPROVEMENTS ;
THE SHOHEN PARTNERSHIP AGREES WITH THE OFF-SITE STREET
IMPROVEMENTS WITH A PARTICIPATION AGREEMENT FOR PRO-RATING LATE-
COMER USER REIMBURSEMENTS .
IT IS MY UNDERSTANDING THAT THE CURB AND SIDEWALK IMPROVEMENTS
WILL BE LIMITED TO THE EAST SIDE OF MAPLE AVENUE FROM 16TH STREET
TO THE NORTHERLY CORNER OF THE SHOHEN PROPERTY ABUTTING THE
STREET IMPROVEMENT AT THE DAHLBY PROPERTY .
IT IS MY UNDERSTANDING THAT THE DAHLBY PROPERTY IMEDIATELY
TO THE NORTH HAS A PARTICIPATION AGREEMENT WITH THE CITY TO SHARE
IN THE PRO-RATED COST OF OFF-SITE STREET IMPROVEMENTS THAT BENIFIT
THEIR PROPERTY .
THE CITY OF RENTON UTILITY ENGINEERING DEPARTMENT INDICATED
THAT THE STORM SEWER INSTALLATION RUNNING WESTERLY ON 16TH STREET
DOES NOT HAVE SUFFICIENT DEPTH TO DRAIN THE LOW POINT OF THE
PROPOSED STREET IMPROVEMENTS TO MAPLE AVENUE . I HAVE MADE CONTACT
WITH THE STATE HIGHWAY DEPARTMENT FOR PERMISSION TO CONNECT THE
OUTFLOW TO THE EXISTING HIGHWAY 405 DRAINAGE SYSTEM . THE PRELIMINARY
CONVERSATIONS HAVE BEEN FAVORABLE .
ITEM #3 . LIND AVENUE BRIDGE PROJECT ;
THE PARTNERSHIP IS IN AGREEMENT SUBJECT TO REVIEW OF THE
ESTIMATED AMOUNT AND TERMS OF THE ASSESSMENTS .
YOUR TRULY
OF I
0 BUILDING & ZONING DEPARTMENT
RONALD G. NELSON — DIRECTOR
siLLZM:..
o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
co-
09
TED SEPjEOO
P
BARBARA Y. SHINPOCH
MAYOR
January 6, 1984
Harold J. Nesland
450 Shattuck Avenue South
Renton, WA 98055
Re: Site approval application, file SA-078-83 and V-079-83; located at 1420 Maple
Avenue S.W.
Dear Mr. Nesland:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 21, 1983. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 17, 1984. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
Sincerely,
0-1=e-e..- -
Roger J. Blaylock
Zoning Administrator
RJB:cl
0557Z
I
OF R4,
o: ° BUILDING & ZONING DEPARTMENT
RONALD G. NELSON — DIRECTOR
p MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
co
09gTo SEP1c40-
BARBARA Y. SHINPOCH
MAYOR
January 6, 1984
Shohen Limited Partnership
1415 Seneca Southwest
Renton. WA 98055
Re: Site approval application, file SA-078-83 and V-079-83; located at 1420 Maple
Avenue S.W.
Dear Sirs:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 21, 1983. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 17, 1984. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
Sincerely,
Roger J. Blaylock
Zoning Administrator
RJB:cl
0557Z
OF R4.
4.
c'")' 6 0 °z IINI ciTicE
09„ SEP140'
P
City of Renton Land Use Hearing Examiner
will hold a
j
PUBLIC
1
0
2%IHEARING , : ,
in A
CITY COUNCIL CHAMBERS , CITY HALL
ON JANUARY 17, 1984 BEGINNING_ AT 9!DQ A.M. P.M , N'
CONCERNING: FILES SA-078-83, V-079-83
s,R
t r t Yd,
REZONE From To
SPECIAL / CONDITIONAL USE PERMIT
To
x SITE APPROVAL
I SHORT PLAT/SUBDIVISION of Lot s
PLANNED UNIT DEVELOPMENT
x VARIANCE FROM SECTION 712A(B)
I
GENERAL LOCATION AND/OR ADDRESS:
LOCATED AT 1420 MAPLE AVENUE S.W.
O
j..r;. !7 3p 44 k 1101:111:S
1
LEGAL DESCRIPTION ON FILE IN THE RENTON BUILDING & ZONING DEPARTMENT. x
ENVIRO NMENTAL DECLARATION
SIGNIFICANT NON—SIGNIFICANT
FOR FURTHER INFORMATION CALL THE CITY OF RENTON
BUILDING & ZONING DEPARTMENT 235-2550
Y
THIS NOTICE NOT TO BE REMOVED WITHOLJ T
g
0533Z
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING
EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE
SECOND FLOOR OF CITY HALL, RENTON, WASHINGTON ON JANUARY 17, 1984, AT
9:00 A.M. TO CONSIDER THE FOLLOWING PETITIONS:
SHOEN LIMITED PARTNERSHIP
Application for site plan approval to allow construction of a five (5) story
office building having 13,440 square feet of usable office space and
variance from Section 4-712A(b) to allow building height to exceed
thirty-five (35) feet, files SA-078-83, V-079-83; property located at 1420
Maple Avenue S.W.
TEXACO, INC.
Application for conditional use permit to allow a service station to be
constructed in a B-1 zoned district with a car wash and convenience store,
file CU-087-83; property located at 1408 Bronson Way North.
Legal descriptions of the files noted above are on file in the Renton Building and Zoning
Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON JANUARY 17, 1984, AT 9:00 A.M. TO EXPRESS THEIR
OPINIONS.
PUBLISHED : JANUARY 6, 1984.Ronald G. Nelson
Building and Zoning Director
CERTIFICATION
I, JERRY LIND, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENTS
WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY
DESCRIBED ABOVE AS PRESCRIBED BY LAW.
AT1 EST: Subscribed and sworn to before me, a
Notary Public, in an+ii for the State of Washington
residing in the ?'{( on the 6th
day of January, 1984.
SIGNED'. j2 1 41001.—
R SON BUILDING & ZONING I ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
CITY OF RENTON
ECF - 069 — 83 NOV 3 0 1983
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE nda--rkl ztS$)%cor
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTI N
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO :
n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
El ENGINEERING DIVISION
E] TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG , DIVISION
111 FIRE PREVENTION BUREAU
n PARKS & RECREATION DEPARTMENT
111 BUILDING & ZONING DEPARTMENT
n POLICE DEPARTMENT
14 POLICY DEVELOPMENT DEPARTMENT
OTHERS
COMMENTSCOMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5: 00 P .M. ON DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION : aLILy i Y -UP/ MeN T
APPROVED APPROVED WITH CONDITIONS I INOT APPROVED
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9r/4...e.....)-v, /44:44i/644.0.2A DATE: /i7/d 3
SIG A URE OF DIRECTOR OR 'AORIZED REPRESENTATIVE
REVISION 5/1982
Form 1.2
I
R ION BUILDING & ZONING ( ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTI V
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO:
PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
OENGINEERING DIVISION
n TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE :
n UTILITIES ENG . DIVISION
FIRE PREVENTION BUREAU
OPARKS & RECREATION DEPARTMENT
EIBUILDING & ZONING DEPARTMENT
OPOLICE DEPARTMENT
POLICY DEVELOPMENT DEPARTMENT
I ( 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :
n APPROVED APPROVED WITH CONDITIONS NOT APPROVED
oxi */ 6 e7 ,0 f
D GDz/2-7/ I /Q--7a-v
DATE : /Z '
SI TURE OF DIRECTOR 0 AUTHORIZED REPRESENTATIVE
REVISION 5/1982
R rON BUILDING & ZONING [ ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTItV
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO :
n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
ENGINEERING DIVISION
L ! TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE :
LI UTILITIES ENG , DIVISION
XI FIRE PREVENTION BUREAU
I (
PARKS & RECREATION DEPARTMENT
l 1BUILDING & ZONING DEPARTMENT
POLICE DEPARTMENT
POLICY DEVELOPMENT DEPARTMENT
FlOTHERS :
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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION : /%i/E'E
APPROVED APPROVED WITH CONDITIONS ONOT APPROVED
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DATE:
SIGNA DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
R rON BUILDING & ZONING C ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTI(
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO :
0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
21ENGINEERING DIVISION
FlTRAFFIC ENG , DIVISION SCHEDULED HEARING DATE :
OUTILITIES ENG , DIVISION
n FIRE PREVENTION BUREAU
OPARKS & RECREATION DEPARTMENT
n BUILDING & ZONING DEPARTMENT
n POLICE DEPARTMENT
OPOLICY DEVELOPMENT DEPARTMENT
ri 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :
n APPROVED n APPROVED WITH CONDITIONS El NOT APPROVED
o---- 9"'t,,72-P /4 -e-
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DATE: 1
SIGNATURE OF DIR CTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
R SON BUILDING & ZONING I ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTI( I
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO :
0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
ENGINEERING DIVISION
TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE :
EJUTILITIES ENG , DIVISION
I ] FIRE PREVENTION BUREAU
t IPARKS & RECREATION DEPARTMENT
0 BUILDING & ZONING DEPARTMENT
0 POLICE DEPARTMENT
0 POLICY DEVELOPMENT DEPARTMENT
ri 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :A/T/b/TS/ , V6/AIE,E,4e .
11APPROVED APPROVED WITH CONDITIONS Eii APPROVED
J ANlROYAI SUBiECT T01
LATE COMERS AGREEMENT - WATER
LATE COMERS AGREEMENT - SEWER Jj
SYSTEM DEYE'OPMEN1 CHARGE - WATER YRSS 30,,40Q,SQL. ;( Oa.04 : /, a/G. 32
SYSTEM DEVELOPMENT CHARGE • SEWER 5' 30,40f SQ. x 00. 04= 1/,2/4 - 3x
SPECIAL ASSESSMENT AREA CI+aRGE - WATER Ado ti 032_ L
r
SPECIAL ASSESSMENT AREA tF.°iE - SEWER Alp
APPRDYED WRIER PLAN y,,s ic,__, or /Ld'CQ in
APPROVED SEWER PLAN E5
APPROVED FIRE HYDRANT LOCATIONS
II
BY FIRE DEPT. p5
FIRE FLOW A!IALYSIS yos
DATE : /oZ -- 2- — 13
SIGNATU OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
R SON BUILDING & ZONING L ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTIOON
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO:
0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
0 ENGINEERING DIVISION
EtTRAFFIC ENG, DIVISION SCHEDULED HEARING DATE :
El UTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
0 PARKS & RECREATION DEPARTMENT
0 BUILDING & ZONING DEPARTMENT
0 POLICE DEPARTMENT
El 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION : 7 /VA E 1
OAPPROVED APPROVED WITH CONDITIONS El NOT APPROVED
E c/a T4,10 SHO(-Le/ 5h 7/4 S
r ,
e 5 o cam.-¢ Es/,-
DATE: l/ 7THOSIGNATURE0DIRECTORORRIZEDREPRESENTATIVEl '
REVISION 5/1982
R ON BUILDING & ZONING [ ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTI(
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO:
PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
Ei ENGINEERING DIVISION
I ( TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG , DIVISION
FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
Ei BUILDING & ZONING DEPARTMENT
14 POLICE DEPARTMENT
El POLICY DEVELOPMENT DEPARTMENT
n 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :
APPROVED n APPROVED WITH CONDITIONS El NOT APPROVED
DATE: `a -^ v
SIGNAT T OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
R 'ON BUILDING & ZONING E ARTMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 069 - 83
APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-8,3)
PROPONENT : SHOHEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTII V
OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE
FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
TO :
n PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83
H ENGINEERING DIVISION
n TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE :
n UTILITIES ENG . DIVISION
n FIRE PREVENTION BUREAU
PARKS & RECREATION DEPARTMENT
BUILDING & ZONING DEPARTMENT
El POLICE DEPARTMENT
Ei POLICY DEVELOPMENT DEPARTMENT
ri 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 DECEMBER 6, 1983
REVIEWING DEPARTMENT/DIVISION :
APPROVED n APPROVED WITH CONDITIONS 0 NOT APPROVED
U® /e imPneT 0 pn/? '-Sc2C- G /#C/6 / i7CS).
0 /r /
z- /
Ce" GvDieIr 2S figgto User PAL/eh-s -f /? C
c ,9 C / G/ 77 8-3 A.1,0 G /9-c H /v cr e-c.) d , -d=l6 6-
1:i
f-g c /c / rY" ' in C/e 3 ecS ;,/dE rJ a ,¢2 ! '/ s yG6 -
1 )--ee t t1 /-- ---ie ( --c j- DATE : i7--e, 6- , S j
SIGNATURE OF DIRE TOR - R AUTHORIZED REPRESENTATIVE
REVISION 5/1982
TICE
ENvi ii: oNmENTAL
EcLARATION
APPLICATION NO. FILE SA-078-83, V-079-83, ECF-069-83
PROPOSED ACTION APPLICATION FOR SITE P APP i VAL TO A CONSTRU.CTIc*
OF 5 STORY OFFICL BUILDING 10 EXCEED FEET IN HEIGHT,
GENERAL LOCATION AND OR ADDRESS
LOCATED AT 1420 MAPLE AVENUE S.W,
POSTED TO N `` TIFY INTERESTED
PERSONS OF ANI ENVIRONMENTAL
ACTION.
t
THE CITY OF RENTOr ENVIRONMENTAL REVIEW
COMMIT rEE t E.R.C, ] SAS DETERMINED THAT THE
PROPOSED ACTION
DOESDOES NOT
HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
AN ENVIRONMENTAL IMPACT STATEMENT
WILL.41WILL NOT
BE REQUIRED.
AN APPEAL OF THE o,AaOVE DETERMINATION MAY
BE FILED WITH THE PIENTON HEARING EXAMINER
BY 5:00 A M., ,IANI JARY q, 1984
FOR FURTHER INFORMATION
CONTACT THE CITY OF RENTON
BUILDING S. ZONING DEPARTMENT
235-2550
NOTICE OF ENVIRONMENTAL_ DETERMINATION
ENVIRONMENTAL REVIEW COMMITTEE
RENTON, WASHINGTON
The Environmental Review Committee (ERC) has iss+ied a final declaration of
non-significance with conditions for the followi;ig projects.
CASCADE PACIFIC DEV. CORP./SEA-VAN PROPERTIES (ECF-068-83)
Application for preliminary plat, file PP-074-83, and PUD approval to
redesign and replat Cedar Ridge residential park from a multi-family
attached environment to a neighborhood of single family detached homes
totalling 138 units, file PPUD-075-83; property located at 1800 Lake Youngs
Way S.E.
SHOEM LIMITED PARTNERSHIP (ECF-069-83)
Application fir site plan approval to allow construction of a five story office
building having 13,440 square feet of usable office space, file SA-078-83, and
variance from Section 4-712A(b) to allow building height to exceed
thirty-five (35) feet, file V-079-83; property located at 1420 Maple Avenue
S.W.
HOLVICK, deREGT, KOERING (WASHINGTON TECHNICAL CENTER
PHASE 2A)(ECF-071-83)
Application for site plan approval to allow construction of three one-story
tilt-up concrete buildings and one two-story tilt-up concrete building for a
total of 66,000 square feet on a 4.3 acre site which will be used for a business
park and light warehousing, file SA-081-83; property located at
approximately the 800 block of Powell Avenue S.W.
D & D FLOOR COVERING (ECF-074-831
Application for building permit to allow construction of a building having
9,126 square feet to be used for retail/office and warehouse use, file B-302;
property located at 345 Union Avenue N.E.
Further information regarding this action is available in the Building and Zoning
Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC
action must be filed with the Hearing Examiner by December 26, 1983.
Published: December 12, 1983
NOTICE
ENVIRONMENTAL
DECLARATION
APPLICATION NO. FILE SA-078-83, V-079-83
PROPOSED ACTION APPLICATION FOR SITE PLAN APPROVAL TO Al I OW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING ,440 SQ. FT, OF
USABLE OFFICE SPACE AND A VARIANCE FROM SECTION 4-711332A(B)
GENERAL LOCATION AND OR ADDRESS
LOCATED AT 1420 MAPLE AVENUE S.W.
POSTED TO NOTIFY INTERESTED
PERSONS OF AN ENVIRONMENTAL
ACTION.
THE CITY OF RENTON ENVIRONMENTAL REVIEW
COMMITTEE t E.R.C. ) HAS DETERMINED THAT THE
PROPOSED ACTION
DOES JIDOES NOT
HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
AN ENVIRONMENTAL IMPACT STATEMENT
WILL AWILL NOT
BE REQUIRED.
St^Th
q
AN APPEAL OF THE ABOVE DETERMINATION MAY
BE FILED WITH THE RENTON HEARING EXAMINER
BY 5:00 P.M., DFCFMBFR 26, 1983 t ax
FOR FURTHER INFORMATION
CONTACT THE CITY OF RENTON
BUILDING & ZONING DEPARTMENT
235-2550
DO NOT REMOVE THIS NOTICE
WITHOUT PROPER AUTHORIZATION
FINAL DECLARATION OF NON-SIGNIFICANCE
Application No(s): SA-078--83; V-079-83
Environmental Checklist No.:ECF-069-83
Description of Proposal:Application for site plan approval
to allow construction of a five
story office building having
13,440 square feet of usable
office space and a variance from
Section 4-712(A)(b) to allow
building height to exceed
thirty-five (35) feet.
Proponent: SHOEN LIMIT ED PARTNERSHIP
Location of Proposal: Located at 1420 Maple Avenue
S.W.
Lead Agency:City of Renton Building and
Zoning Department
This proposal was reviewed by the ERC on December 7, 1983, following a presentation by
Jerry Lind of the Building and Zoning Department. Oral comments were accepted from:
Ronald Nelson, David Clemens, James Hanson, Robert Bergstrom, Gary Norris, James
Matthew, Richard Houghton, Roger Blaylock, and Jerry Lind.
Incorporated by reference in the record of the proceedings of the ERC on application
ECF-069-83 are the following:
1. Environmental Checklist Review, prepared by: Harold J. Nesland, DATED
November 15, 1983.
2.Applications: Site Plan Approval (SA-078-83); Variance (V-079-83).
3. Recommendations for a declaration of non-significance: Building and Zoning
Department, Utilities Engineering Division, Traffic Engineering Division, Design
Engineering Division, F ire Prevention Bureau, Police Department, and Parks and
Recreation Department.
Recommendation for more information: Policy Development Department.
Acting as the Responsible Official, the ERC has determined this development does not
have a significant adverse impact on the environment. An EIS is not required under RCW
43.21 C.030(2)(c). This decision was made after review by the lead agency of a complete
environmental checklist and other information on file with the lead agency.
Reasons for declaration of environmental non-significance:
The proposed office building development will not adversely impact the environment or
adjacent properties, and the following requirements shall be complied with:
1.The glass walls proposed on this building shall be of a non-reflective surface.
2. Off-site street improvements shall be required along Maple Avenue S.W. extending
to S.W. 16th Street. Said improvements shall include two driving lanes, curb,
gutter, sidewalk and other appurtenances.
3.The subject property is located within the benefit area for the Lind Avenue Bridge
project. Participation shall be required in an amount that is to be determined by
the Public Works Department.
SIGNATURES: i
d/4/'
Yzi/1
3 Za •aa4i,
on fa G. Nelson David R. Clemens
Building and Zoning Director Policy Development Director
C., /1.4_ emu
F ichard C. Houghton)
Public Works Director
PUBLISHED: December 26, 1983
APPEAL DATE: January 9, 1984
ENVIRONMENTAL CHECKLIST REVIEW SHEET
069 83
ECF -
APPLICATION No(s) :
SITE PLAN APPROVAL (SA-078-83) , VARIANCE(V-079-83)
PROPONENT: SHOEN LIMITED PARTNERSHIP
PROJECT TITLE: N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SO. FT. OF USABLE OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCr.r.i) 35 FEET.
LOCATION: LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA: 30,408 SQ. FT. BUILDING AREA (Gross) : 13,4nn so FT (USABLE
SPACE) + MECHANICAL
DEVELOPMENT COVERAGE (%) : PARKING/LOBBY LEVELS
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1) Topographic Changes : X
2) Direct/Indirect Air Quality: X
3) Water & Water Courses:X
4) Plant Life: X
5) Animal Life: X
6) Noise: X
7) Light & Glare: X
8) Land Use; North:OFFICE/WAREHOUSE , & FREEWAY
East : OFFICE & FREEWAY
South: UNDEVELOPED
West : SOIL MANUFACTURER
Land Use Conflicts : MINOR
View Obstruction: NONE ANTICIPATED
9) Natural Resources :X
10) Risk of Upset : X
11) Population/Employment :X
12) Number of Dwellings : X
13) Trip Ends ( ITE) : 277 ADT
Traffic Impacts : EXISTING FACILITIES ADEQUATE
14) Public Services : X
15) Energy: X
16) Utilities : X
17) Human Health: X
18) Aesthetics : X
19) Recreation: X
20) Archeology/History: X
Signatures :
onal G. Nelson avid R. Clemens
Building & Zoning Director Policy Development Director
e.v e_ Z:::; PUBLISHED: DUMBER 26, 1983
Richard C. Hought n APPEAL DATE:.JANUARY 9, 1983
Public Works Director
6-83
ERC-06 FORM #7
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
EMlIUIRONWEMITAL EWEENCLIST REVIEW SHEET CITY OF RENTON
ECF - 069 - 83 NOV 3 3 1983
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) ._ VARIAN VE
FOLIC?
W
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUfLD1NG HAVING 1.3,44U SQ. FT. OF USABLE" OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross ) 13,400 SQ. FT. (USABLE
SPACE) + MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes : v
2 ) Direct/Indirect air quality : A -2-
3 ) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6 ) Noise :
7 ) Light & glare :
8 ) Land Use ; north :I/Patti...it S,v44 . (i ,„!ew7east : Sea.geo.jeSkinostere 'A
south : ._ rt a i
west :Si w%e. ea 001 KtreFdk. f
Land use conflicts :AOitiottorr4- V p.4J 4CA.f ct1.c
I
View obstruction : Probable A/IS-1 s sf;4ii"4 -r
Auffere4
9 ) Natural resources :
10 ) Risk of upset :
11 ) Population/Employment : f
12 ) Number of Dwellings : l/'--
13 ) Trip ends ( ITE ) : Sharp: x77 k07
traffic impacts : 4.9uI44 Sifiti l'ea.0. r14 ) Public services : t/
15 ) Energy :
16 ) Utilities :
17 ) Human health : v
18 ) Aesthetics :
I//
1
19 ) Recreation :v
20 ) Archeology/history :
jCOMMENTn_
r U r1 DUT"co> 4Idf . V4.ria.gere ted tA•61/pc,,,%-,
Shdaabi„ eto : 0)/41't le es eoJd Sir i o.4L
J l $ ws r reC1 •s
40441 ka lif.iteej svf, eicSZ`i 1 O S voeS. SAou( a SVOiwi
15 a e (a) pt,/,A '.r.*
Id
ants Asv!6 U,4
v r t4P.,t
r 4 trSefe twsirr.'rliad/t' er.l poi ce r elro pr0I c(`tlSLL (t, Me' Mi4'
t 00 4
wiIf Iratelr leritt'•X I
O'Re o mendation : DNSI DOS More Information I
Reviewed by : 964qA! //IVKSO Iitle : 451fS1 tfIVa.MIIer
Date :aI-7) 83
FORM: ERC-06
E itiIe toC
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENVIRONMENTAL CHECKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAWING 13,44U sq. Fr. OF USABLE OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET,
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA: 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) -F MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
J
INFO
1 ) Topographic changes :
2 ) Direct/Indirect air quality :
3 ) Water & water courses :
4 ) Plant life
5 ) Animal life :
6 ) Noise :
7 ) Light & glare : z
8 ) Land Use ; north:
east :
south :
west :
Land use conflicts :
iViewobstruction :
9 ) Natural resources :
10 ) Risk of upset :
11 ) Population/Employment :
12 ) Number of Dwellings :
13 ) Trip ends ( ITE ) :
traffic impacts :
7::3
14 ) Public services : I
15 ) Energy :
16 ) Utilities : L
17 ) Human health :
S
18 ) Aesthetics :
19 ) Recreation :
20 ) Archeology/history :
COMMENTS :
Recommendation : DNSIX____ DOS More Information-!
Reviewed by :
C; 6- title :m-r-ve..e
Date : 2—( e 3 6
FORM: ERC-06
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENVIRONMENITAL CHECKLIST REVIEW SHEET-7
ECF - 069 - 83 Ril
APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) ,
PROPONENT : SHOEN LIMITED PARTNERSHIP
rvv J
PROJECT TITLE : N/A r,,,
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 1.5,44U SQ. r"r. Or' USA TIE" OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) + MECHANICAL AND
DEVELOPMENTAL COVERAGE 00) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes :
2 ) Direct/Indirect air quality : .
3) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6 ) Noise :
7 ) Light & glare :
8 ) Land Use ; north :
east :
south :
west :
Land use conflicts :
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 : I N
15 ) Energy :
16 ) Utilities : I
1
17 ) Human health :
18) Aesthetics :
19 ) Recreation :
20 ) Archeology/history :
COMMENTS :
Recommendation : DNSI DOS More Information
Reviewed by y Title I
Date : a--/- 83
FORM: ERC-06
jUILOIkIC) 4
ZO'NINCa
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENIVIRONMEINITAL CHECKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING I3,44U SQ. F T. OF WATTLE" OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET.
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA: 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) + MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes : 11/4;
2 ) Direct/Indirect air quality :
3 ) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6) Noise :
7 ) Light & glare :
8 ) Land Use ; north :
east :
south :
west :
Land use conflicts :
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 :
17 ) Human health : x
18 ) Aesthetics :
19 ) Recreation :
20 ) Archeology/history :
COMMENTS :
Recommendation : NSI DOS More Information
Reviewed by : 1 itle : C i A7 6
Date :
FORM: ERC-06
Date circulated ; NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
EINIVIRO\IHEINTAL CHECIKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 1i,44U 5q. USABLE OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET,
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) 1- MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes :
2 ) Direct/Indirect air quality :
3 ) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6) Noise :
7 ) Light & glare :
8 ) Land Use ; north :
east :
south :
west :
Land use conflicts :
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 :
17 ) Human health :
18 ) Aesthetics :
19 ) Recreation : r/
20 ) Archeology/history :
COMMENTS :
OPF1ce. oo , K S fl- RtT USCV-S
OF Pe-R- s e-c- S
Recommendation : DNSI L- DOS More Information
Reviewed by : 112/ -e,r, Title : /eLe
Date : i, 3
FORM: ERC-06
trklypi41
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENVIRONIMEINTAL CHECKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83),_ VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,44u SQ. rr. OF USAITLE. OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross ) 13,400 SQ. FT. (USABLE
AL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes :t/
2 ) Direct/Indirect air quality :
3 ) Water & water courses :
4) Plant life : Gi
5 ) Animal life : C
6) Noise :
7 ) Light & glare :
8 ) Land Use ; north:
east :
south :
west :
Land use conflicts :
View obstruction :
9) Natural resources :
10 ) Risk of upset :
11 ) Population/Employment :
12 ) Number of Dwellings :
13 ) Trip ends ( ITE ) : 66- ca\-c
traffic impacts : L.x/.f J,_ f
14 ) Public services : I
15 ) Energy :
16 ) Utilities : v
17 ) Human health : c_
18 ) Aesthetics :
19 ) Recreation :
20 ) Archeology/history : G
COMMENTS :
sf/zoe/ P1s ¢ham w//
7 ppe Gr /
C/T 4 ,(lst4c roar°
rl
S Spa a/aa S d s
1G,P s
S'L-t) d v -cuss 7 4/6 0
Recommendation : DNSI_ c./ DOS More Information
Reviewed b C C`Ty : tie :1 e :
Date : /,/ _ Z)
FORM: ERC-06
PCx.ItE
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENVIRONMENTAL CHECKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,44U sq. FT. of uSAME OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET,
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) + MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes :
2 ) Direct/Indirect air quality :
3 ) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6 ) Noise :
7 ) Light & glare :
8 ) Land Use ; north :
east :
south :
west :
Land use conflicts :
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 : I
15 ) Energy :
16 ) Utilities :
17) Human health :
18 ) Aesthetics :
19 ) Recreation :
20 ) Archeology/history :
COMMENTS :
Recommendation : INS v DOS More Information
Reviewed by ,f,L_A__ title .
Date : a_ /p i.3.
FORM: ERC-06
071L. rrIec
Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983
ENVIRONMENTAL CHECKLIST REVIEW SHEET
ECF - 069 - 83
APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83)
PROPONENT : SHOEN LIMITED PARTNERSHIP
PROJECT TITLE : N/A
Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW
CONSTRUCTION OF A FIVE STORY OFFICE: BUILDING HAVING 1.3,44U SQ. FT. OF USATTLE OFFICE
SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET
LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W.
SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE
SPACE) -f MECHANICAL AND
DEVELOPMENTAL COVERAGE (%) ; PARKING/LOBBY LEVELS.
IMPACT REVIEW NONE MINOR MAJOR MORE
INFO
1 ) Topographic changes :
2 ) Direct/Indirect air quality : 1/
3 ) Water & water courses :
4 ) Plant life :
5 ) Animal life :
6) Noise :
7 ) Light & glare :
8 ) Land Use ; north :
east :
south:
west :
Land use conflicts :
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 : I /I/
15 ) Energy :
16 ) Utilities:
17 ) Human health :
18 ) Aesthetics :
19 ) Recreation :
20 ) Archeology/history :
COMMENTS :
yr
S40j
dcCi Dot
Recommendation
31.1R1014,t/ More Information
Reviewed by : Iitle : i{/r/L1Ty Oita l a/•Ez'Q
Date : /2., — Z. — 73
FORM: ERC-06
NOTICE OF ENVIRONMENTAL DETERMINATION
ENVIRONMENTAL REVIEW COMMITTEE
RENTON, WASHINGTON
The Environmental Review Committee (ERC) has issued a final declaration of
non-significance with conditions for the following project:
SHOEN LIMITED PARTNERSHIP (ECF-069-83)
Application for site plan approval to allow construction of a five (5) story
office building having 13,440 square feet of usable office space and variance
from Section 4-712A(b) to allow building height to exceed thirty-five (35)
feet, files SA-078-83, V-079-83; property located at 1420 Maple Avenue S.W.
Further information regarding this action is available in the Building and Zoning
Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC
action must be filed with th3 Hearing Examiner by January 9, 1984.
Published: December 26, 1983
Y o 1 'TY OF RENT() FILE NO(S): -x.3
Es ® BUILDING & ZONING DEPARTMENT a 3
MASTER APPLICATION
NOTE TO APPLICANT: Since this is a comprehensive application form, only those
items related to your specific type of application(s) are to be completed.
Please print or type. Attach additional sheets if necessary.)
APPLICANT I I TYPE OF APPLICATION
NAME
FEES
SHOHEN LIMITED PARTNERSHIP
ADDRESS
Q REZONE*(FROM TO
1415 SENECA SOUTHWEST O SPECIAL PERMIT*
CITY ZIP
0 TEMPORARY PERMIT*
CDRENTON , WASHINGTON 98055 CONDITIONAL USE PERMIT*
TELEPHONE
E2 SITE PLAN APPROVAL 3 06"—"
0 GRADING AND FILLING PERMIT
255 / 7083 No, of Cubic Yards:
CONTACT PERSON
1 ^ VARIANCE 150 . 00
From Section: 4-7 1 2 A ( b )
Justification Required
NAME 1
HAROLD J . NESLAND ARCHITECT l'
ADDRESS SUBDIVISIONS:
450 SHATTUCK AVE . SOUTH SUTE 205
0 SHORT PLAT
CITY ZIP Q TENTATIVE PLAT
RENTON, WASHINGTON 09055
PRELIMINARY PLAT
TELEPHONE Q FINAL PLAT
271 / 8550 Q WAIVER
Justification Required)
OWNER N0, OF LOTS:
NAME PLAT NAME:
SHOHEN LIMITED PARTNERSHIP
ADDRESS PLANNED UNIT DEVELOPMENT:
1
1415 ' SENECA SOUTHWEST Q PRELIMINARY
CITY ZIP a FINAL
RENTON , WASHINGTON 98055
P.U.D. NAME:
TELEPHONE
2 5 / 7083 El Residential El Industrial
a Commercial ED Mixed
FLOCAMN MOBILE HOME PARKS:
PROPERTY ADDRESS
Q TENTATIVE
1420 - MAPLE SOUTHWEST
EXISTING USE PRESENT ZONING
0 PRELIMINARY
RESIDENCE ( VACANT ) L-1
FINAL
PROPOSED USE PARK NAME:
OFFICE BUILDING NUMBER OF SPACES:
ENVIRONMENTAL REVIEW COMMITTEE 15.1 elf'
SQ. FT. ACRES
AREA: TOTAL FEES $ 4-5-0-.-ere
30 , 408 0 . 7 4,14 Sta-b
PITY I
Rgigq
STAFF USE ONLY -- ADMINISTRATIVE PROCESSING
1(, nDAT ( [i ), ,i APPLICATION RECEIVED BY: ca.
N APPLICATION DETERMINED TO BE:
NOV K211aL CI Accepted
Incomplete Notification Sent On By:
Initials)
DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY:
I I - 3 0' S3 APPLICATION DETERMINED TO BE:
Accepted
QIncomplete Notification Sent On By:
Initials)
ROUTED TO:
Building Design Eng, J:21 Fire Parks
Police Policy Dev. Traffic Eng,Utilities
REVIcInN R/14R9
Legal description of property (if more space is required, attach a separate sheet).
LOT'S 24 , 25 , 26 , 27 , ; BLOCK 21 , C. D. HILLMAN ' S EARLINGTON
GARDEN ADDITION TO THE CITY OF SEATTLE, DIVISION 1 , ACCORDING
TO PLAT RECORDED IN VOL. 17 OF PLATS PAGE 74 , KING COUNTY
WASHINGTON.
AFFIDAVIT
HAROLD J . NESLAND , ARCHITECT being duly sworn, declare that I am
Mauthorized representative to act for the property owner,Mowner 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 TO BEFORE M THIS
J'y DAY OF 2ir`Z x
1921:
NOTARY PUBLIC IN AND FOR THE STATE OF
Z1WASHINGTON,RESIDING
AT71146(""r4 OWNERS REPRESENTATIVE
SHOHEN LIMITED P RTNERSHIP
e of Not Public)Signature of Owner)
i1 p,0, /,7/I 1 4 1 5 SENECA SOUTHWEST
Address)
oSL
Address)
RENTON, WA . 98055
City) State) (Zip)
271-8550 ( OWNERS REP . )
255-7083 ( OWNER )
Telephone)
Acceptance of this application and required filing fee does not constitute a complete
application. Plans and other materials required to constitute a complete application are listed in
the "Application Procedure."
Form #174
CITY OF RENTON, WASHINGTON
ENVIRONMENTAL CHECKLIST FORM CITY OF RENTON
t
NOV 4 1y4 —
FOR OFFICE USE ONLY
t
e "
Application No. ,5l7- 07 Q '3
Environmental Checklist No. C'«- 0 t 9 -
PROPOSED, date: FINAL, date: i2- r7" C)r1
0 Declaration of Significance El Declaration of Significance
Declaration of Non-Significance . Declaration of Non-Significance
COMMENTS :
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.
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 you. Where explanations of your answers are required, or where
you believe an explanation 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.
The following questions apply to your total proposal , not just to the license for which
you are currently applying or the proposal for which approval is sought. Your answers
should include the impacts which will be caused by your proposal when it is completed ,
even though completion may not occur until sometime in the future. This will allow all
of the agencies which will be involved to complete their environmental review now, with-
out duplicating paperwork in the future.
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
your proposal . If a question does not apply, just answer it "no" and continue on to the
next question.
ENVIRONMENTAL CHECKLIST FORM
I . BACKGROUND
1. Name of Proponent SHOHEN LIMITED PARTNERSHIP
2. Address and phone number of Proponent:
1415 SENECA SOUTHWEST
RENTON, WASHINGTON 98055
2 5 - -I e
3. Date Checklist submitted NOVEMBER 15 . 1983
4. Agency requiring Checklist CITY OF RFNTON BUII DING F. 711NTNG fFPT .
5. Name of proposal , if applicable:
OFFICE BUILDING 1 42. 3 - MAy
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) :
A FIVE STORY OFFICE STRUCTURE WITH PARKING AND LOBBY ON THE
STREET LEVEL . THE MAIN TOWER STRUCTURE IS 68 ' X 78 ' CONTAINING
3 , 360 SQ . FT. OF USABLE OFFICE SPACE ON EACH OF FOUR FLOORS
ABOVE THE LOBBY LEVEL. OFF STREET PARKING SPACES FOR 77 VEHICLED
PLUS 2 LOADING/SEVICE SPACES . LANDSCAPED PARKING AND PEDESTRIAN
ENTRY COURTYARD.
r
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 ) :
ADJACENT INTERSTATE #405 ON THE S . W . STflF nF THE SQUTH RENTON
INTERCHANGE. 32% OF THE STREETFRONT IS DFVFInPFn AS OFFICE' /
OFFICE-WAREHOUSE USE , 04% AS AGED RESIDENTIAL STRUCTURES WITH
THE BALANCE USED AS AN EARTH-STORAGE TRANSFER PRfCFS_S STATION.
8. Estimated date for completion of the proposal :
DECEMBER 1984
9. List of all permits, licenses or government approvals required for the proposal
federal , state and local--including rezones) :
BUILDING PERMIT, ELECTRICAL , MECHANICAL , & STRUCTURAL
HEIGHT MODIFICATION VARIANCE
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:
VARIANCE TO SECTION 4-712 ( B ) TOGETHER WITH THIS SITF
PLAN APPROVAL .
II . ENVIRONMENTAL IMPACTS
Explanations 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?
YES MAYBE NO
b) Disruptions , displacements , compaction or over- X
covering of the soil?
YES MAYBE NO
c) Change in topography or ground surface relief X
features?
ES MAYBE NO
d) The destruction, covering or modification of any X
unique geologic or physical features?
YES M YBE NO
e) Any increase in wind or water erosion of soils , X
either on or off the site?
YES MAYBE NO
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?X
YES M YBE NO
Explanation:
THE SITE IS LOW LYING AND WILL REQUIRE APPROXIMATELY
8, 000 CUBIC YARDS OF GRAVEL FILL TO CONFORM WITH THE GRADES
OF ADJACENT nFVFI nPF1) PRneFRTIFS
3-
2) Air. Will the proposal result in:
a) Air emissions or deterioration of ambient air
quality?
YES MAYBE NO
b) The creation of objectionable odors? X
YES MAYBE W5
c) Alteration of air movement, moisture or temperature,
or any change in climate, either locally or
regionally? X
YES MAYBE NO
Explanation:
3) Water. Will the proposal result in:
a) Changes in currents , or the course of direction of
water movements , in either marine or fresh waters? X
YES MAYBE NO
b) Changes in absorption rates , drainage patterns , or
the rate and amount of surface water runoff? X
YES MAYBE NO
c) Alterations to the course or flow of flood waters?
X
YES MAYBE NO
d) Change in the amount of surface water in any water
body? X
YES MAYBE NO
e) Discharge into surface waters , or in any alteration
surface water quality, including but not limited to
temperature, dissolved oxygen or turbidity? X
YES MAYBE WO—
f) Alteration of the direction or rate of flow of
ground waters? X
YES MAYBE NO
g) Change in the quantity of ground waters , either
through direct additions or withdrawals , or through
interception of an aquifer by cuts or excavations? X
YES MAYBE NO
h) Deterioration in ground water quality, either through
direct injection , or through the seepage of leachate,
phosphates , detergents , waterborne virus or bacteria , X
or other substances into the ground waters?
YES MAYBE NO
i ) Reduction in the amount of water otherwise available X
for public water supplies?
YES MAYBE NO
Explanation :
THE ASPHALT PAVED PARKING AREAS WILL INCREASE THE RUNOFF
RATE AND DECREASE THE ABSORPTION RATE OF THE SITE.
4) Flora. Will the proposal result in:
a) Change in the diversity of species, or numbers of any
species of flora (including trees, shrubs , grass , crops ,
microflora and aquatic plants)? X
YES MAYBE NO
b) Reduction of the numbers of any unique, rare or
endangered species of flora? X
YES MAYBE NO
c) Introduction of new species of flora into an area , or
in a barrier to the normal replenishment of existing
species? X
YES MAYBE NO
d) Reduction in acreage of any agricultural crop?
X
YES MAYBE NO
Explanation:
REDUCTION IN THE GRASS AREA WITH AN INCREASED DENSITY
OF TREES AND PLANTING IN CONTAINED AREAS .
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)?
YES MAYBE N
b) Reduction of the numbers of any unique, rare or
X
endangered species of fauna?
YES MAYBE NO
c) Introduction of new species of fauna into an area ,
or result in a barrier to the migration or movement X
of fauna?
YES MAYBE NO
d) Deterioration to existing fish or wildlife habitat? X
YES MAYBE NO
Explanation:
6) Noise. Will the proposal increase existing noise levels? YESX MAYBE NO
Explanation:
INCREASE IN VEHICULAR TRAFFIC ESTIMATED AT 260 TRIPS PER
DAY .
7) Light and Glare. Will the proposal produce new light or
X
glare? YES MAYBE Fir
Explanation: LIGHTS FROM VEHICLES. LOW LEVEL PARKING ANn PATH-
WAY LIGHTING , THE USE OF HEAT ABSORBING GLASS WALLS , REDUCED
TO A MINIMUM BY A NON REFLECTING SURFACE .
8) Land Use. Will the proposal result in the alteration of the
present or planned land use of an area?
YES MAYBE NO
Explanation:
9) Natural Resources. Will the proposal result in:
a) Increase in the rate of use of any natural resources? X
YES MAYBE NO
b) Depletion of any nonrenewable natural resource?
X
YES MAYBE NO
Explanation: (
A ) ELECTRICAL ENERGY FOR HEATING AND AIR CONDITIONING
B) STEEL , ALUMINUM , SAND, GRAVEL AND OTHER RAW MATERIALS
USED IN THE CONSTRUCTION PROCESS .
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)
X
in the event of an accident or upset conditions?
YES MAYBE NO
Explanation:
11) Population. Will the proposal alter the location, distri-
bution, density, or growth rate of the human population
of an area?
YET- M YBE N
Explanation:
IT MAY ALTER THE LOCATION OF FXTSTTNG pnPuIATION
5-
12) Housing,. Will the proposal affect existing housing, or
Xcreateademandforadditionalhousing?
YES MAYBE NO
Explanation:
13) Transportation/Circulation. Wi11 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? X
YES MAYBE NO
c) Impact upon existing transportation systems?
X
YES MAYBE NO
d) Alterations to present patterns of circulation or X
movement of people and/or goods?
YES MAYBE NO
e) Alterations to waterborne, rail or air traffic? X
YES MAYBE NO
f) Increase in traffic hazards to motor vehicles ,
X
bicyclists or pedestrians?
YES MAYBE NO
Explanation:
IT WILL GENERATE ADDITIONAL VEHICULAR TRAFFIC IN THE LOCAL
AREA. ESTIMATED AT 260 TRIPS PER DAY.
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?
X
YES MAYBE NO
X
b) Police protection?
YES MAYBE NO
c) Schools?
X
YES MAYBE NO
d) Parks or other recreational facilities?
X
YES MAYBE NO
e) Maintenance of public facilities , including roads? X
YES MAYBE NO
f) Other governmental services?
X
YES MAYBE NO
Explanation:
SLIGHTLY INCREASE THE MAINTENANCE OF ROADS , AND UNDERGROUND
UTILITIES.
15) Energy. Will the proposal result in:
a) Use of substantial amounts of fuel or energy? X
YES MAYBE NO
b) Demand upon existing sources of energy, or require
the development of new sources of energy? X
YES MAYBE W
Explanation:
16) Utilities. Will the proposal result in a need for new
systems, or alterations to the following utilities :
a) Power or natural gas?
X
YES MAYBE NO
b) Communications systems?
X
YES MAYBE NO
X
c) Water?
YES MAYBE NO
6-
d) Sewer or septic tanks? X
YES MAYBE NO
e) Storm water drainage?
X
YES MAYBE W
f) Solid waste and disposal?
X
YES MAYBE NO
Explanation:
NEW SUB-MAINS TO EXISTING MAINS -FOR' SANTITARY AND STORM DRAINS
MAY HAVE TO BE CONSTRUCTED.
17) Human Health. Will the proposal result in the creation of
any health hazard or potential health hazard (excluding
mental health)? X
YES MAYBE NO
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
X
site open to public view?
YES MAYBE NO
Explanation:
19) Recreation. Will the proposal result in an impact upon the
quality or quantity of existing recreational opportunities? X
YES MAYBE NO
Explanation:
20) Archeological/Historical . Will the proposal result in an
alteration of a significant archeological or historical X
site, structure , object or building?
MAYBE NO
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 ful disclosure
onon
my part.
Proponent: X
signed) ()
7
HAROLD J . NESLAND , ARCHITECT
name printed)
2-71 - 8S5o
City of Renton
Building & Zoning Department
May, 1983
Form M 176
r
SDI D
206/271-8550 Tl T. ''' 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 9805!
OFFICE BUILDING
1420 MAPLE S. W.
RENTON , WA. 98055
SHOHEN LIMITED PARTNERSHIP RE: SITE PLAN REVIEW
HEIGHT REQUEST
LEGAL DESCRIPTION
LOT' S 24 , 25, 26 , 27 , ; ' BLOCK 21 , C. D. HILLMAN' S
EARLINGTON GARDEN ADDITION TO THE CITY OF SEATTLE ,
DIVISION 1 , ACCORDING TO PAT RECORDED IN VOL . 17
OF PLATS PAGE 74 , KING COUNTY WASHINGTON .
CITY OF RENTON
0 . N IN rt,i, ii W rl.
NOV 211983
E3U,LDIN13/LUN NCI ,:A i= . .
CITY OF RENTON
lifift011 P'` NEM
tS fl Dd NOV2 !. i 3
206/271-8550 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 9805',
HEARING EXAMINER
CITY OF RENTON
BUILDING & ZONING DEPT.
NOVEMBER 12 , 1983 RE ; VARIANCE REQUEST
SHOHEN PARTNERSHIP
LOTS 24 , 25 , 26 , 27
REQUESTED HEREWITH TO CONSTRUCT AN OFFICE BUILDING TO A HEIGHT
OFSIXTY-SIX FEET SIX INCHES ( 66 ' -6 " ) ABOVE THE CENTER LINE OF
MAPLE AVENUE S. W. , PER SECTION 4-712 A (b ) RENTON ZONING CODE
IE; BUILDING HEIGHT = THREE STORIES OR THITY-FIVE FEET EXCEPT
WHEN OTHERWISE APPROVED BY THE CITY HEARING EXAMINER . ( ORD .
2023 , 4-15-63 , ORD. 3101 , 1-17-77 EFF , 1-1-77 ) .
V11 JUSTIFICATION;
a ) THE SUBJECT PROPERTY IS LOCATED ADJACENT TO INTERSTATE #405
ON THE SOUTHWEST SIDE OF THE SOUTH RENTON INTERCHANGE. THE
HIGHWAY AND INTERCHANGE ARE ELEVATED THRU THIS AREA OF RENTON
WHICH PRODUCES A DEPRESSED ( BURIED ) PARCEL OF PROPERTY. THE
BURIED AFFECT HAS BEEN NEGATED BY DESIGNING A VERITCAL STRUCTURE ,
SECODARLY BY PROVIDING PARKING UNDER THE BUILDING ( 12 VEHICLES )
WE HAVE UTILIZED THE SMALL SIZE AND SHAPE OF THE PROPERTY BY
MAXIMIZING THE SPACE FOR PARKING AND VEHICLE CIRCULATION AS WELL
AS PROVIDING GOOD PEDESTRIAN ACCESS .
THE LOW LYING TOPOGRAPHY TOGETHER WITH THE NEAR SURFACE WATER
TABLE MAKE EXCAVATION FOR AN UNDERGROUND PARKING GARAGE
UNFEASABLE.
THE EXISTING PROPERTY OWNERSHIPS AND SMALL PARCEL PLATING
IN THE AREA DOES NOT LEND ITSELF TO LOW LYING WIDE EXPANSIVE
BUILDINGS TRADITIONALLY TYPED WITH THE L-1 ZONING .
b ) IN DESIGNING A VERTICAL TYPE STRUCTURE FOR THE SUBJECT
PROPERTY WE HAVE CREATED A GREATER APPEARANT OPEN FEELING TO
THE SITE. THE LOT COVERAGE HAS BEEN REDUCED . THE SETBACKS FROM
THE PUBLIC RIGHT OF WAY AND SIDE YARDS ARE INCREASED ENHANCING
THE SURROUNDING PROPERTIES.
1 )
CONTINUATION RE ; VARIANCE REQUEST
SHOHEN PARTNERSHIP
LOTS 24 , 25 , 26 , 27
C) THIS SECTION OF THE ZONING CODE PROVIDES FOR AN INCREASED
VERTICAL HEIGHT CONSIDERATION WITH REVIEW BY THE HEARING
EXAMINER ; THERFOR THE REQUEST IS CONSITANT WITH THE RIGHTS
OF ALL THE SURRAOUNDING PROPERTIES AND DOES NOT CONSTITUTE
A SPECIAL PRIVILEGE FOR THIS PROPERTY .
d) THE HEIGHT REQUEST IS NECESSARY TO ALLOW ADEQUATE CLEARANCE
FOR THE STRUCTURAL , MECHANICAL SYSTEMS AND CUBIC SPACE FOR
THE DESIGNED OCCUPANCY .
TRULY YOURS
HAROLD J . N ND ARCHITEC
OWNERS REP E NTATIVE
HJN/HN
2 )
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