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PROJECT NARRATIVE
Virginia Mason Athletic Center
Renovation + Expansion Project
To: City of Renton
Community and Economic Development
Date: November 24, 2025
a. Project name: Virginia Mason Athletic Center Renovation + Expansion
Lot Area: 728,627 SF
Project size:
±72,000 SF expansion
± 120,000 SF interior renovation
Location of site:
Parcel #2924059015
12 Seahawks Way, Renton, 98056
Legal Description:
BAXTER PARCEL NORTH RENTON LUA-00-044 LLA REC NO 20010105900005
WCH IS POR OF SW 1/4 29-24-05 LY WLY OF BN RR CO R/W.
b. Zoning designation of the site: Commercial Office/ Residential (COR)
Comprehensive Plan Designation: Commercial Office/ Residential (COR)
Overlay District:
Urban Design District C RMC 4-3-100
Shoreline High Intensity Overlay District
Aquatic Shoreline Overlay District
Zoning designation of adjacent properties: Commercial Office/ Residential (COR)
c. Current use of the site: Virginia Mason Athletic Center sport training facility, practice fields,
and parking lots.
d. Special site features:
Regulated Shoreline, Lake Washington Shoreline Reach C
City of Renton Regulated Slope
Moderately active seismic zone
Piped Stream Type F
e. Statement addressing soil type and drainage conditions:
Subsurface soils at the proposed addition site are based on Shannon & Wilson boring HQ-2
and consist of :
(1) Gravelly fill material that is 4 feet thick and soft peat deposits extending to a depth
of 20 feet below ground surface (bgs).
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(2) The peat is underlain by soft and loose, fine-grained alluvial soils consisting of silty
sand, sandy silt and clayey silt to a depth of 35 feet bgs. The fine-grained soil is
underlain by medium dense, silty gravel with sand to a depth of 44 feet bgs.
(3) At 44 feet bgs there is bedrock consisting of fresh to slightly weathered Andesite
that was present to the bottom of the boring at 50 feet bgs.
Subsurface soils at the proposed addition site will not drain rapidly and are not suitable for
stormwater infiltration.
f. Proposed use of the property: Virginia Mason Athletic Center sport training facility (no
change)
Scope of the proposed development:
i. East Expansion
Expansion of building footprint at levels 1, 2, and 3
Approximate height 50’
Approximate additional floor area by floor:
Level 1: 21,670 GSF
Level 2: 21,670 GSF
Level 3: 21,670 GSF
ii. West Infill
Expansion of Level 3 footprint
Approximate height 58’
Approximate additional floor area by floor:
Level 3: 14,510 SF
iii. Total Building Area:
Existing: 237,110 SF
Additions: 79,520 SF
Total: 316,630 SF
iv. Parking & On-site Improvements: Selective minor modifications to grading,
stormwater management, underground utilities, and parking layout to
accommodate building addition.
g. Proposed off-site improvements: None
h. Total estimated construction cost of the proposed project: To Be Determined
i. Estimated quantities and type of materials involved if any fill or excavation is proposed:
CUT = 2,230 CY (~ 463.3 TONS)
FILL = 375 CY (~ 77.8 TONS)
EXPORT = 2,230 CY (~ 463.3 TONS)
IMPORT = 375 CY (~ 77.8 TONS)
j. Number, type and size of trees to be removed: Approximately 62 trees with a diameter at
breast height of six inches or greater will be removed from the upland area of the site in the
Project Area. (51) of these trees are deciduous and include Katsura tree, black cottonwood,
Pacific madrone, vine maple, silver maple, red maple, and red-osier dogwood. (11) of these
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trees are coniferous and include western red cedar, and Douglas fir (See Standard Stream
or Lake Study Narrative Appendix C Photos 11-14).
k. Explanation of any land to be dedicated to the City: NA
l. For shoreline applications only:
• Name of adjacent water area or wetlands: Lake Washington, Shoreline Reach C
• Nature of existing shoreline: existing vegetated bank
• Type of shoreline: lake
• Type of beach: existing vegetated bank
• Type of material: alluvial and estuarine soils
• The extent and type of any bulkheading: existing log seawall at partial extents of
parcel shoreline.
• Structures and/ or units which might have views obstructed as a result of the
proposed project: None
m. The proposed number, size, and density of the new lots: Not Applicable.