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HomeMy WebLinkAboutLUA88-116 f r 1. CIT'. OF RENTON Planning/Building/Public Works Department Earl Clymer, Mayor Lynn Guttmann,Administrator August 28, 1991 Pat Akers Renton Highlands Retirement Residence Limited Partnership 2741 12th Street S.E. Salem, Oregon 97302 RE: Renton Highlands Retirement Center (R-116-88) Dear Ms. Akers: This letter is written in response to your correspondence of August 23, 1991, requesting administrative approval for a twenty (20) foot front yard set back from Monroe Avenue (rather than the previously approved 30 foot set back) for the above-referenced project. The City has confirmed that the 1988- 1990 Streets and Arterials Maps indicate Monroe Avenue as a residential street, thereby permitting a twenty (20) foot setback as proposed. The City will, therefore, approve the existing 25.42 foot front yard setback. If you have questions or require additional information, please contact Lenora Blauman, project manager, or me at 235-2550. ___Sinsgrer,j77 (.2) 0 1 Donald K. Erickson, AICP Zoning Administrator 200 Mill Avenue South - Renton, Washington 98055 I P RENTON HIGHLANDS RETIREMENT RESIDENCE LIMITED PARTNERSHIP 2741 12th Street S . E., Salem, Oregon, 97302 August 23, 1991 PLANNING p���TQ©1 CITY AUG 2 6 1991 Mr.. Don Erickson Zoning Administrator � City of Renton REG°'V 200 Mill Avenue South Renton, Washington 98055 RE; Renton Highlands Retirement Residence Please consider this letter as our request for an Administrative Approval of a change from the approved site plan for the Renton Highlands Retirement Center Project, The approved side plan shows a 30• foot set-back line from Monroe Avenue N,E., when in fact it should show a. 20 foot set-back line from Monroe Avenue N.E. This error is directly attributable to the fact that there was clrnrly an error in the survey used by the project architect for the site plan submitted, The buildings are all built as shown in the approved site plan, and the cottage building is 25 .42 feet from the property line. Our traffic engineer has determined that the street classification of Monroe Avenue N.E., north of N.E. 12th, is a residential street and therefore the required set-back line is 20- feet, and this should have been reflected in the site plan submitted for approval. Please contact the undersigned if we may be of any assistance; Mr, Jack Lynch is acting as our consultant in this matter, and although he is on vacation next week, we will be able to contact him and he stated he will respond directly to you. Yours very truly, RENTON HIGHLANDS RETIREMENT RESIDENCE LIMITED PARTNERSHIP By Pat Akers closing department cc Mr, Chris Brown(&Assoc) via fax Ms Lenora Blauman Mr. Jack Lynch(& Assoc .) via fax Mr Gary Berndt Mr. Al Hebrank ( & Assoc.)via fax -rue CITY '-"F RENTO "f.. Planning/Building/r ublic Works Department Earl Clymer, Mayor Lynn Guttmann,Administrator August 16, 1991 Robert R. Davenport Hebrank and Associates Professional Surveyors Central Building #402 810 Third Avenue Seattle, Washington 98104 RE: Renton Highlands Retirement Center Dear Mr. Davenport: This letter is written in response to your request for information concerning potential remedies for the fact that the above-referenced development was constructed in violation of the City's approved plan for the site. Under the Zoning Ordinance, set backs from Monroe Avenue are required to be 30 feet, and set backs from Sunset Boulevard are required to be 20 feet. As I noted in our conversation of August 13th, there are two options for remedying the situation: 1) Relocation of the structure to comply with City regulations. 2) Application for a Variance from the Board of Adjustment. Variance application materials are enclosed. The Board of Adjustment will review and evaluate the application based upon the several listed criteria. Development Planning staff will review the variance application materials and may make a recommendation on a preferred action to the Board. Staff would also draw your attention to the fact that there have been changes in facade treatment of structures (e.g. materials, paint colors) which were not authorized by the City. The facades will need to be corrected or modifications will need to be addressed through amended site plan review, as called for by Section 4-31-33 of the Zoning Ordinance. If you have questions or would like additional information about the variance application, please contact Laureen Nicolay at 235-2550. To discuss revisions to the facade treatment, plese telephone Donald Erickson, Zoning Administrator, or me at 235-2550. Sincerely, Lenora Blauman Senior Planner l Attachments 200 Mill Avenue South - Renton, Washington 98055 • 91 04/06 04 : 0a P02 * HEBRANK FIX ( 206) 461- 01 '18 HEBRANK AND Albert J. Hebrank.PLS • ASSOCIATES Professional Surveyors ❑ Central Building,Suite 402,810-3rd Avenue 0 Seattle,WA 98104 U (206)447-1729 PLANNING DIVISION • CITY OF RENTON 13 March 1991 AUG 1 4 1991 File No. 91066 Ms. Lenora Biauman RECEIVED CITY OF RENTON Development Services Division Municipal Building 200 Mill Avenue South Renton Wa. 980ES Re : Renton Highlands Retirement Residence front and side yard set back requirements. Dear Ms. Blauman As agents tor Colson And Colson Construction Company we are asking you for help and direction in solving a set back problem revealed by our post construction survey. The most westerly building protrudes Into the set back area. Maps of the survey have been submitted to you. In my telephone conversation with today you suggested some solutions. Thank you for your help in this matter . Yours truly HEBRANK AND ASSOCIATES Robert R. Davenport Members of Land Surveyors Association of Washington,National Society of Professional Surveyors,American Congress on Surveying and Mapping 91 . 04/06 04 : 04r-_ P01 * HEBRPNK PX -_ ( 206) 489- 0198 HEBRANK • ANDAlbert J. Hebrank.PLS ASSOCIATES Professional Surveyors 0 Central Building, Suite4DL, 810-3rd Avenue 0 Seattle,WA 98104 0 (206)-447-1729 PLANNING DIVISION CITY OF RENTON AUG 1 4 1991 DATE - 8 / 3/ 9/ RECEIVED NUMBER OF PAGES INCLUDED IN THIS TRANSMISSION INCLUDING THIS PAGE 7 PLEASE NOTIFY US IMMEDIATELY AT (206) 447-1729 IF YOU DO NOT RECEIVE ALL PAGES. FROM ` Tl_a? TLr DA-Vk A OG )1-r TO F- ENO-R.A. f4AUiiA_>\/ OUR FAX NUMBER IS 467-0178 4 ► CIS OF RENTON Department of Planning/Building/Public Works Earl Clymer, Mayor Lynn Guttmann, Administrator September 18 , 1990 Clifford Curry Curry Brandaw Architects 471 High S.E. P.O. Box 40 Salem, Oregon 97308-0040 RE: Evergreen Place Retirement Residence (Our File #116-88) Dear Mr. Curry: I have received a copy of your "Change Order No. 2" , dated August, 1990, revising exterior finish from stucco. . . to cedar bevel siding" for the above referenced project. I regret to inform you that such a change is not consistent with the determination of the Hearing Examiner for the provision of exterior materials. If you do not wish to use the stucco siding approved by the Hearing Examiner, then we would be pleased to meet with you to discuss alternatives which would be acceptable to the City. If you wish such an appointment, or would like additional information, please contact me at 235-2550. Thank you. Sincerely, Lenora Blauman, Project Manager cc: Ronald Nelson Building Division 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2631 .„,.) CalEFfiff k„ ciocoTmm?Architects j%1 0(2, 4:,t9.e.d Pit-St444'11' August 7, 1990 Evergreen Place Retirement Residence Renton, Washington • CHANGE ORDER NO. 2 The following changes to the work are hereafter a part of the contract documents for this project as if attached thereto: 1 . Revise exterior finish from stucco system to cedar "tight knot" bevel siding. By Clif ord Cu , Architect fr cp() END OF CHANGE ORDER • • 0 OFFICE 471 HIGH S.E. P.O. BOX 40 SALEM, OREGON 97308-0040 (503) 399-1090 FAX (503) 399-0565 41" ' 410 • AFFIDAVIT OF SERVICE BY MAILING • On the 474 A-- day of - t C,PC\ , 198 , I deposited in the mails of the United States a sealed envelope contaihing ru_,& ems documents. This information was sent to: . NAME: REPRESENTING: 111i110rn Ma Sck revien Mo r ,suo✓ • 116 d a. re.14 Z$Scxi'a- PcalrtGta hes-l-er G in 13424_. A.J. l. r 1f,r is Oen Irk v 1 LNS wA Lt e.. ' ACialtY S Nits P 1 Spwr aVv117C. SIGNED BY: 0e4„ -1,1:) SUBSCRIBER AND SWORN to before me this g day of ' 0 l�l �- , 1988 . N y Public in and or the State of Washington, residing at s-R,,L/7-Q,/ I � � , therein.� tYclivicA -� Project Name and Number: 1. W 141 400Nsa, 6) , R 11(, 1 Sb c-Ltisia. , Etc 1 13 •Pam. ! ND1rtc , E s¢ jf=lF';i: d; ,n • i r '9T '' {i. A ' ,�i t l�, i:f;?4..4 ,,tl.2 i1,:'R. , '`i OriV,I ti V ,l ,' i,p. Y;� h,{::(7l i.<:; �C"-b •4`�''t'}, 1; .tip:<;c: tf . .. PUBLIC • . ,.:. i,,lt j, r,.: � �t n (,,•',•u thy';p�;;:Ij '!_ . 1, 1-,,,,,,,,,,.,„ 4 :. E.,1 Pi; ' Cityof RentonLand ::��, : I Use Hearing . Exa,m_iner,w;:.�:,,,L ; ' will hold • a � �4.i; .�; '.� �:;,, ' ' `. ;:,.;,�11 , HEARINO ' : 1,,;•.,,:'5,:,:,':' • { . . . . . . . ,. in ; ' •• CITY COUNCIL CHAMBERS , CITY HALL.', "' ON :...s 7 MARCH 14, 1989 BEGINNING AT 950 A ��M '.Y • . •M. •f ®��E��1��� R• ENTi N; CU; AND116ETICR ._,IE. RENTON HIGHLANDS RETIREMENT RESIDENCE ." RENTON HIGHLANDS 'RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3 . 3 acre parcel (comprised of: four individual parcels combined) from G-1, General Use,'' to R-3 , Medium Density Residential Use; 2) obtain a conditional use 'permit, to allow the development of a 90, 000 square foot retirement''facility (108 ± suites) upon a 3 . 03 acre section of the property ' (the 'remaining .27,,'., acre parcel will remain developed with the existing' single family structure) ; and 3) obtain site plan approvalor:.thelproposed ' . . retirementliving• center. { i' . . : j.i) ;ir;r.,;,;'),,i<::. ,,,. , ,i,li,V. ,,,' i+, . . :. ,-----'----7------- • ' 1.777-r- .„ „„,,,,,..,,,,..,•,,:„.„„f„,„:„.: ,:. „..,.„,, . . , .,". ,:: : ,:,p .-7-7-•,• ,,,i:,!:,,,y.:,,,..i,r,, ,,N,,14,„.i..„:,',. ...,,i,: :: • . , / 7--- , ..„ , -:-'1'.1 .,.', V.It,,W),: r: 1 -,,,,-!' ' 0 i ';.: ' k.:‘•-•••,:l.- -; ?..,',i'l:,,;;:i, 4,;.':t;• •' '. •,•:"`',', ! /1 i ' I--4 '.. ., ,,- ,,:,,- ... ., .iy.,...,, ,,,,, -, . . fif z i_"" U , : \F: *' i. !I=i ►-� r • -- q =- r----7• ` Z/k II ' k- i T H �I U —I r __ ' �-— , • � ) I W ,:.,, 1 r —� T I1 E N T V N , z _ _ •,. '4 '�,� , J _I—jn 11Eeen 4 .i, • di' . .. I, u- an , Gr_G, _ _ ��-- 1 , . „.. .. ...::;,,,:,,, :,,,:...,, , •,,,',-, . SEVERAL • LOC., ' - I ''�� F... _ ,� ESS: , , PROPERTY LOCATED AT THE SOUTHWEST QUADRANT OF MONROE AVENUE NE AND NE SUNSET BLVD. , •• " FOR FURTHER INFORMATION CALL THE CITY OF ',`.RENTOIV ' ,;p;,. . • BUILDING & ZONING DEPARTMENT .23572550 ,' '• THIS NOTICE NOT TO BE REMOVEDtiWITH®,UT ; . . PROPER AUTW°I O R 1 ZATI OIV :_: ,;, .,:�.::<,., ;.::,,,,,,•,,:,:, •.:„.:.,:...:,...,,,„,.. .. ,....,., qa O NI ,,,, . , . „ . , , , ....,,„..,,;:,.... ,... ., • . .„ ....;,,,:,.., ,. .„ .„.. ,u It Z ' ,® ;�,��, 'y L I . :$(!w3• Hi l '' fQ' Ids.+v! riS�T K. 'y :; .' . .• , ` AT D - Me }. (. r ihrrM ;e'i, ".,!;5 j;-2;ri•.:;3 •;4g:cr,�t:J;n.:;3:;1` s+s� . ;V ! i ;,,:,. 1,k,'.,'...,;: k•�s.i',yt:'f "r !`�'�'r'3?.rti:',�!,.� ,'_ '� C*S:r !. ;t,: �,...'4F:'. 4Y,F ! Jd+'! �, A'.t t}•C,; ".r .. k •.,:`Yp" �r/ :J +ti;i�;ii /ort..ft•'y Rfi„,r'p y?:}°q�#. .. i.,c�lS' ��,�: of Renton Land Use7 ' T.4 City Hearing: x ° Examiner' f;'° ,:Qt, - � !' r" t''.Y'1$y '� SNAP f�^ �.q9.;%lt`•1,(i't'�,�., ,'�''�; >rY:�l t 4{ i':.'.,: i1`,,,I+� l'f"i F' �.1,F' 1 .t.h'L '� ''S,l•. i „s,., will hold a ' 4 -,,,;. y,�!' x�,e .r:,,':,, . ) fit.: ..11 •,• IC .„.„.:;......• [:„,. .,. , :„., •:��.�. ! t'M1''t ,i l t rr '� ,.,� ;i 1:j:.+� A'sit[d' I�li�a] i�t t::.r.� .•., lit :; COUNCIL CH AMBERS, CITY - '' "'t ° CITY HAL � � �. ����`�.,,�� �; �� ;,j • ' ON MARCH 14, 1989 ' BEGINNING AT • 9:0A.M. •• ,.•,, '' P.M.' 1 ECF; RI CUf SA-116-88 A CONCERNING: RENTON HIGHLANDS RE• TIREMENTi,RESIDENCE ` $I RENTON HIGHLANDS RETIREMENT RESIDENCE ':' i',' ECF; R; CU f SA- 16-88 i i, ". �.., Applicant seeks to: 1) rezone 3.3 acre parcel (comprised of four ::-'1; individual ' it individual parcels combined) from,G-1, General Use, to R-3, Medium ' ' '.j ;: :' '( Density Residential Use; 2) obtain a conditional use permit to allow • the development of a 90,000 square foot retirement facility' (108 ± - suites) upon a 3.03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family: ,' structure) ; and 3) obtain site plan approval for the:proposed . ;.'.•;.; . ' retirement living center. - d '' ji;is r,+ ; 1T • • • .� E�1 "'qv' ten e00f ,'lll!';'7 i ' :.+ Ilfiell _ ,V I ' • :•::,.• .:-. . . .. : :•,:;. \7" .1t- s. umiSEci r,_,_. ..., ..„,,,,..„.„„,„„:.„.,,,,,.., . „ •. , " „. •• . ,, .... .,.. :. ,. .:: ., .. .. , .,.. .5,7. , li) • = tl _ s l': 'L � � , • ,..,: ,;. ,,,.. .. .f:., _ 1 = l." t --mot Z7 - P N.<•', . ° ., - ,. .:...: _ .. • .. ....., • ''i :,r•; y 2_ kJ_—t n!H T O N I . : Ll -, .�' ,l' ' t -�� Tan n!e!n , 10 - a --._._..._� •; ;!. 0,- :; , • •f., d • • -I I_1—�l 0 , W I--- 'lr • t „; - . i' — w - ' '..":.,' ',:',.:,7",:'''.:.,.4..:L -..:1::: GENERAL LOC I aiil 1■ t- ` ESS• PROPERTY LOCATED AT THE SOUTHWEST QUADRANT OF MONROE AVENUE:NE '.'. AND NE SUNSET BLVD. ti.'- "' _ ''' - ' ' FOR FURTHER INFORMATION CALL THE CITY OF RENTON , ' - �'. BUILDING&ZONING DEPARTMENT 235-2550 ' f, `;',:'t;'. THIS NOTICE NOT TO BE REMOVED `'.WITHOUT' , PROPER AUTHORIZATION «:.YI ',� IL,___ _ CERTIFICATION . I ,' rlarLA S®ve�u.. , HEREBY CERTIFY THAT . 3 COPIES OF., THE ABOVE DOCUMENT WERE POSTED BY ME IN, • CONSPICUOUS PLACES ON OR NEARBY THE DESCRIBED PROPERTY ON i500 Mnitlw,e. AVd. tt, L, • 3— ( — Sq • ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of Washington . • p residing in (��D N , on the A �, SIGNED : ,thy }hi)-4 day of UAL(.i 19is MAR 06 '89 10:17 SCARLET LETTERS-2065470303000000 P.1 JACK LYNCH AND ASSOCIATES 1001 N.E. Boat Street Seattle, Washington 98105 ( 206) 632-8855 FAX COVER SHEET Date /b/4 Time Total Pages to be Sent C) SEND TO: : Company Name Fax Number .ef,t/74 2, 3S 2 5/ 3 Attention Verification Phone Number City/State/Country 4.4j7MA•it, t't1/24-/- From; Client Name t24C/6-- kL_Cril Comments/Problems _ PLANNING DIVISION CITY OF RENTON MAR 6 1989 EcEUvl ,,,�' .I'IHK Lit. '`cry 1WJ%1f(♦i.LH7KL}LII ''LLIII Ith�(.—Cdt: 4(U.�L'J,�IfJU'L'10160 r.e ,,,,7.g j'• JACK LYNCH CH r Af fi-c) AS4:aL)CFA I ES �� _ w 1001 N E Noes ; . • i• . • Seattle,WA 9 3'a - �--; . • 206/6q2-ea56 . . Planning . nviranmental •' ' Public Policy ' ' Community Development • •' . . • • • • February 24, 1989 Lenora Elausman • Department of : Community Development ' . 'City of Renton . 200 Mill Avenue South ' Renton, Washington 98055 . Dear Lenora: . This letter is in response to the Determination of Non-Significance - Mitigated issued by the City on January 13, 1989 (please not that the letter incorrectly states the year as 1988) . We are in agreement with the eight ( 8) conditions attached to the MDNS. Our specific responses are as follows: Conditions 1 and 2 - We have conducted the' analysis requested by the Traffic engineering Division and submitted a report prepared by traffic engineer Chris Brown (attached) . 1 have been told by Mr. Clint Morgan that he is In agreement with the actions proposed in the report and 'that a letter from the Traffic Engineering Division is forthcoming to that effect. Condition 3 - A preliminary Grading and Drainage 'Plan was submitted with the site drawings at the time of application. We intend to prepare a complete drainage plan for review by the Public Works Department at the time application is submitted for building permits. Condition 4 - See attached letter from architect Ed Ostrom to Jerry Lind. Condition 5 - Concur Condition 6 The emergency access is shown on the site • plan. The access is from Sunset boulevard via an adjacent driveway. We have a signed easement agreement with the adjacent property owner for use of the driveway an an emergency access . ' road to our property. This access has been approved by City Fire Marshal Glen Gordon, subject to signing the access and removing the grasscrete from the onwsite fire lane. Condition 7 - Concur Condition 8 - See attached letter from Ed Ostrom to Dan Erickson. In addition to the above conditions, the January 13 letter advises us of three additional recommendations by the department. Our responses to these are as follows : - I`IHK Lib 't J 10 Lt_I I t.Kb- L7b 4 fOdw1d16160V11616 . 1. We agree to the- filing of a convenant restricting the development of the 2. 5 acre parcel (proposed to be rezoned to R�3 ) to •a retirement center for- the well elderly. My letter of February 15 addresses the latter part of, the proposed staff recommendation regarding a limit of 35 units per acre. 2 . we agree with the requirement to file a covenant on the three parcels fronting on Monroe Avenue NE (1408 , 1416, and 1500) restricting development of the parcels to densities permitted in the R-2 zone. 3. We .cannot respond to the possible need to revise the site plan and provide additional on-site recreational amenities until further information is provided. T have also enclosed a super-reduction of the site plan showing how the total required number of parking spaces would be provided on the site. This is required per 4-2208( 12 ) ( 2 ) of the City code in that we have made a "Request for Delay in Installation of Parking Lot Improvements" and we are required to show how_ the required number of spaces could be provided on the site, even though we are requesting to provide 65 spaces instead of the 116 . If you have any questions on the above or need additional • information, please contact me. inderely / • J• n P,LXhch JPL: 11 cc : J•ef f Wright Ed Ostrom 1`IHI On "b'J 1 J;'lb .bLHhfLL I LL1 1 E.I b-CJb 4 0jUdUOWIJUU P.4 February 23, 1989 Don Erickson Zoning Administrator City of Renton 200 Mill Avenue Renton WA 98055 Re: Renton Highlands Retirement Residence Monroe Ave NE and NE Sunset Blvd Dear Mr. Erickson: The building will contain a listed construction assembly with STC of 50 . Sincerely, • Ed Ostrom rn2trans :wa/mft OFFICE 471 HIGH S.E. P,O, BOX 40, SALEM, OREGON 97308-0040 (503) 399.1090 I1HI< bb 'by '1L� '1 bL H LJ I LL I I LN5-G b4 fbd16.ML1UJOU N.b •( 11 Angidteat February 23, 1989 Jerry Lind, Landscape Coordinator City of Renton 200 Mill Avenue • Renton WA 98055 Re: Renton Highlands Retirement Residence Monroe Ave ATE and NE Sunset Blvd Dear Jerry: In reference to Item #4 of the January 13 letter from the City of Renton to Jack Lynch our planning coordinator: 4. We will fully landscape and automatic irrigate the project, including protecting existing natural vegetation, mitigate aesthetic impacts, visual impact, light and glare and noise impacts, and provide a landscape maintenance contract with a local company. These will be done subject to the approval of the landscape coordinator of the City of Renton. Sincerely, Ed Ostrom rn2trans:wa/mft OFFICE 471 HIGH S.E. P.O. 80X 40, SALEM, OREGON 97308-0040 (503) 399.1090 REHraI. .I,tt .ss • ., a:T,..f.:s,,A•h, ,,-„ t, RIE w . -t'T^/ - RETIR[r[Rr R[.IO[RC[ 5 rJV`vs .r, ."'.ec'�e.,eo-+:I �;» t iM�:..r,•e r � ` K . :r _ l . .. - -- . r \uIYn.Is wer • _ aac,ro.'.•uc,.,.—.--__—�__.r .wTt.._RE:' - ~_ __- ii•+T't;'i :.,}• ! nose:w.rc_ /!4 • .wR M ae%eAe - -. ---i�`�~- ; n — + 1 1 �;7i�:,,. n, , — ., Nip^E r` ,0,'l iF�r,r. : ��It_' • '-eL,J..+. --- •,.ram, I ;�, T"Vg11l 1U1■■■l�. ,t'iS•''�y}}F�a�'1i;1IYl . M 1 eilii .R 0 ..r _.` �. L !.AWAY t COVERER PAR%INO - i'�•< f• ` — _ __- . • • . ;',A.< 'R . ` • AREA MAT _ • j\ GARDEN SMITE _ C 1 — aNR AlVI FLL 1 L2_20%C �. .}iJ N. e•• f.... f -; . I ..-.4 :‘ ...(7\-A„,„„..... ... / . ` _u_ _—{ _ _---��. —�'T 4'i,•..� C�_- [[RYtO[`• • ';/"'.r`.... r,.. .•y' ((ice _ . • `•�--a `o J 7— IC IRI zotg i _ eR.'MGK�' ! K.. 3',' w� —r'O 1AS t-�' ,. 0 - ' ;R!101a[� •����,__� C I`.._ Yo • a' R 1' t. i 1..�'r . El I —1.-----"--- -1--- \ . rEll . �,__{ ,-� _;,,i / c AMMAR e71REMENT Rtz_81,0ENCE L_• Q .lam— • Ii � . — TT e• !i(T�- —rwA � `, N.�i� _E — `+ ; • n%uN nOa•% i ! -ICI ▪ w ! ▪ Z _ L�, _ 1 • ve O _ _.. ... exyya A,•NIT•.l•JF IS�l _ — \ ^' 20NE,� TV, T7 ��•�` `` -O-ONE; \ ;� ,,b`pIt • rd i.. rr , 4 4 4• O e %p ,. _ ..vw • .,r v...._..- JJ I!! ,i _ 'k •-G.- • • -. o o i I ..rrw• »• ..» I,,,,.,w•..•,.vnr..t .1.1— ° : . ' i 1,, -\ ‹r i . •... .. , _ ...... . _.,, ( ‘.. _ _• . „E. ,,,,•••. .„:•••• . _...,...,„_,..,, . , . • -1----1' . . • • it ici zo6ii I .I 7 znJ IR.•.,:..., R ' ,- r '_ • • 2E0 +TINE•( ' ..• I` Win,,..::., I r T ; ,1,7:•r ,,r' SITE PLAN 1). ,". • ,.,N•a• 11•1/46 9 — m - V , r`c,rj HOLIDAY RETIREMENT CORP. RENTON l—i!QHLAND5 z: Architect Ha a>... ,..STREET SE P.O.Ra.,.I„ coLsa! RETIREMENT RESIDENCE . ewara•�oN[cO»OTzaa snaau-ors.saws COLSON ` „yA,„^,tiJ ` A.o'+r fe031370-7070 e.o.m. RENTON.WA$HINOTON . L • %% ® CITY OF RENTON "L PUBLIC WORKS DEPARTMENT Earl Clymer, Mayor Traffic Engineering Division MEMORANDUM PLANNING DIVISION DATE: March 3, 1989 CITY OF RENTON MAR 61989 T0: Doer Erickson ! nn enora B1 auman L� I�l FROM: Clint M g40/7 SUBJECT: Renton II Retirement Residence NE Sunset Blvd. , east of Monroe Ave. NE In a telephone conversation with Jack Lynch, I have advised him of the sight distance issue on the following two intersections: NE Sunset Blvd. & Monroe (looking'westerly) Monroe Ave. NE & NE 12th Street (looking easterly) They do not meet AASHTO minimum standards as he proposed in his correspondence dated February 10, 1989, from Christopher Brown to Jack Lynch. We have not changed any conditions nor approved any solutions to the above issue. CEM:ad cc: G. Norris CEM051 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2620 $i 0 CITY OF RENTON NLL DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION March 1, 1988 Jack Lynch and Associates 1001 N.E. Boat Street Seattle, WA 98105 RE: Renton Highland Retirement Residence ECF; R; SA; CU-116-88 Dear Mr. Lynch: A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for March 14, 1989. 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 235-2550. Sincerely, Donald K. Erickson, AICP Zoning Administrator DKE:mjp cc: Parties of Record on Page 2 • 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 Parties of Record Patricia A. and Edwin F. Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 Lois A. and Leslie E. Adams 1209 Monroe Avenue NE Renton, WA 98056 Dennis G. and Kathleen A. Ossenkop 3316 NE 12th St. Renton, WA 98056 Eugene and Dorothy Methven 1316 Avenue NE - Renton, WA 98056 Chester and Kathryn Baze 1216 Monroe Avenue NE Renton, WA 98056 Wm. H. and Mary L. Schreven 1324 Monroe Avenue NE Renton, WA 98056 Mary E. Spunaugle 1400 Monroe Avenue NE Renton, WA 98056 Marguerite Brown 1309 Monroe Avenue NE Renton, WA 98056 Ray and Pearl Beach 1333 Monroe Avenue NE Renton, WA 98056 Norm Abrahamson 3408 N.E. 17th Renton, WA 98056 A. J. Ludner 970 Harrinton Avenue N.E. Renton, WA 98056 Laurits and Lily Alvestad 3224 N.E. Sunset Blvd. Renton, WA 98056 Jack Huebner 1416 Monroe Avenue N.E. Renton, WA 98056 ciAr Party of Record List Jack Lynch and Associates 1001 N.E. Boat Street Seattle, Washington 98105 Patricia A. and Edwin F. Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 Lois A. and Leslie E. Adams 1209 Monroe Avenue NE Renton, WA 98056 Dennis G. and Kathleen A. Ossenkop 3316 NE 12th St. Renton, WA 98056' Eugene and Dorothy Methven 1316 Avenue NE Renton, WA 98056 Chester and Kathryn Baze. 1216 Monroe Avenue NE Renton, WA 98056 Wm. H. and Mary L. Schreven 1324 Monroe Avenue NE Renton, WA 98056 Mary E. Spunaugle - ------ - -- 1400 Monroe Avenue NE Renton, WA 98056 Marguerite Brown 1309 Monroe Avenue NE Renton, WA 98056 Ray and Pearl Beach Jack Huebner 1333 Monroe Avenue NE 1416 Monroe Avenue N.E. Renton, WA 98056 Renton, WA 98056 Norm Abrahamson 3408 N.E. 17th Renton, WA 98056 A. J. Ludner 970 Harrinton Avenue N.E. Renton, WA 98056 Laurits and Lily Alvestad 3224 N.E. Sunset Blvd. Renton, WA 98056 L9 NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON, WASHINGTON, ON MARCH 14, 1989, AT 9: 00 A.M. TO CONSIDER THE FOLLOWING PETITION: RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3 . 3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3 , Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (108 ± suites) upon a 3 . 03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. -- single -family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single- family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. Legal descriptions of the files noted above are on file in the Renton Community Development Department. ALL INTERESTED PERSONS TO SAID PETITION ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON MARCH 14, 1989, AT 9: 00 A.M. TO EXPRESS THEIR OPINIONS. Published: MARCH 3 , 1989 %i CITY OF RENTON HEARING EXAMINER Earl Clymer, Mayor Fred J. Kaufman MEMORANDUM TO: GARY NORRIS, TRAFFIC ENGINEERING LENORA BLAUMAN, PLANNING DIVISION 1L7FROM: FRED J. KAUFMAN, HEARING EXAMINER RE: J. WRIGHT DEVELOPMENT COMPANY R, CU, and SA-116-88 This office would like the parties to be prepared to address both the traffic generation estimates and the parking demands of the above entitled matter at the public hearing scheduled for 9 : 00 A.M. Tuesday, March 14, 1989 . I would like comparisons and any data relevant to the parking and traffic demands of the Senior Housing in both downtown Renton and in the Highlands. Thank you. cc: John Morris Don Erickson 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2593 i/ -&&'' anim JACK N.E. BC LYNHoat St.ANL'i- SSOCIATES 100 Seattle,WA 98105 206/B32-8855 Planning . Environmental Public Policy Community Development • February 24, 1989 PLd; i'..'i t-i Oi iiSION Lenora Bla /s nan CITY OF RENTON Department of Community Development 2 7 19$9 0 City of Renton FEB 200 Mill Avenue South E C E I YE Renton, Washington 98055 Dear Lenora: This letter is in response to the Determination of Non-Significance - Mitigated issued by the City on January 13, 1989 (please note that the letter incorrectly states the year as 1988 ) , We are in agreement with the eight ( 8) conditions attached to the MDNS. Our specific responses are as follows: Conditions 1 and 2 - We have conducted the analysis requested by the Traffic engineering Division and submitted a report prepared by traffic engineer Chris Brown (attached) . I have been told by Mr. Clint Morgan that he is in agreement with the actions proposed in the report and that a letter from the Traffic Engineering Division is forthcoming to that effect. Condition 3 - A preliminary Grading and Drainage Plan was submitted with the site drawings at the time of application. We intend to prepare a complete drainage plan for review by the Public Works Department at the time application is submitted for building permits. Condition 4 - See attached letter from architect Ed Ostrom to Jerry Lind Condition 5 - Concur Condition 6 - The emergency access is shown on the site plan. The access is from Sunset boulevard via an adjacent driveway. We have a signed easement agreement with the adjacent property owner for use of the driveway an an emergency access road to our property. This access has been approved by City Fire Marshal Glen Gordon, subject to signing the access and removing the grasscrete from the on=site fire lane. Condition 7 - Concur Condition 8 - See attached letter from Ed Ostrom to Dan Erickson. . In addition to the above conditions,, the January 13 letter advises us of three additional, recommendations by the department. Our responses to these are as follows: f 1. We agree to the filing of a convenant restricting the development of the 2. 5 acre parcel (proposed to be rezoned to R-3) to a retirement center for the well elderly. My letter of February 15 addresses the latter part of the proposed staff recommendation regarding a limit of 35 units per acre. 2. We agree with the requirement to file a covenant on the three parcels fronting on Monroe Avenue NE (1408, 1416, and 1500 ) restricting development of the parcels to densities permitted in the R-2 zone. 3 . We cannot respond to the possible need to revise the site plan and provide additional on-site recreational amenities until further information is provided. I have also enclosed a super-reduction of the site plan showing how the total required number of parking spaces would be provided on the site. This is required per 4-2208( 12) ( 2 ) of the City code in that we have made a "Request for Delay in Installation of Parking Lot Improvements" and we are required to show how the required number of spaces could be provided on the site, even though we are requesting to provide '65 spaces instead of the 116. If you have any questions on the above or need additional information,, please contact me. L cerel hn P.Ly ch JPL: 11 cc: Jeff Wright Ed Ostrom C if`.for o Itricozy Archi�ert February 23, 1989 Don Erickson Zoning Administrator City of Renton 200 Mill Avenue Renton WA 98055 Re: Renton Highlands Retirement Residence Monroe Ave NE and NE Sunset Blvd Dear Mr. Erickson: The building will contain a listed construction assembly with STC of 50. Sincerely, a -N-10w Ed Ostrom rn2trans:wa/mft OFFICE 471 HIGH S.E. P.O. BOX 40, SALEM, OREGON 97308-0040 (503) 399-1090 C Igor Itiaoa7 Architect February 23, 1989 Jerry Lind, Landscape Coordinator City of Renton 200 Mill Avenue Renton WA 98055 Re: Renton Highlands Retirement Residence Monroe Ave NE and NE Sunset Blvd Dear Jerry: In reference to Item #4 of the January 13 letter from the City of Renton to Jack Lynch our planning coordinator: 4. We will fully landscape and automatic irrigate the project, including protecting existing natural vegetation, mitigate aesthetic impacts, visual impact, light and glare and noise impacts, and provide a landscape maintenance contract with a local company. These will be done subject to the approval of the landscape coordinator of the City of Renton. Sincerely, OSkOleti Ed Ostrom rn2trans:wa/mft OFFICE 471 HIGH S.E. P.O. BOX 40, SALEM, OREGON 97308-0040 (503) 399-1090 NOTICE F PUBLIC HEARIN( AFFIDAVIT OF PUBLICATION RENTON�HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON HEAING EXAMINER AT Audrey Benner ,being first duly sworn on oath states HIS REGULAR MEETING IN THE COUN- that he/she is the Chief Clerk of the CIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON, WASH- INGTON, ON MARCH 14, 1989, AT 9:00 VALLEY DAILY NEWS A.M. TO CONSIDER THE FOLLOWING PETITION: • Kent Edition • Renton Edition • Auburn Edition RENTON HIGHLANDS RETIREMENT RESIDENCE (ECF; R; CU; SA-116-88) Apr- Daily newspapers published six (6) times a week.That said newspapers celp(comant seeks ofto four1) rezone du acre cp is (comprised of individual parcels are legal newspapers and are now and have been for more than six combined) from G-1, General Use, to R-3, months prior to the date of publication referred to,printed and published Medium Density Residential Use; 2)obtain a conditional use permit to allow the devel- in the English language continually as daily newspapers in Kent, King opment of a 90,000 square foot retirement County,Washington.The Valley Daily News has been approved as a legal facility(108 suites) upon a 3.03 acre sec- newspaper by order of the Superior Court of the State of Washington for tipanrcel will remain developed with thee7 exist- King County. ing single family structure); and 3) obtain site plan approval for the proposed retire- ment living center. The property is located The notice in the exact form attached,was published in the Kent Edition in the southwest quadrant of Monroe Ave- , Renton Edition , Auburn Edition _ , (and not in vidual N.E. and N.E. Sunset asl follows:o 1) sites are addressed as 1) supplement form) which wAs regularly distributed to its subscribers 1408 Monroe Avenue N.E, -- single family during the below stated period.The annexed notice a residence will remain;2)1416 Monroe Ave- nue N.E. --existing single-family residence will be replaced by retirement center; 3) N er t i ct: uf P u2,t i c B a r i n g 1500 Monroe Avenue N.E. — existing sin- was published on gle-family residence will be replaced by March 3 ' 19 8 9 R519 8 retirement center;4)unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard,which is now vacant,will be developed with the retirement center. The full amount of the fee charged for said foregoing publication is the Legal descriptions of the files noted above are on file in the Renton Community sum of $ 4 4 . Development Department. ALL INTERESTED PERSONS TO SAID PETITION ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON MARCH 14, 1989, AT 9:00 A.M. TO EXPRESS THEIR OPINIONS. Published March 3, 1989 Valley Daily News R5198 Subscribed and sworn to before me this 13 r d day of_ •.a a rz z 19 8 9 Notar ublic for the State of Washington, residing at Federal Way, King County, Washington. VON 4187 Revised 11/86 i J . WRIGHT & ASSOCIATES i Jeffrey Wright //'17 „71/7---)955 2 12 BAYVIEW• BELVEDERE,CA 94920•(415)435-2001 ji.. . . _,. JACK LYNCH Jack Lynch and Associates Planning Environmental 1001 N.E Boat St. Public Policy Seattle,WA 98105 Community&Land Development 206/632-8855 JL Jack Lynch and Associates iLt r724-, A 14,41A"^-tel 41'7" Z , y g Gc c .) �1�- Pu'erld7 0 f riefie;..e 4-thil (Liu- P';'I 6(/'"-`14"2-12 (1:44J-ciLe Mfg :0 I 1,../ I j...... •1 P Oil 4 - 0 f!° 0.Or r 7 I Pt) �. a 060o t --- e 1.,/ • .,...... . rii no 16 I .# 0 #6 . 7: . ,p, :., I rrf rit.4,,,, b.' 0 P lif - kt ' ' 1 . sr;o riiI ry..M1.^" TTiY,, isi-- .-,..,re/ , pro CI I R� T 11 -, •0 ;00W*- r i .4... .. I ft•* .1\ fr,•,,:V).":" ;7/ 3:.1 t •� ff . 0 00 U i P 6�..1 a�� j 1) .— . *, t G P • s ,, fr? ik' `' ,r-,-) (,) — —:' 7' ors:r10::::.0/ (:)4,'ri.7-1.fIrr)::-''..4:r ... ' , A i e) .-- ,fit. ., ot.,2.6€ 1 . 10 r • . • ..- ,(.-- ( /0 . j 1 v.: /7..... , , „el liv..t p f 'Pe . 1fJ %o ���� �`i� / i r i v ..0 � 0 t•••.9 1 . / i 4/ ")::: 5-Th/ 14 r r 1r . 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I, mew J •11 08 9// ' •r(--0 Z(G) O 0 . , - , vl k(1) (11\° V -1‘() 00 4 9/, °p •9 • srC0 d _ . 0 � o 2 , _ Q • q� V , b NJ •7d 05 O4. ' ,� c L96 (4) o // S \1\J i /� 4. Nk I C ��� r '. /� , O LI \ �Jaaye z ''I', ; Z / . ,./1 � 1 �� >\,c) /9 '6W 4 S a\ ,rot ; of ` / •b GZ C / & / �g. • I .� • e�4 �. ,+� N - --- ..t°-\r.NI_ A.,,ct Z 1 r4 ell . Igl:g1K • )r 4 I -- .E.>' ,rif 0 A r-VM 'e\\ rr, rr ‘� 1 �9 dtb 0, L� y .,- 1 ,f ..1 fJ ) , '-•N / +` V rh �� 41 \ 41 r� 4t .4 Vie/ ''i P °� - %; N 0 . •%14\ 1 7 D `' [ --f' Ov 7ifa �' ' •6L. aS . 0z .574 .6 � • . .., _ • , - , 'V I T £ .46r/ A• I ( 1. / Chevron Alignment signs,when used,are erected on the outside of a curve,sharp turn,or on the far side of an intersection,in line with and at right angles to approaching traffic.Spacing of the signs should be such that the motorists always have two in view,until the change in alignment eliminates the need for the signs.To be effective,Chevron -gin... Alignment signs should be visible for at least 500 feet;trial runs by day t °gt and night may be desirable to determine final positioning. • 'Ai "," 2C-11 Cross Road Sign(W2-1) ONE=- - The Cross Road sign is intended for use on a through highway to W143 indicate the presence of an obscured crossroad intersection.It is not as"en"su- ordinaril•used where Junction sig ning going(secs.2D-14,2D-29)or a, route turn assembly signs(sec.2D-30)are present. The relative importance of the intersecting roads may be shown oy different widths of line in the diagram. Mmited Sitht DLtaneeSiga !14=4) The diagram for a crossroad intersection with a slight offset should indicate that the side roads are not opposite each other.If the crossroad The�vL�IM�ITED SIGHT DISTANCE sign,with supplemental/VA' occurs in the vicinity of a curve the symbol may be modified appropri- apeaa,plate(W111.4X is designed for use on vertical curves which o of have adequate safe stopping sight distance availableZhis type ately signing is not to be a substitute for sound engineering judgment(based on safety considerations or known problem locations)that would war- rant improving the sight distance by an engineering solution. UNITED w2—I . _ MIL,' _: • I ISTANC 2C-12 Side Road Sign(W2-2.W2-3) c W1K' The Side Road sign,showing a side-road symbol,either left o and at an angle of either 90 or 45 degrees.is intended for use in a of a side-road intersection according to the same warrants as se 2C-40 Playground Sign(WI5-1) for the Cross Road sign(sec.2C-l1). The W15-I Playground Sign may be used only in advance of a desig- The relative importance of the intersecting roads may be shown by nated children's play area to warn of the potential high concentration of different widths of line in the diagram.If the side road occurs in the vicinity of a curve the symbol may be modified appropriately. 2C-21 2C-6 April 11, 1989 . OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: J. WRIGHT DEVELOPMENT COMPANY (RENTON HIGHLANDS RETIREMENT CENTER) File No: R, CU, SA-116-88 LOCATION: 1408 Monroe Avenue NE SUMMARY OF REQUEST: Rezone property from G-1 to R-3; site plan approval and conditional use permit for 110 units on 3.04 acres. SUMMARY OF ACTION: Planning Division Recommendation: Approval with conditions. PLANNING DIVISION REPORT: The Planning Division Report was received by the Examiner on March 7, 1989 PUBLIC HEARING: After reviewing the Planning Division 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: MINUTES The hearing was opened on March 14, 1989 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 application, proof of posting and publication and other documentation pertinent to this request. Exhibit #2 - Vicinity Map Exhibit #3 - Site Plan Exhibit #4 - Landscape Plan • Exhibit #5 - Elevation Plans Exhibit #6 - Series of five (5) photographs showing views and sight distances. Exhibit #7 - Copy of letter setting up easement. Exhibit #8 - Page 591 of the Transportation and Traffic Engineering Handbook Exhibit #9 - Page 592 of the Transportation and Traffic Engineering Handbook Exhibit #10 - Section 138 of the AASHTO Manual Exhibit #11 - Section 792 of the AASHTO Manual Exhibit #12 - Packet consisting of title page of memo from Hearing Examiner's Office to Traffic Engineering and,response from Gary Norris. .r • • • , J. Wright Development Compa�� (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 2 Exhibit # 13 - Parking statistics for senior housing within the City of Renton. Exhibit #14 - Correspondence and Map from Don Erickson to Gary Norris outlining suggested mitigated traffic conditions. The hearing opened with a presentation of the staff report by Senior Planner Lenora Blauman which included but was not limited to the following information. The site is currently zoned G-1 with the Comprehensive Plan showing low density and single family uses; the property is 3.3 acres in size and consists of 4 parcels. Parcel 1 is vacant, parcels 2 and 3 have single family homes on them that will be removed, parcel 4 has a single family home on it that will remain. Access is proposed from Sunset or Monroe; utilities are available to the site as well as public transportation and parks. There will be approximately 127 persons to be housed in this center who will be in the 70 - 80 year age range, financially independent, active, and will have staff support for their needs on duty 24 hours a day. There will be approximately 108 units; 215 vehicle trips per day may be generated from this site which will include residents, staff and delivery services; outdoor activities are planned with the services of a van available at all times for fun as well as personal needs of the residents. A review of this proposal was made with mitigation measures set out which include the applicant's submittal of a traffic analysis for the Monroe and Sunset corridor; mitigation plan for signs, crosswalks and signalization; storm drainage plan; landscaping plan; provision of a bond for maintenance of landscaping; provision of secondary emergency access; an erosion control plan, suggested hours of operation, and interior insulation measures for noise mitigation are to be completed by the applicant. Continuing, a review was given of the rezone criteria noting there has been no evidence of a rezone since 1953; the property is potentially classified for the zone requested; in the Northeast Renton Area Plan the western portion of parcel 1 and all of lots 2, 3, and 4 were designated for low density multi- family use with the eastern portion of lot 1 remaining designated for single family use, and it is felt the goals and policies support the retirement center on this site. Ms. Blauman-stated the retirement facility will have a security system and it is felt with the age of these residents there will be no problem or impact on these services. The proposal is believed to. be timely, and the impacts to the area are expected to be less than those that could occur with another type of development permitted in an R-3 zone. Staff believes this type of housing is necessary and currently limited for persons of this age and income group. It is appropriate that these residents prefer to remain in a single family-type atmosphere as most of them have probably been homeowners in the past and would like to remain in this type of surrounding. Ms. Blauman advised staff is recommending approval of the rezone request contingent upon the applicant filing a restrictive covenant restricting development on lot #1 (2.54 acres) to a retirement center for the well elderly with a maximum of 42 persons per acre (which is less than maximum density allowable under the Zoning Ordinance); and a restrictive covenant restricting development of lots 2, 3, and 4 to a level of density permitted in the R-2 zone. The Hearing Examiner queried the R-3 designation on these parcels when R-2 would accommodate the use and density of these lots and Ms. Blauman stated this had been discussed with the applicant and the R-3 zoning seemed to be the stated request of the applicant, although R-2 could be an alternative. The Examiner also asked why lot #1 designated for low density multi-family is being rezoned to R-3 when there are other parcels along Sunset that are designated for R-3 zoning. Blauman stated this parcel appears well suited due to its size, topography and convenience to community services. In her review of the Conditional Use request Ms. Blauman reviewed the 11 criteria noting, this is the first facility within the City of Renton for financially independent well elderly persons. In a survey taken of nearby communities it was found that they did support this type of development as it allows the elderly to integrate into the residential community and become a part of the usual single family type of living by getting to know their neighbors. There is substantial landscaping around the area with roadways assisting in separating the proposal from surrounding residential uses; some public improvements will be necessary and the applicant is working with the City to develop significant mitigation measures in that regard. Yards and setbacks will be met on this proposal as well as height; the use is compatible with surrounding uses and character of the neighborhood; parking and service areas are located in the center of the site; Sunset and Monroe are both screened and landscaped; and a brief discussion ensued regarding parking. Ms. Blauman stated because of availability of amenities on- site, and the possibility that 20% of the residents will have their own vehicle, it is felt the retirement residents will be walking within the neighborhood thereby producing no undue traffic impacts. She said in studies provided by the applicant and those from Senior Housing it was determined that the percentage of persons in retirement centers that retain private vehicles is 10-30% which is compatible with what the applicant is anticipating; and pointed out the vehicle trips would be less than those that could be generated from R-2 or R-3 development; estimated trips per day is 215, and it is recommended by staff that the applicant's proposal for parking be accepted as they are asking for 65 vehicle spaces at this time with 51 spaces to be kept in reserve. Ms. Blauman's review continued noting N.E. Sunset Blvd. is a very heavily travelled roadway with limited sight distance, and with heavily J. Wright Development Compa.:, - (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 3 landscaped corridors as well as hills and curves in the road; the corridor between Kirkland and Union does not have a very good accident record and it'is felt that access on Sunset should be discouraged and directed toward-Monroe Avenue. Discussion continued regarding the traffic concerns, sight distances, safe stopping distances, possible signalization and emergency access. It is not felt by staff that noise, light or glare should present a problem to the surrounding area; parking and service areas will be screened away from the buildings; a large growth of trees will be preserved on the site; the only accessory use for this development is covered parking; there will be no conversion of units, and utilities are available and will be upgraded. Senior Planner Blauman continued advising a letter had been received from the Department of Fisheries and it was their request that any storm water retention plan for this proposal contain oil/water separators - and even though this proposal is in the aquifer protection area the Public Works Department has not suggested any mitigation measures at this time. Reviewing the Site Approval request Blauman touched on this application's conformance with the Comprehensive Plan, impacts to surrounding properties with no adverse impacts on their values; adequate light and air are provided; a specific storm water run-off system will be provided subject to approval by the Public Works Department; and at this point she asked the Examiner's approval of the three requests contained within this submittal, subject to the conditions set out in the report to the Examiner of March 14, 1989. There was a short break at 10:20 A.M. and the hearing continued promptly at 10:30 A.M.. Opening testimony in support of this proposal was received from Jack Lynch, Land Use Consultant. 1001 N.E. Boat Street, Seattle, 98105. Mr. Lynch indicated his pleasure with the presentation of the Senior Planner and wanted to respond to some questions interjected during her review. Referring to the R-2 or R-3 zoning designation alternative (R-3) he felt either would work with the conditions suggested by staff. Lynch felt with the Conditional Use Permit for lot #1 the density would need to be increased • from 42 to 47 due to it being a smaller area over which the same proposal would be designed; said lot #4 is included in the rezone request even though it is not a part of this project as the owner was interested in participating in the rezone at this time to make this property consistent with the other rezone actions; originally lot #3 was to be used for access but after discussion with neighbors and staff it was agreed to also use lot #2 so it would not be left isolated as a single family lot and make a more complete site development. He referenced an easement agreement with the owner of the adjacent lot on Sunset Blvd to provide a secondary emergency access to the property (which Planner Blauman noted should be a condition of approval) and noted the easement is a 22 ft. wide asphalt driveway; stated discussions had been held with Metro who determined this proposal would not be contributing to peak- hour traffic and because special provisions were provided for van service from the retirement home Metro did not feel there should be any special conditions added to accommodate transportation needs. Clifford Curry, Proiect Architect, 471 High Street S.E., Salem, Oregon 97301 testified for the applicant. Mr. Curry presented the background of the managers of the proposed retirement home (Holiday Retirement Corporation); the flexibility of designs to fit sites; described the rental facilities, amenities provided; feels the applicant has always been a good neighbor within the surrounding communities; presented a profile of the persons that will be residing in their center; and reviewed the design and architecture of the building's interior and exterior. The developer for the proposal, Jeff Wright, 1111 - 3rd Avenue. Suite 700. Seattle, 98101 testified as to the search for a site to accommodate this proposal; reviewed statistics regarding the age of residents in close proximity to this site and stated the residential atmosphere is important due to the age of the residents they will be accommodating and who will present a slow meld into the surrounding community. After discussions with surrounding neighbors Mr. Wright said it is felt the design of the center is such to meet the needs of the neighbors, the centers needs, and will be an attractive addition to the single family community. Christoper Brown, Engineer. 879 Rainier Avenue North, Suite A-201. Renton 98055-1380 entered traffic data for the site and surrounding area regarding vehicle trips per day and adequacy of sight distance at the Monroe/Sunset Blvd. and Monroe/12th Street corridors. Monroe and 12th provides direct link to 12th Ave. and said the lack of accident history at this corridor as stated by staff proves to him there is no need at this time for any further action. He said the sight distance is 192 ft. and the AASHTO reads 200 ft. sight distance; he felt a speed limit sign of 25 mph for westbound traffic near Olympia Ave. North could be used to add emphasis that 12th Avenue is a minor road; suggested that if there were concerns about sight distances then a limited sight distance sign with a 20 mph speed plate could be used. Mr. Brown feels 12th and Monroe is an important linkage as it provides a safe access via the signalized access on Sunset - but the Examiner noted human nature being what it is people will be more likely to use the shortest distance route which would put them on the main corridor with high traffic volumes. Reference was made to the Transportation Hand Book and the tables and charts regarding stopping distances (Exhibits 8 and 9) and Exhibits 10 and 11 from the AASHTO. The speeds attained on Sunset Blvd. exceed speed limits by approximately 10 mph and the Examiner felt this fact • . J. Wright Development Compairy (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 4 should be taken into account when this corridor is considered for additional traffic. Again, continued discussion was held regarding access, speed limits, sight distances in the areas of Sunset/Monroe/12th and again suggested that a sight distance of 300 ft. and right-in, right-out turning movements should accommodate concerns. It was again stated that the residents of this center will more than likely not be commuting in this corridor during peak hour traffic as the older citizens tend to try to shop, visit, etc. in quieter times of the day with less crowds and traffic. Jack Lynch asked Mr. Brown to comment on his findings as to a crosswalk at Sunset and Monroe and the viability of a signal at that point. Lynch said the applicant is diligently working to find an appropriate measure to find a safe access and possibly a crossing at 12th and Monroe. Mr. Brown noted sight distances were checked for a driveway further to the east on Sunset with inadequate sight distance being found and a suggestion having been made to install a pedestrian signal at that point. Wishing to share concerns regarding the dangers associated with the current and projected increase in traffic at 12th and Monroe and Sunset, as well as access, acceleration and signalization at the corridor - for current residents as well as the well elderly that will be new in the area were: Patricia Rasmussen. 1300 Monroe N.E., Renton 98056 and Leslie Adams, 1209 Monroe N.E., Renton 98056. Both of these residents were not opposed to the addition of a retirement home in the area but expressed concerns regarding traffic access and safety, and asked that additional time be allocated to further consider alternatives. The Hearing Examiner acknowledged he thought a representative from the Traffic Engineering Department would be present for this hearing but was advised by Planner Blauman the whole department was attending a seminar. The Examiner felt more traffic information was needed from staff and continued this hearing to March 28th at 9:00 A.M. It was noted that at that time the only " further discussions would be on the issue of traffic and walkways. The applicant concurred with this request. The Examiner called for further testimony regarding this project. There was no one else wishing to speak at this hearing, and no further comments from staff. The hearing closed at 11:55 A.M. MARCH 28, 1989 Lenora Blauman, Senior Planner, reviewed the proposal briefly noting this hearing was to deal with traffic concerns expressed by residents and staff at the previous hearing. Regarding the traffic issue, staff has determined there would be approximately 215 vehicle trips per day for residents as well as visitors and mitigation measures had not been worked out at the last hearing. Since the last hearing staff and the applicant have had discussions and came up with an agreement which includes: The applicant is to provide and maintain a sight distance of 282 ft. along Sunset Blvd. (with the brush being cut back to obtain this distance); provide channelization and signing at the intersection of Sunset and Monroe and provide for right turns out only - and right-turn, left-turn into the center only, to increase safety. She noted concern had been expressed about the parking that would be held in reserve in a greenbelt portion of the property and 65 spaces will be provided with 14 to be covered and 116 are required (when staff parking is added). The Planning Department feels the traffic mitigation and parking plan and related conditions will allow this development to be a safe and effective one. It was questioned why a reduction in the 68 ft. sight distance had been granted and Clint Morgan, Traffic Engineering Department responded that the new channelization would restrict the traffic movements now which currently creates a left turn in front of vehicles coming around the curve on Sunset Blvd. - that movement would no longer be permitted with the new channelization. The Examiner tried to clarify the movement permitted noting from Monroe Avenue people would not be able to turn westbound on to Sunset. This is suppose to provide a safe sight distance for people leaving the area, and Mr. Morgan said those leaving the area would have to go east or go through to 12th - traffic will be able to turn from Sunset left because they have better sight distance being further out on the curve. Michael Riggs, Traffic Engineer with Christopher Brown and Associates who were represented in the meeting of March 14, 1989 for the record noted concurrence with the staff memo regarding the mitigated traffic conditions. Kathleen Ossenkon. 3316 N.E. 12th, Renton, 98056, whose property is on the corner of N.E. 12th and Monroe noted her displeasure at having additional traffic and its impact to her property in particular, and the adjacent properties in general. She feels there will be a 400% increase in traffic over and above that which is already impacting the single family residential community. N.E. Monroe, with the projected 215 daily vehicles, will add to the noise and congestion and she feels the applicant chose the site due to its single family quiet nature; feels the access for the proposal should be only from Sunset Blvd.; questioned the provision of parking on-site and the stalls to be held in reserve; parking on • . J. Wright Development Compa__, (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11,i 1989 Page 5 Monroe is already crowded with local residents and their visitors and the additional parking proposed to be used by some of the visitors and possibly staff will impact this problem further. Mrs. Ossenkop requested the full complement of parking be requested by the city; the safety-of the children from the surrounding properties-should be considered before adding more traffic to this area; and.concluded stating for 23 years of living on Monroe Street there is no need for sidewalks at this time because it will reduce the size of Monro= even more making it more difficult to maneuver if additional parking is permitted. Leslie Adams 1209 Monroe A enue N.E. Renton 98056 spoke at the previous hearing but wanted to reiterate his previous testimon, that he feels there will be numerous problems due to traffic that he feels will destroy the neighbo I ood. He again suggested the building be turned around on the property so the traffic will access on to Sunset Blvd. and not intrude into this small, quiet, residential neighborhood. He disagreed ith the comments of Traffic Engineering wherein they determined there should be no new access points on to Sunset Blvd.. Concerns were expressed also for the new residents of the proposed retirement ce,ter and their safety trying to maneuver either on foot or in vehicles, at the proposed access points fro the retirement center. He suggested a more in-depth traffic study be completed before this proposa is given final consideration. Responding briefly was Traff c representative Clint Morgan who tried to clarify why access from the site directly from Sunset Blvd was precluded and stating access to Sunset (a major arterial) is less safe, and the more access permitte• on an arterial restricts the flow of traffic. He feels it is a good engineering practice to reduc, access points from an arterial. Mr. Morgan said there was also a safe sight distance problem with p oposed access on to Sunset Blvd. The access on to Monroe provides a safer access (with the appropn ate channelization) as the vehicles will not be turning in front of the vehicles on the arterial that d U not have proper sight distance. Aligning with Newport Avenue over the north property line created ac ess problems also. Mike Riggs, for the applicant stated originally they looked at the access on the east property line (Newport Avenue) which is n w slated as emergency access, but it was determined there was not enough sight distance and M nroe Avenue seemed appropriate for access as it is a known road to commuters who would know omewhat beforehand how to respond to the traffic. Planner Blauman responded to worse-case scen rio computations stating if the site would be, developed with single family homes there would be approximately 188 vehicle trips per day and because the Comprehensive Plan allows R-2 density on about /3 of the property, if R-2 were used the vehicle trips could range from 275-300 per day. This propo al is anticipated to have approximately 215. Mr. Riggs reiterated the belief the peak hours of tray 1 for single family developments is approximately 7AM - 6PM whereas the retirement center (based n past experience with other projects) is around LOAM - 2PM making for less conflicting turning move ents, and travel in general, because seniors tend to choose to travel during lighter traffic periods Sight distance for the emergency access is 200 ft. looking to the west. Mr. Adams stated he feels th sight distance at the east side of the property is more than 100 yards, and asked that city Engineering staff make a measurement. Ms. Pat Rasmussen queried what is going to happen at 12th and Monroe regarding channelization at that intersection. The Hearing Examiner stated as shown on the plans, turns would only be permitted eastbound from Sunset or Monroe - one could not turn west. From Sunset, heading westbound, the turning movement would be permitted on to Monroe (the only way out of Monroe is eastbound and in to Monroe you can either come from the west along the curve or from the east side, but no left turn due to traffic coming around the curve). Mrs. Rasmussen said if there are oing to be signs and channelization at the Monroe/Sunset intersection she feels the developer should p y attention to 12th as an arterial. With Monroe coming before the crest of the hill that corridor has bec me heavily compacted and needs attention. Mrs. Ossenkop questioned the Metro service mentioned at a previous hearing and was advised by Planner Blauman that Metro had originally requested a site be set aside for future bus service but after further meetings with the developer Metro determined that future service would not be necessary because the center is going to provide vans for private tra sportation of the residents. Ms. Ossenkop still felt senior citizens would be using public transit and ther was a likelihood Metro would still be looking at a bus stop in the area of 12th and Monroe at some point in the future, which would add to the impact of traffic in that area. She stated she feels the appl cant is trying to make Monroe a major thoroughfare and the further impacts of noise to her hom are of major concern to her at this time. Jack Lynch again briefly re iewed the parking and traffic stating if there is a concern about parking he would recommend possib y a condition of approval requiring that during the first six months of operation records be kept to identify how many parking spaces are used, and at the end of that period let the city determine if additional spaces should be developed. He acknowledged the plans are flexible enough to find another 20 p rking spaces right now if so deemed by the Examiner as a condition of approval. Mr. Lynch briefl noted again the use of the van service by retirement center citizens and • noted that Metro saw-no ne d to establish a bus pull-out in front of the facility; stressed the lack of • J. Wright Development Compa. (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 6 peak-hour traffic to be generated from the center; stated in September, 1988 access to the east was explored and it was the recomme dation of the consultant and the city Traffic Engineering Department that the primary access from Mo roe with the emergency access to the east was the most safe and feasible alternative to pursue. H; said the plans have always been flexible enough that the applicant was willing to look at other desig s for the site if need be to address neighborhood and city concerns, and at the same time preserve as uch of the natural amenities of the site. The proposal as now submitted seemed to be the appr.ved design by the city also. Closing, Planner Blauman stated •taff has very carefully looked at the appropriateness of this use for the site and possible impacts on e neighborhood and it is felt this project has been designed to provide some much needed senio housing in a way that will work on the site, retain natural amenities, and provide a minimal impact to the neighboring residential community. This retirement center will have fewer and less severe impacts to neighboring properties for noise and traffic then a development of multi-family use. There wer: no further comments. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:00 A.M. FINDINGS, CONCLUSIONS & D ECISION: Having reviewed the record in t is matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, J. Wright Development Company, filed requests for approval of a Rezone, a Conditional Use Permit .nd a Site Plan to establish a retirement home for senior citizens. 2. The yellow file containi g the staff report, the State Environmental Policy Act (SEPA) documentation and othe pertinent materials was entered into the record as Exhibit #1: 3. The Environmental Rev'ew Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance (DNS) for the subject proposal. 4. The subject proposal w.s reviewed by all departments with an interest in the matter. 5. The subject site is located on the southeast corner of the intersection of Monroe Avenue N.E. and N.E. Sunset Boulev.rd. The site includes four parcels. An unaddressed parcel is located along Sunset (Parcel 1). The remaining three parcels, all addressed along Monroe, are from north to south 1500, 14 6 and 1408 Monroe Avenue N.E. The parcel at 1500 Monroe is a corner parcel with fron age along both Monroe and Sunset. 6. Parcel 1, the largest, co tains approximately 2.5 acres, with the remaining parcels each approaching approxima ely one quarter acre in size. The total acreage is approximately 3.3 acres. 7. The site slopes downw.i d from south to north, with the most noticeable slopes bordering the Sunset and Monroe rig is-of-way along the north and west boundary of the site. Elevations range from approximately 420 feet to approximately 404 feet. 8. The site contains a variety of significantly larger trees including fir, alder, maple, dogwood and mixed fruit trees. The largest stands of trees are located near the north central portion of the site. 9. Existing single family omes on Parcels 2 and 3 will be removed, while an existing home on Parcel 4 will remain. 'arcel 1 is vacant. 10. Development in the ge i eral vicinity is predominantly single family uses. Single family homes are located north acros. Sunset and south, particularly along Monroe. A city owned water reservoir is located so th of the site. A commercial use (a laboratory) is located east of the site. A series of moderately sized shopping centers begins approximately one block west of the site. The next commercial ode is located along Sunset at Union, east of the site. 11. The area contains a w'de variety of zoning districts. The subject site, part of the original townsite of the city, i zoned General (Single Family; Lot size - 35,000 sq. ft.) a designation it received with the initi 1 adoption of zoning in the city. This G-1 district extends both north and south of Sunset a d corresponds with the eastern and western limits of the subject site. An , , J. Wright Development Compa •,_ (Renton Highlands Retirement Center R, CU, SA-116-88 April 11, 1989 Page 7 R-2 (Duplex Residential) istrict, generally one tier of lots deep, is located along the western side of Monroe. Another mall R-2 district straddles Sunset immediately east of the site. An R-1 (Single Family; Lot si e - 7,200 sq ft) district is located one tier of lots removed from Sunset on the north side o that street. R-1 zoning is also found east and southeast of the subject site. A B-1 (Busi ess/Commercial) district is located approximately one block west of the site. 12. The applicant proposes re lassifying the subject site from G-1 to R-3 (Medium Density Multiple Family) to acco• odate a 110 unit retirement home. A conditional use permit (Section 4-748) is also nec•ssary to construct a retirement home in an R-3 district (Section 4- 709A(B)(3)(c)). Staff also determined that site plan review was required pursuant to Section 4- 738. 13. The map element of the •omprehensive Plan designates the area in which the subject site is located as suitable for the development of a combination of low density multiple family development and single f.'is ily development, but does not mandate such development without consideration of other pol cies of the Plan. The Plan appears to emphasize utilizing the northern and western por sons of the property, those areas along Sunset and Monroe, for more intensive land uses, with 'he southeast quadrant of the site, the interior, for less intensive uses. 14. In addition to the potenti.l classification suggested by the map element, the Comprehensive Plan contains a series of police. and goals which condense easily into providing a combination of well designed, affordable housing opportunities for a variety of income levels, age groups, family sizes and life style.. Multiple family housing should generally be located closer to urban services and retail uses a d should serve, where possible, as a buffer between commercial and other more intensive uses and single family uses. 15. The subject site is served by water, sanitary sewer and storm sewer provided by the city. Four inch and twelve inch wat r lines serve the site. The sanitary sewer line is eight inches. The site is also served by a t elve inch storm line. 16. The proposed use, a retir ment home, is intended to serve a,"well" elderly population in their 70's and 80's. The popul tion will be ambulatory, but a variety of services including meals, housekeeping, laundry an post office services will be available on the campus. The population will also be financially in ependent with minimum incomes of $15,000.00 per year. 17. The complex will consist of three buildings. The largest building will be an approximately 88,200 square foot, 108 nit, three-story "U" shaped building located along the eastern half of the site. The other two s uildings containing approximately 1,800 square feet, will be garden suites housing two units ocated in the northwest quadrant of the site. 18. The primary building wi contain 48 studio units, 49 one-bedroom suites and 11 two-bedroom suites. In addition, this ouilding will house a variety of recreational and service facilities including the common di ing room, television room, exercise, craft and game rooms, a library and the post office. 19. The form of the main b ilding is quite varied with two unequal sized wings, varied heights - the ends of the wings as well as the building's central bay will be one-story with the remainder of the building being thr•e-stories - an undulating facade, and a varied leveled, peaked roof. The two smaller garden 'uies will each be one-story high. These garden suites are located along the western edge o the site. 20. The exterior treatment '11 be stucco finish, aluminum windows and asphalt shingles for roof treatment (staff suggeste 0 the roof treatment would be tile). 21. In addition to the buildi gs, the campus will consist of retained and supplemented trees, shrubs and other landscaping m.terials and both covered and uncovered parking. A large stand of existing vegetation inclu 6 ing larger trees and shrubs will be maintained along the north central portion of the campus. .ome of this landscaping will be preserved under the deferred parking requirements and will b; reserved if additional parking is necessary. Under conditional use and landscape criteria, all la'dscaping shall be irrigated with an automatic sprinkler system. 22. . The applicant proposesproviding 65 parking stalls with approximately 15 of those contained within carports. Code r quires 116 parking stalls and the applicant proposes deferring the remaining 51 parking stills pursuant to Section 4-2208(12) which permits deferral of up to fifty (50) percent of the required parking. Review of similar retirement facilities by the applicant • , J. Wright Development Compa=w, (Renton Highlands Retirement Cent r) R, CU, SA-116-88 , April 11, 1989 Page 8 and staff has shown cons' erably reduced parking demand. Similar reduced demand is forecast for the subject proposal, articularly with the proposed population of 70 and 80 year old residents. 23. The parking is set at vari us angles, avoiding the usual static rows of parked cars and providing more interesting visual el ments by the use of landscaped bulbs and islands. 24. On-street parking in the icinity is limited, and Monroe in this area does not contain standard improvements and there a no sidewalks present. 25. The applicant proposes pr viding the only full-time vehicular access via a driveway onto Monroe Avenue. An emergency access, available to the Fire Department, will be provided along the eastern edge of the site with an access easement across adjacent property. This emergency drive will be .pproached via Sunset Boulevard. 26. Monroe Avenue drops do nward to form a "T" intersection with Sunset Boulevard. Sight distance to the west is ha pered by the sharp, sweeping curve of Sunset which swings to the south, and a combination .f vegetation and slope angles found immediately west of the site along the south side of S set. Sight distance is calculated at approximately 275 ft. Traffic Engineering has recomme ded that an optimal sight distance of 350 feet would provide a safe stopping distance for vehi les traveling east along Sunset. Sight distance of approximately 282 feet can be provided acco ding to calculations made by the applicant's traffic engineer and concurred with by Traffi• Engineering, if west of the site along the south side of Sunset the trees were trimmed and t e bank were altered and faced with rockery to prevent regrowth of vegetation. Also adding t• the safety margin, staff recommend channelling Sunset to prevent left (westbound) turns fro 1 Monroe to Sunset. Vehicles traveling west along Sunset would be permitted a left turn onto Monroe. 27. Staff did not as exhaustiv-ly document sight distance problems along Monroe and 12th, south of the site. At this point M.nroe intersects 12th just west of and below the crown of the hill where sight distance is als• constrained. Staff suggest that the absence of an extensive accident history demonstrates a re..onable level of safety. The applicant suggested this would be the primary "safe" route to the shopping found along Sunset, particularly since the left turn at Sunset would be precludes. The sight distance is 192 feet and the recommended sight distance is 200 feet. Twelfth is po.ted at a speed limit of 25 mph. 28. Staff stated that in additi• to the limited sight distance from a potential driveway directly onto Sunset from the complex, . standard street intersection such as Monroe and Sunset provided a safer alternative as oppose• to a hidden, private driveway. 29. The reduced parking dem.nd generated by senior citizens will also be reflected in a reduced traffic count. The reside is of this center will generally be driving less and will not be commuting in this corrido during peak hour traffic, as the older citizens tend to try to shop, . visit, etc. in a quieter tim: of the day when there are fewer crowds and less traffic. The complex will generate app oximately 215 trips per day. 30. Placing the traffic estimat; in perspective, staff estimated that single family development of the approximately 3.3 acre pa cel would generate approximately 185 to 200 trips per day, while R-2 or Duplex development w.uld generate 275 to 300 trips per day. 31. Staff has not recommende• that the site be simply reclassified to R-3 but that such rezoning be contingent upon the execu ion of covenants restricting density to that proposed by the applicant for the current plan. 32. The complex will employ .pproximately 12 to 15 staff, and these numbers have been incorporated in traffic gen-rationfigures. 33. The complex will provide •n-site recreation as well as field trips, shopping trips, etc, and staff anticipates little spillover .ffect upon the'city's senior center. In addition, the age profile again suggests that younger seni.rs are more likely to use the senior center. 34. Public transit is available 1 ear the site along 12th, south of the site, and along Sunset, west of the site. Two vans will be available for both scheduled and unscheduled activities. , J. Wright Development Compa".. (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 9 35. Subsidized senior housing is located in the central business district and northwest of the site. The total units provided for those with limited financial resources are 200. The waiting list for senior housing contains approximately 170 names. A complex for the financially independent is located approximately five miles from the subject site, along the western boundary of the city. ._. That complex provides only housing but not the range of services proposed in the subject complex. 36. Market analyses demonstrated a sizeable population of well elderly, financially independent persons within a radius of five miles from the proposed site. Actually within a one mile radius there are approximately 500 people over 75 years of age and within five miles, approximately 4,000 such persons. 37. Staff suggested that a fence be incorporated into the landscaping along Sunset to reduce intrusive noise, whereas the applicant suggests the openness, coupled with the landscaping will be more readily enjoyed by the residents. CONCLUSIONS REZONE 1. The proponent of a rezone must demonstrate that the request is in the public interest, that it will not impair the public health, safety and welfare and in addition, complies with at least one of the criteria found in Section 4-3010, which provides in part that a. The subject site has not been considered in a previous area-wide rezone or land use analysis; or b. The subject site is potentially designated for the new classification per the Comprehensive Plan; or c. There has been a material and substantial change in the area in which the subject site is located since the last rezoning of the property or area. The requested classification is warranted, although only if it is contingent upon development of the precise retirement complex plans reviewed below under the Conditional Use and Site Plan review subsections, and only if Parcel 4 is R-2. Therefore, the conclusions regarding R-3 zoning found below should only be read as addressing Parcels 1, 2 and 3, those parcels proposed to be incorporated into the retirement complex, and should specifically be read as not applicable to Parcel 4 which will remain a single family home. 2. Since the initial adoption of the city's Zoning Ordinance the site has been consistently zoned G- 1. There have been no previous reviews of the appropriate zoning category for the site. As development continues in the Highlands, both east and west of the site, it is appropriate to review the large lot, single family zoning imposed by the G-1 district. 3. While the map element of the Comprehensive Plan suggests the site would be appropriate for low density multiple family and single family uses, the proximity of Sunset, the relative • isolation suggested by the large city reservoir site, and the commercial use immediately east suggest looking elsewhere in the Comprehensive Plan for direction. Those other areas of the Comprehensive Plan suggest a variety of housing types to provide reasonable living accommodations for a variety of incomes, ages and life styles. Also suggested is that natural or man-made buffers and transition zones guide locational choices when differing housing types and densities are developed. The Sunset corridor as well as the other factors presented suggest that this site could be developed as proposed. At the same time, there seems to be no similarly compelling reason to reclassify Parcel 4 to R-3 potential since it is not intended to be incorporated into the retirement home complex, would only create an inappropriate southerly intrusion of more intense housing density then is suggested by the Comprehensive Plan and would not provide any softening or transition from the retirement complex to the G-1 and R-2 zoning already located on both sides of Monroe in this vicinity. 4. Shopping is available, there is a demonstrated need for this type of housing given the large waiting lists for senior housing, the actual density and traffic impacts are more analogous to low density multiple family or single family uses, and the site is well segregated from single family uses. The latter point is important since the scale of the proposal is not completely compatible with single family uses. Again, emphasis should remain on the fact that the applicant has proposed a particular project with a particular aspect. The project attempts to meet the . J. Wright Development Compt41 (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 10 growing needs for financially independent, well elderly care - a goal in keeping with the Comprehensive Plan's similar goals of providing housing for a variety of ages and income types. 5. Therefore, R-3 zoning contingent upon development of the subject proposal is an appropriate use on the subject site. R-3 is necessary to authorize the development of a retirement home. It will not be used to generate a unit density of 35 units per acre, but merely to permit the location of a use advocated by the Comprehensive Plan. Any R-3 zoning approved should be clearly recognized as being conditioned on the development of the specific proposal herein reviewed. Any failure to construct the specific proposal, with its scale, landscaping, setbacks, etc, should cause the rezone to fail. 6. The Sunset corridor, in addition to an enlarged sewer system and an improved roadway, has been the scene of increased private development, particularly along the commercial nodes, at 12th west of the site and at Union and Duvall east of the site. This additional development, including its shopping potential, increases the desirability of the site for senior housing. 7. While the site has remained undeveloped, growth has occurred both east and west along Sunset, and development of the subject site is timely. Again, with regards to Parcel 4, the southernmost of the parcels fronting Monroe, the density should not be permitted to rise to R-3 potential since it would be incompatible with not only its southern and western neighbors, but it would be incompatible with the limited density proposed for the retirement complex, particularly the garden suites located along the Monroe frontage. 8. Therefore, in light of the above analysis the City Council should reclassify Parcels 1, 2 and 3 to R-3 subject to construction of the retirement complex as approved below. Parcel 4 should be reclassified to R-2. CONDITIONAL USE PERMIT 9. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-748(C) which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; b. , There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; • d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. } The requested conditional use appears justified. 10. The request presents a number of interesting land use issues. There is no doubt that approval of an R-3 rezone for the site is stretching the ordinary interpretation of the Comprehensive Plan's Map Element. The map does not appear to suggest zoning as dense as R-3 for the site. R-3 zoning would permit densities approaching 35 units per acre. At the same time, the Policies and Goals sections of the Comprehensive Plan, the location along Sunset, the nature of the proposed use - a less intense use in so far as population and traffic - suggest that the request is appropriate. The site's relative segregation due to topography, Sunset Boulevard, and the reservoir suggests that R-3 zoning specifically coupled with the retirement home is appropriate. The approximately 127 residents, even with staff, is anticipated to create a density and impact not unlike and probably less than the low density multiple family uses which are the uses suggested by the Comprehensive Plan. • J. Wright Development Company (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 11 11. The proposed use responds to a number of needs, and in doing so responds to a number of goals found in the Comprehensive Plan. This proposal provides a facility catering to the well elderly who remain reasonably independent. It further disperses the housing opportunities for that population rather then concentrating that population. It certainly appears well designed, affording those residents choosing to live there a pleasant living environment with a number of on-site amenities including library, recreational opportunities and post office. It is situated near a wide variety of services along the Sunset corridor further providing the well elderly with diversions, shopping, etc. The proposed development begins to implement and meet the needs of the elderly, needs identified in surveys conducted by community development staff in Renton and in the surrounding region. The primary focus in the region and within Renton had been meeting the needs of the elderly with limited income, allowing those with some financial independence to provide for themselves. This ignored the fact that there are still special needs for those who had financial resources. Single family homes, and even apartments do not necessarily allow for needed social interaction. Similarly, some elderly residents living alone have a harder time meeting their special dietary needs. 12. The use serves to broaden the diversity of uses, particularly residential uses, found in the Highlands. The use offers both long time residents of Renton and other seniors a well designed alternative for their retirement years when maintaining individual housing units becomes both too costly and too difficult, or maintaining an independent life style impedes socializing and shopping needs due to possibly impaired driving skills. 13. The scale of the proposed buildings appropriately step up as they move east toward the adjoining commercial use, and, again, they step downward generally as they approach the lower scale uses fronting Monroe. Landscaping will soften this transition in both directions further permitting the site to blend with the existing neighborhood. The main building, while generally - three-stories high, has peaked roofs, varying heights, modulating walls and off-set wings. These features are further reduced in outward appearance by the preservation of trees, non- linear parking aisles, and the two low-rise garden suites fronting along Monroe. While large, the complex will have a varied and interesting facade with enough design features to avoid any monolithic appearance. 14. The proposed site design, particularly the layout of the more intense, large scale building setback from the street and presenting the two low-rise, single family appearing garden suites to the Monroe frontage - greatly assists the complex in blending with the surrounding uses. The isolation, or,at least separation provided by the city reservoir also assists in making this a particularly interesting and less intrusive transitional use from the Sunset corridor to the duplex and single family uses found south and west of the site. 15. The reduced parking, apparently justified by surveys of similar uses in this and other nearby communities, limits the amount of this interesting and wooded site's land which would be given over to asphalt. There is no reason to provide unnecessary parking if uses such as this do not generate as much parking as other apartment type uses. At the same time the code does require that the land for such parking be held in landscape reserve and not converted to other uses. Since limited on-street parking is available in this vicinity, the applicant's alternate plan which can provide approximately 85 parking stalls (still under the limit but approximately a third more than now proposed) will be approved and may be implemented with staff review and approval and without the need for additional public hearing. This should allay to some extent the concerns of nearby residents in this matter. 16. In areas of traffic safety, some problems remain, although staff and the applicant have reduced the scope of the problems. The result is that by a series of trade-offs and balancing the benefits of the proposal vis a vis other potential uses of the site, the subject proposal reasonably provides for traffic safety. The traffic analysis presents information which suggests that less rather than more traffic should be encouraged to use Monroe due to sight distance problems. The proposed use provides that opportunity. Not only will the proposed use generate less traffic, but the anticipated population will be less likely to utilize the roads than other potentially younger residents, and less likely to use those roads during peak hours. 17. Limitations on turning movements across Sunset at Monroe will provide a reasonably safe through corridor along Sunset, while permitting some turning movements. Vehicular safety will also be enhanced by alteration of the slope and the slope's vegetation west of the site. There is no doubt that development of the subject proposal will increase traffic in this area, but any development of the subject site would have the same affect. The record indicates that the retirement home will have a less dramatic impact than other potential uses and will particularly spare the peak hour commute since most residents of the complex will not be commuting. • . J. Wright Development Company (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 12 Alternative approaches such as direct access onto Sunset solve few problems and introduce additional turning movements onto an arterial which staff suggests would be even more unsafe than a traditional street intersection. 18. Pedestrian safety remains an issue and staff will be left to fine tune any system of pedestrian crosswalks or other accommodation. The vans will provide for most residents' needs but will not take the place of the occasional stroll to nearby shopping. Sunset in this vicinity, with its relatively high speeds and sharp curves presents hazards to anyone who would venture to cross Sunset at Monroe. This would obviously be magnified for citizens well into their 70s or 80s. There is no getting around the fact that both pedestrian and vehicular traffic will present problems, but they do not appear insurmountable and would differ only slightly for any other use of the proposed site. 19. The semi-isolation of the site, the copious landscaping, the large setbacks and the relief provided by the garden suites will afford nearby residents protection from most light, glare or noise produced on site, and since it is a retirement complex, those should be minimal in any event. ti 20. In conclusion, there is evidence that many of the residents of homes of this nature prefer and identify with single family areas since that is where many of them currently reside, but that alone or even coupled with some other reasons is not persuasive since it would be easy to imagine that many residents of apartments would prefer that the apartment be located in or close to single family neighborhoods for similar reasons - the low density, low traffic, aesthetic, low rise nature found in most single family neighborhoods. What is most important is that the scale of the proposal, the nature of the use, the relatively modest density, as opposed to a • traditional apartment complex of this size, and the diminished traffic which will be generated - by the proposal makes its an appropriate addition to this neighborhood. SITE PLAN REVIEW 21. The criteria for site plan review more or less parallel those for a conditional use permit. As indicated above, the proposed use appears to comply with the Comprehensive Plan, provides reasonable circulation for both vehicles and pedestrians, and generally should not adversely affect the public health, safety or welfare. 22. In addition, proposed site plans must not adversely affect area-wide property values, must provide adequate air and light, and must not cause neighborhood deterioration or blight. This proposal appears to successfully satisfy these additional criteria. 23. All in all, the proposed use appears to be one of the better conceived large scale plans submitted for review. It will not be without its share of problems. As with any new development whether for senior citizens, the developmentally disabled, younger families in standard subdivisions or new commercial, office or retail complexes additional traffic, additional demand for services, and additional population do result, as does the loss of privacy, loss of open space • , and degradation of free moving roadways. The proposed Conditional Use Permit and Site Plan are approved. RECOMMENDATION The City Council should reclassify Parcels 1, 2 and 3 to R-3 subject to the following condition: 1. The site shall be used for the proposed retirement complex submitted and reviewed in this concurrent review. Any failure to construct the complex as herein approved shall provide grounds for and result in the reversion by affirmative action of the City Council of the zoning to its status prior to this rezone action. The City Council should reclassify Parcel 4 to R-2. DECISION The Conditional Use Permit and Site Plan are approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant shall comply with the conditions imposed by the Traffic Engineering Division, and modify the slopes and vegetation along the public rights-of-way as • • • J. Wright Development Compali,. (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 • Page 13 necessary, to provide safe sight distances as determined by the city, and shall install traffic improvements as determined by the Traffic Engineering Division. 3. The parking allotment may be increased by twenty (20) stalls, subject to approval of the Planning staff. ORDERED THIS 11 th day of April, 1989. FRED J. KA MAN HEARING E AMINER TRANSMITTED THIS llth day of April, 1989 to the parties of record: Jack Lynch Land Use Consultant 1001 N.E. Boat Street Seattle, WA 98105 Clifford Curry Project Architect 471 High Street S.E. Salem, Oregon 97301 Jeff Wright 1111 - 3rd Avenue, Suite 700 Seattle, WA 98101 Patricia Rasmussen 1300 Monroe N.E. Renton, WA 98056 Leslie Adams 1209 Monroe N.E. Renton, WA 98056 Clint Morgan Traffic Engineering Department City of Renton . Michael Riggs Christopher Brown & Assoc. 879 Rainier Avenue North, Suite A-201 Renton, WA 98055-1380 Christopher Brown 879 Rainier Avenue North, Suite A-201 Renton, WA 98055-1380 Kathleen Ossenkop • 3316 N.E. 12th Renton, WA 98056 TRANSMITTED THIS 11 th day of April, 1989 to the following: Mayor Earl Clymer Councilman Richard M. Stredicke Don Erickson, Zoning Administrator Lynn A. Guttmann, Public Works Director Members, Renton Planning Commission Don Monaghan, Acting Engineering Supervisor Glen Gordon, Fire Marshal Larry M. Springer, Planning Manager Lawrence J. Warren, City Attorney Ronald Nelson, Building Director Gary Norris, Traffic Engineer • • John Adamson, Developmental Program Coordinator Garth Cray, Senior Engineering Specialist Valley Daily News • J. Wright Development Compa__,-' (Renton Highlands Retirement Center) R, CU, SA-116-88 April 11, 1989 Page 14 Pursuant to Title IV, Section 3015 of the City's .Code, request for reconsideration must be filed in writing on or before 5:00 P.M. April 25. 1989. Any aggrieved person feeling that the decision of the Examiner is ambiguous or 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 a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered 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 pending 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 proposal must be made in public. This public communication 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. Hw C� ._If-1 LABORATOR 'y 1. • o 1 1 • A in • 1 •t _/..._. . l_r_____i _a : ....( 1 `,VL. _ iii.____________44 et. " 0j I♦ gus BET _ - R E0 • *% • 1 . -----7-- [ ----r--- f-----i I1 , i . . . fit earssery „.1-- i „. , ,....„ II— . 1 Asris, 1. LF4 . ' z - - -in I — _ — , ii? • 1-- wl--- 1 > i__-- I- . _ � [� �_ ____*, �„ x ‘,-4-i - /LL------) r uil , .. .:a> V...., RENTON . ir, f-I— In . I___ , Z t� T R REBE — - - - 1-1 0 1 1 w Lj-7-1 'ft '11 ti- . -ff ';---D 1 w - - -I— L_ a . iiii • A _ I______ VICINITY MAP 1 ' - 200i1, • RENTON HIGHLANDS RETIREMENT RESIDENCE SITE PLAN APPROVAL: SA-116-88 CONDITIONAL USE PERMIT: CU-116-88 , ' REZONE: R-116-88 APPL I CANT J• WRIGHT DEVELOPMENT COMPANY TOTAL AREA 2.54 ACRES PRINCIPAL ACCESS MONROE AVENUE N.E. EXISTING ZONING G-1, GENERAL-SINGLE FAMILY EXISTING USE SINGLE FAMILY AND UNDEVELOPED. PROPOSED USE 108 UNIT RETIREMENT HOME COMPREHENSIVE LAND USE PLAN SINGLE FAMILY & LOW DENSITY MULTI-FAMILY COMMENTS A REZONE TO R-3 (MEDIUM DENSITY MULTI-FAMILY) AND A' CONDITIONAL ' USE PERMIT TO ALLOW THE RETIREMENT CENTER IN A R-3 ZONED PARCEL OF PROPERTY HAS ALSO BEEN- APPLIED FOR AND WILL REQUIRE A PUBLIC HEARING. 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PUBLIC HEARING March 14, 1989 Page 1 COMMUNITY DEVELOPMENT DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING APPLICANT: J. WRIGHT DEVELOPMENT COMPANY FILE NUMBER: ECF; R; CU; SA -116-88 LOCATION: Property is located at the southeast quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Parcel 1 is an unaddressed parcel fronting on Sunset Boulevard; Parcel 2 is located at 1500 Monroe Ave. N.E. ; Parcel 3 is located at 1416 Monroe Avenue N.E. ; and Parcel 4 is located at 1408 Monroe Avenue N.E. A. SUMMARY AND PURPOSE OF REQUEST: Applicant seeks to: 1) rezone an approximately 3 . 3 acre parcel (composed of four discrete parcels described above) from General Use (G-1) to Medium Density Multi-Family Residential (R-3) ; and 2) obtain site plan approval` and a conditional use permit for the development of 110 units (90,000+/- square foot) retirement facility on approximately 3.04 acres of the site. B. GENERAL INFORMATION: 1. Owner of Record: Roger Lewis, Inc. , P.S. ; Maynard Svor; Jack Huebner; and William and Mary Schreven. 2 . Applicant: J. Wright Development Company 3 . Existing Zoning: General Use .(G-1) 4 . Existing Zoning in the Area: Single-Family Residential (R-1) ; General Use (G-1) ; Low Density Multi-Family Residential (R-2) ; Medium Density Multi-Family Residential (R-3) ; and Commercial Use (B-1) . 5. Comprehensive Land Use Plan: Low Density Multi-Family Residential. 6. Size of Property: 3 .3 acres (including four discrete properties, with Parcel 1 being approximately 2 .5 acres, and the remaining three parcels each being approximately one- quarter of an acre) . 7. Access: Sunset Blvd. N.E. and/or Monroe Ave. N.E. 8. Land Use: Undeveloped land. PRELIMINARY REPORT T( [E HEARING EXAMINER 9. Neighborhood Characteristics: North: Single-Family Residential East: Single-Family Residential South: City of Renton water reservoir West: Single-Family Residential and Low Density Multi-Family Residential C. HISTORICAL/BACKGROUND: These properties are located within the original City of Renton boundaries. D. PUBLIC SERVICES: 1. Utilities a. Water: Four inch line runs along Monroe Ave. N.E. and a twelve inch water main runs along Sunset Blvd. N.E. b. Sewer: Eight inch line runs along Monroe Ave. N.E. and along Sunset Blvd. N.E. c. Storm Water Drainage: Twelve inch line on Monroe Ave. N.E. connects with a twelve inch line on Sunset Blvd. N.E. that drains west. 2 . Fire Protection: Provided by the City of Renton as per ordinance requirements. 3 . Transit: Metro routes 107 and 108 run along N.E. Twelfth Street between Kirkland Ave. N.E. and Union Ave. N.E. 4 . Schools: Not applicable 5. Recreation: Kiwanis Park is approximately .9 mile southeast of the site and North Highlands Park is approximately . 6 mile northwest of the site. E. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-704, General Use Zone (G-1) . 2 . Section 4-709A, Medium Density Multi-Family Residential (R-3) . 3 . Section 4-738, Site Plan Approval 4 . Section 4-748, Conditional Use Permit. 5. Section 4-3014 (c) , Change of Zone Classification. F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Northeast Renton Plan, City of Renton Comprehensive Plan Compendium, 1986 (pgs. 55-60) . 2 . Urban Development Goal, Objectives and Policies, City of Renton Comprehensive Plan Compendium, 1986 (pgs. 11-14) . 3 . Residential Goal, Objectives and Policies, City of Renton Comprehensive Plan Compendium, 1986 (pgs. 14-16) . PRELIkMINARY REPORT TO [E HEARING EXAMINER a REZONE CRITERIA 4 . The Hearing Examiner, in his review of the application, must be able to determine from the record presented in the public hearing that the rezone request is in the public interest and will not impair the public health, safety or welfare. The request must also comply with one of the three criteria listed in Section 4-3014 (c) of the Renton Municipal Code. These criteria are discussed below as they relate to the subject request: a. That substantial evidence was presented demonstrating the subject reclassification appears not to have been specifically considered at the time of the last area land use analysis and area zoning: The G-1, General Use, zoning designation was established for this property when the City's initial Zoning Map was adopted in 1953 . In 1982 the City revised the Zoning Map for the purpose of consolidating similar types of zoning classifications. This modification of the Map did not include a study of the appropriateness of zoning classifications for individual properties within the City. There is no evidence in City records that reclassification of the subject property has been specifically considered at any time since 1953. Thus, staff believe that the request for rezone complies with this criterion. b. That the property is potentially classified for the proposed zone being requested pursuant to: 1) the policies set forth in the Comprehensive Plan; and 2) conditions have been met which would indicate the change is appropriate: The subject site is included in the Northeast Renton Area Plan, which was adopted in December of 1981, as well as in the Comprehensive Plan Compendium adopted in March of 1986. The Comprehensive Plan Map designates the western portion of Parcel 1 and the entirety of Parcels 2, 3, and 4 for low-density multi- family residential development. The eastern portion of Parcel 1 is designated for single-family residential development. Reclassification of the property to R-3, Medium Density Multi- Family Residential Use could, therefore, be interpreted to be generally inconsistent with the existing specific designation on the Comprehensive Plan Map. However, staff believe that the proposed 110 unit retirement center (for an estimated 127 residents) has been designed to conform with and to generate environmental/land use impacts similar to those which might be anticipated from the type' of low-density multi-family residential development which is designated on the Comprehensive Map. Future protection for this proposed type/level of development on the combined parcels can be obtained through a requirement that the proponent provide restrictive covenants which so limit development, and which run with the land. (See Conditional Use Application Report and Site Plan Approval Report for further description/discussion of project characteristics and impacts. ) Additionally, staff believe that the proposed reclassification and development of a retirement center is supported by Comprehensive Plan Goals, Policies and Objectives for City-wide and Northeast Sector residential development, as described below: PRELIMINARY REPORT TOE [E HEARING EXAMINER III URBAN DESIGN GOAL: To promote aesthetic and functional harmony, and to provide a proper balance of residential, commercial and industrial areas. A. LAND DEVELOPMENT OBJECTIVE: Growth and development should occur in a timely and logical progression of the existing urban area to maximize the use of existing services. 3) Vacant land surrounded by developed land should be given priority for development. 4) Land where adequate public utilities are available should be given priority for development. IV RESIDENTIAL GOAL: To encourage suitable housing and living environments. A. NEIGHBORHOODS OBJECTIVE: Sound, viable neighborhoods should be created and/or maintained. 1) Housing densities and types to suit a variety of family sizes, age groups, life styles and income levels should be encouraged. 6) A balance should be sought or maintained between housing and the available access, utilities, and community facilities. 8) Adequate access for emergency and service equipment should be required. 9) Housing alternatives should encourage a variety of choice in architectural design, physical location, building arrangement and ownership patterns. C. HOUSING DENSITY: The density and location of dwellings. . .should take 'into consideration natural features, the character of the area, community facilities, utilities and transportation facilities. 5) Medium or high density multi-family dwellings should be a buffer between low density multi-family residential and more intensive uses. 7) The design of multiple family dwelling sites. . .should achieve the same basic amenities within the development as generally available to single-family dwellings. 8) Multi-family dwellings. . .should be located near employment and shopping centers. D. IMPACT ON THE AREA OBJECTIVE: Dwellings. . .should have a minimal impact on the site and be compatible with the surrounding area. 2) Setbacks should be adequate to preserve views, allow maximum exposure to light, maintain air circulation, promote privacy and provide functional areas. 3) Architectural design and construction should be compatible with the site and adjacent areas. 4) The site plan should provide efficient and functional use of land with attractive design. PRELIMINARY REPORT TO [E HEARING EXAMINER 5) To retain arterial streets for the primary purpose of traffic movement, access directly to arterials should be minimized, while access from local streets should be encouraged. 6) Screening and setbacks along arterial streets should be more extensive than along local streets. NORTHEAST PLAN B. 1. Land use decisions within the Northeast Quadrant should be consistent with available transportation, community facilities and utilities. B. 5. Multiple family residential uses should be encouraged as buffers between commercial uses and less intensive uses. In sum, staff believe that the proposed rezone can reasonably be interpreted as being in compliance with this criterion, based upon consistency with a substantial number of general Comprehensive Plan Policies for residential development in the City and specific development policies for the Northeast Area of Renton. This reclassification is also deemed to be appropriate as a result of changes in the nature of the neighborhood in which the project has been proposed and in the needs of the community for a diversity of residential opportunities; these items are discussed in Section G.4 .c of this report. Finally, staff view the reclassification as being desirable because it will facilitate the development of a residential project which is more closely related to a low-density residential use permitted by the Comprehensive Plan Map, than to a medium- density type residential use which would be permitted with the R-3 zone. The Zoning Ordinance limits the development of retirement centers in residential zones to those properties which are zoned R-3, Medium Density Multi-Family zoning, or R-4, HIgh Density Multi-Family Use. ) c. That since the last previous land use analysis of the area zoning of the subject property, authorized public improvements, permitted private development or other circumstances affecting the subject property have undergone significant and material change: The subject area has generally been stable, exhibiting an orderly pattern and level of growth over the years. Historically, properties in the vicinity were developed with single-family homes and low-density multi-family residential developments. Many of these housing units remain. Others of these developed properties and numerous vacant sites are increasingly being utilized for more intensive residential uses or commercial uses, as permitted by the Land Use Zoning Map. The Northeast Renton Area Section of the Comprehensive Plan speaks to the fact that this quadrant has experienced considerable single-family and multi-family residential development and commercial development, and anticipates that this section will continue to grow at a rapid rate. The study also reports the City's plan to develop and/or support private contributions toward the development of infrastructure and public services necessary to accommodate such growth to the greatest degree to which it is feasible to do so. Additionally staff note that the subject property is located in an area which is fully served by water mains, utility lines and a storm drainage system. The proponent may be required to provide improvements to these systems in order to adequately serve the proposed retirement center. • r. pRELhMINARY REPORT TO •LE HEARING EXAMINER G. DEPARTMENT ANALYSIS: 1. The proponent, J. Wright Development Company, has requested a rezone of a site of approximately 3 .3 acres, composed of four contiguous parcels, from G-1, General Use to R-3, Medium Density Residential Use. The subject properties are located at the southeast quadrant of N.E. Sunset Boulevard and Monroe Avenue N.E. . Parcel 1 (approximately 2 .54 acres) is an unaddressed parcel fronting on Sunset Boulevard; Parcel 2 (approximately .23 acre) is located at 1500 Monroe Ave. N.E. ; Parcel 3 (approximately .26 acre) is located at 1416 Monroe Avenue N.E. ; and Parcel 4 (approximately .27 acre) is located at 1408 Monroe Avenue N.E. (See attached parcel and vicinity maps) . In conjunction with the rezone application, the proponent seeks site plan approval and a conditional use permit for the development of a residential complex, proposed to serve as a retirement center. These actions are required for the proposed project by the Zoning Ordinance (Sections 4-709A, 4-738 and 4-748) . The center has been designed to serve elderly persons -- the typical resident is reported to be a single person in his/her 70's or 80's -- who is ambulatory, but would benefit from on- site support services. The project is intended to serve a financially independent (minimum annual income of $15, 000. 00) population. It is anticipated that the majority of residents will be female. Planned services include three prepared meals daily, housekeeping, laundry, private bus transportation and various activities. Management staff are on the premises 24 hours each day. The project is proposed to include 108 living units in a primary residential structure and two garden suites ( with the 110 units totalling approximately 90, 000 square feet) , indoor/outdoor recreational and service areas and outdoor (covered and uncovered) parking areas. The center will include a central dining room in which three prepared meals will be served daily. The development is proposed to be located on Parcels 1, 2 and 3 of the subject property, totalling approximately 3 . 03 acres. Parcel 1 is vacant; Parcels 2 and 3 are now developed with single-family residences which will be removed to accommodate the retirement center. Parcel 4 (approximately .27 acre) is not slated to be included in the proposed development; the existing single-family residence will remain in place on that parcel. The proposed primary residential structure on Parcel 1 with 108 living units, is to include 48 studios, 49 one-bedroom suites and 11 two bedroom suites. The living units are oriented either toward the interior of the site, or toward the northern or southern or eastern boundaries of the site. This residential structure will house a variety of recreation and service amenities, such as a common dining room, a television room, an exercise room, crafts and game rooms, a library and a post office. The building has been designed to contain approximately 88,200 square feet. It is basically a three-story structure, with a height of approximately forty (40) feet; the "wind ends" and building center are one-story in height. Two one-story -residential "Garden Suites" , containing approximately 950 square feet per unit, are proposed to be located on Parcel 2 . Development of this parcel will not exceed the level of density normally permitted in the R-2 zone. Building construction is planned to be wood frame with stucco and wood siding and with a tile roof. PRELhMINARY REPORT TO IE HEARING EXAMINER ' F ' Outdoor active recreation areas are planned for Parcel 1. Outdoor passive recreation areas, parking and service areas (refuse receptacles, etc. ) are to be located on Parcels 1, 2 and 3 . 2 . Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW. 43.21C, 1971, as amended) , a Determination of Non- Significance - Mitigated, was issued for the subject proposal on January 11, 1989 with the following conditions: a. That the applicant be required to provide a traffic analysis, subject to requirements set by the Traffic Engineering Department to measure impacts to/from the site to the Monroe Avenue access route and to the Monroe Avenue N.E./Sunset Boulevard intersection, and to develop a plan to mitigate traffic impacts, subject to approval by the Traffic Engineering Division. Note to the Hearing Examiner: The traffic analysis was provided to the Traffic Engineering Division on January 18, 1989. b. That the applicant be required to provide a plan for mitigation measures (e.g. signage, crosswalks, and signalization) to permit a safe, attractive environment for pedestrian travel, subject to approval by the Public Works Department and the Planning Division. c. That the applicant provide a storm drainage management plan, subject to approval by the Public Works Department. d. That the applicant provide: 1) a plan for landscaping/landscaping maintenance (automatic irrigation system) ; and 2) a screening plan, subject to approval by the Landscape Planner. These measures are intended to protect some of the existing natural environment, as well as to mitigate aesthetic impacts, visual impacts, light and glare impacts and noise impacts. e. That the applicant provide a bond in the amount of $2, 000. 00 to ensure landscaping maintenance. f. That the applicant provide a marked secondary emergency access, subject to approval by the Fire Prevention Bureau. Note to Applicant: This access will be for emergency vehicles only. No delivery trucks or residential vehicles will be permitted. Any easement access must be duly recorded with King County and placed on file with the City of Renton. g. That the applicant be required to: 1) provide an erosion control plan; 2) provide a plan for restricting hours of hauling operations in conjunction with construction; 3) provide a plan for wheel-washing of construction vehicles on-site to minimize tracking of debris off site; and 4) provide a bond in the amount of $2 , 000. 00 for street clean- up. These plans and the bond are to be subject to City approval. h. That the applicant be required to provide interior insulation to limit interior noise to 50 dBA or less in order to_mitigate noise impacts to the site from traffic on Sunset Boulevard. 3 . Various City departments have commented upon the proposed development. The comments are attached; discussion of those items has been incorporated into this report. s PRELhMINARY REPORT TO!' lE HEARING EXAMINER Finally, fire and police service representatives do not anticipate an unusual- number of requests for service from this development because the residence is designed to serve the well elderly, and because staff are on site at all times to assist the residents and to ensure the implementation of security provisions at the center. Existing service resources are reported to be adequate to meet expected needs. Based upon the above-described information, staff believe that the proponent's proposal for reclassification is appropriate in that private development in the area has undergone substantial change. 5. A final criterion used to evaluate the appropriateness of a rezone is that of the timeliness of the request. Staff believe that the request for rezoning to R-3, Medium- Density Multi-Family. Residential Use is timely for the following reasons: a) the proposed reclassification of the property from G-1, General Use to R-3, Medium Density Multi-Family Use is consistent with the range of types and densities of land uses which are now present and are anticipated for a substantial area of the neighborhood; b) the subject property is essentially an in-fill site as it is surrounded by developed properties, and is, itself, partially developed; c) the proposed rezone is intended to facilitate the development of a retirement center; this proposed center is designed to be less dense and to have impacts which are generally less intense than the maximum development which would typically be permitted in an R-3, Medium Density Multi-Family Residential Zone (see Conditional Use Permit - Section G. 6.d for additional discussion) ; d) City of Renton policies (Department of Community Development) support the development of housing for the elderly in our City; e) there are no similar housing opportunities in the Northeast Section ' (the two existing retirement centers in this quadrant serve the low-income elderly) ; f) the site is near to single-family housing -- proximity to such uses has been determined to be desirable because most potential residents have enjoyed living in single-family homes previously and wish to continue living in single-family type neighborhoods; g) the subject property is in an area which is presently developed with community amenities/services (e.g. shopping, personal services, recreational opportunities) which are compatible with/necessary for the success of the proposed retirement center; h) the site is convenient to public recreation opportunities -- e.g. Kiwanis Park is less than one mile to the south of the proposed center - - which will serve to supplement on-site recreational amenities; i) the site is convenient to public transit for those residents who wish to use this form of travel rather than the retirement center's transportation system or a private vehicle; and j) the proposed actions will not place an unnecessary burden on City services, CONDITIONAL USE CRITERIA: 6. The Hearing Examiner, in his review of the application, must be able to determine from the record presented in the public hearing that the request for a conditional use permit is in the public interest and will not impair the public health, safety or welfare. The request must also comply with the ten criteria listed in Section 4-748 of the Renton Municipal Code. These criteria are discussed below as they relate to the subject request: 4' PRELIMINARY REPORT TC iE HEARING EXAMINER a. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton: The Comprehensive Plan Map and the Zoning Ordinance both designate the subject property specifically for single-family residential use. A substantial portion of the surrounding area is designated for a variety of multi-family and single-family residential uses. The applicant proposes a retirement center of 110 units, to house an estimated 127 elderly persons who are financially independent. The proposed use does not comply with the current map designations; the applicant has applied for a rezone to facilitate the proposed development in conjunction with this application. This proposed use, together with the rezone action described above Section G.4 and G.5) , is generally consistent with the Comprehensive Plan Residential Policies, and with the Northeast Renton Area Plan listed in the City of Renton Comprehensive Plan Compendium. The proposed use is permissible as a conditional use in the R-3, Medium Density Multi-Family Residential Use zone, as described in Section 4-709A of the Zoning Ordinance. The Comprehensive Plan Compendium address Residential Development Goals in the Policies Element Section, General Goals, Objectives and Policies IV. These goals, objectives and policies have been listed above in this report (See Section G.4.b) ; this section of the report will provide a brief discussion of goals, objectives and policies of particular significance for the proposed residential development. The fundamental residential development goal is "to encourage suitable housing and living environments" and the objective is to create "sound, viable neighborhoods. " Various specific policies in the Residential Section (Neighborhood Objective) of the Comprehensive Plan encourage the provision of housing "to suit a variety of family sizes, age groups, life styles and income levels" and the provision of equal "opportunity for all residents to obtain sound housing. " These policies also encourage housing opportunities for special populations to be "dispersed throughout the City. " The proposed project would begin to implement the concept of residential alternatives for the elderly in this community. It would be the first facility for the financially independent well elderly in the City of Renton. The proposed retirement center has been designed to both meet the needs of this special population and to be generally compatible with the character of the local residential and commercial neighborhoods. It would assist in providing housing to "suit a variety of. . .life styles and income levels: and offer a "sound housing" alternative for approximately 127 well elderly persons who wish to move from single-family homes but would like to continue to live in a residential neighborhood which is convenient to a range of community services and activities. Since most of these individuals are single and currently live in single-family homes, this project would also help facilitate housing for the elderly and free single-family residences for young families. The desirability of the retirement center concept and the need for such residential complexes in local communities has been reported in analyses developed for the City of Renton Community Development Department. PRELIMINARY REPORT TC ',IE HEARING EXAMINER The information provided by the Department of Community Development and through informal surveys conducted among staff of Community Development Departments in nearby communities, uniformly supports the desirability of encouraging the development of housing alternatives throughout residential areas of local communities and in areas which are convenient to community activities and services. These alternatives are viewed as providing opportunities for developing a range of suitable housing opportunities for the well elderly and the disabled elderly, including those who are financially independent and those who have limited income. These alternatives also allow integration of the elderly into the community. The Zoning Code for the City of Renton (Section 4-709A) permits group homes in the R-3, Multi-Family Medium Density Residential Zone, as a conditional use with the requirement that the use conform to development standards delineated in the Code. The project design for the Renton Highlands Retirement Center, with required environmental and land use mitigation measures, will meet or exceed those development standards (See Section G. 6.c below) . Additionally, the development has been designed and located in a manner which affords a substantial level of privacy to the residents and to neighboring residential and commercial property owners. The Comprehensive Plan for the Northeast Section of Renton, which includes the subject property, notes that the current and potential availability of public services, community services, utility and transportation systems must be considered in evaluating applications for new development. As noted in the Rezone Application (Section G.4 and G.5 above) the proposed residential complex is slated to be constructed in an area which is now ready to accommodate such a development. This growing area is zoned for a variety of residential uses and commercial uses. Much of the land is already developed with single-family homes, multi-family residential units and commercial uses. There are some vacant properties as well. The Public Works Department, Police Department and Fire Prevention Bureau report that City' services generally meet or exceed existing and anticipated requirements for this portion of the Northeast Section of the community. Where improvements to facilities are required (such as street lighting, undergrounding of utility lines, sidewalks) the applicant and the City will work together to develop a plan for the applicant to provide those improvements. The proposed retirement center is planned for an area which is near a shopping center, personal service facilities (e.g. medical, dental) , and public transit lines. In addition to the Neighborhoods Objective, the Comprehensive Plan addresses specific policies related to the Housing Quality Objective, Housing Density Objective, and Impact on the Area Objective in the Residential Section -- these will be presented in this report in the Site Plan Approval Section (G.7) . b. Community Need: There shall be a community need for the proposed use at the proposed location. In the determination of community need the Hearing Examiner shall consider the following factors, among all other relevant information: PrELIMINARY REPORT TC iE HEARING EXAMINER 1. The proposed location shall not result in either the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use: Staff believe that the development of the Renton Highlands Retirement Center at N.E. Sunset Boulevard and Monroe Avenue N.E. will not result in overconcentration of such facilities for the following reasons: a) At present there is only one other retirement center for the financially independent well elderly in the City of Renton, housing approximately 70 persons. That center includes living areas only; a full range of social and personal services is not provided. That development is located on the western boundary of Renton, approximately five miles from the site selected for the proposed project. There are three residential facilities in the community housing 200 persons with limited financial resources -- two of those are in the Northeast Section of the community, but neither is in the immediate vicinity of the proposed development. There are 172 persons on a waiting list for senior housing. b) The City's Department of Community Development, Housing and Community Services Division,has expressed an interest in increasing the number and range of housing opportunities for the elderly throughout the community, and supports the proposed development. 2. The proposed location is suited for the proposed use: The proposed location for the Renton Highlands Retirement Center is well-suited for a residential complex for the well elderly. The properties are essentially flat and, when the three proposed parcels are combined, sufficiently large (approximately 3.03 acres) to comfortably accommodate the proposed 88,200 square foot primary residence, the garden suites, recreation areas, service areas, parking areas, landscaping and screening. As noted previously in this report, the site is served by basic public services and facilities/infrastructure. Improvements to municipal facilities (e.g. sidewalks, streetlighting) which may be desirable in order to upgrade the effectiveness and/or efficient operation of the proposed development can be achieved through environmental and land use mitigation measures which will be recommended to the Hearing Examiner. A market analysis provided by the proponent supports the appropriateness of the proposed site for a retirement center based upon: a) the existence of a target (financially independent, well elderly) population of substantial size in the local community and in nearby communities; b) absence of housing opportunities for the target population within the City of Renton; c) proximity of community services and activities (e.g. adjacent commercial center) ; d) proximity to public transit; and e) proximity to a quiet, private single-family and low density multi-family residential neighborhood. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: PRELIMINARY REPORT TO . HEARING EXAMINER ,I 1. Lot Coverage: Lot coverage in residential districts (R-1 and R-2) shall not exceed fifty percent (50%) of the lot coverage of the zone in which the proposed use is to be located. Lot coverage in all other zones shall conform to the requirements of the zone in which the proposed use is to be located. The proposed retirement center (including the primary residential structure and two garden suites) is approximately 90,000 square feet. The property, when Parcels 1, 2 and 3 are combined, totals approximately 3 . 03 acres. Thus, lot coverage will be approximately thirty (30) percent; thirty (30) percent coverage is allowed for corner lots by the Zoning Ordinance, Section 4-709A. 2 . Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. The proposed yards for the retirement center meet or exceed all requirements for developments on the R-3, Medium Density, Multi-Family Residential Zone. The front yard is proposed to be thirty (30) feet in width; the side yards and rear yard are each proposed to be twenty (20) feet in width. These yard dimensions are required for corner lots and/or for properties, such as the subject property, which abut properties that are designated for single-family development on the Comprehensive Plan and for R-1, Single-Family Residential Use on the Zoning Map. 3 . Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Building heights should be related to surrounding uses in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The primary residential structure is proposed to be a maximum of forty (40) feet in height at the apex of its sloping roof; the Zoning Ordinance sets a height limit of fifty (50) feet. Residential development on G-1, R-1 and R- 2 properties in the vicinity of the site includes single- level and two-story structures; structures on those properties could be developed to a height of thirty-five (35) feet. The primary residential structure and the garden suites have been situated at points on the site which are well away from structures on adjacent properties to the east of the site in order to provide privacy to residents and to neighbors. The property to the south of the site is developed with a City of Renton Reservoir. Properties to the north of the site are separated from the proposed retirement center by N.E. Sunset Boulevard, a principal arterial. Properties to the west of the site are separated from the proposed retirement center by Monroe Avenue N.E. Landscaping and fencing is planned to screen the site and enhance neighborhood ambience. d. Compatibility: The proposed use shall be compatible with the residential scale and character of the neighborhood. The proposed retirement center does differ in scope, size and scale from neighboring residential developments -- 1) the lot size of 3.03 acres (proposed) is considerably larger than many of the nearby parcels; 2) the primary residential structure is proposed to be approximately 88,200 square feet and forty (40) r PRELIMINARY REPORT TC RE HEARING EXAMINER feet in height at the top of the hipped roof. The proposed garden suite, at approximately 1900 square feet . (950 square feet per unit) is similar in scale and height to many nearby residences. Staff believe that the proponent has designed and located the proposed primary structure, attendant amenities, and parking/service areas in a manner which results in this development being a compatible neighbor to surrounding residential developments. In additiona a large number of mature Douglas fir have been saved on the north side of the site, which will also help to reduct the visual impacts of the development. For example, the development is proposed to have wood and stucco siding materials, roofing and window treatment which have been selected to be compatible with those materials used in family residences. The entrances to the residential structures are oriented toward the interior of the site. Parking areas and service areas, similarly, are located at the center of the site to the greatest extent feasible to minimize noise, light and glare impacts to surrounding sites. Landscaping and fencing is designed to/will be recommended to fully screen the structures, outside recreation areas, parking and service areas from neighboring properties. Impacts from this development are anticipated to be further confined by the fact that the site is separated from other developments on three sides: to the south there is a public use facility (water tower) ; to the west lies Monroe Avenue N.E. ; to the north lies Sunset Boulevard. There is a small commercial development and a single-family residence to the east of the site. Additionally, staff note that the special character of the development (i.e. a retirement center rather than a traditional medium density multi-family development that might be permitted in an R-3 zone) enhances the compatibility of the proposed structure with the local neighborhood. It is estimated that the proposed development will house 127 persons, which is approximately 42 persons per acre, well within the limit of 50 persons per acre permitted by the Zoning Ordinance for a retirement center, as a conditional use, in the R-3, Medium Density Multi-Family Residential Zone. A maximum of 215 daily vehicle trips are estimated for residents, on-site staff members and delivery services (laundry, food etc. ) . The maximum level of residential development typically permitted in the R-3 zone would generate considerably more significant impacts -- an estimated 25 units per acre or 75 units, 135 residents, 33 new students and 495 daily vehicle trips. The maximum level of residential development typically permitted in the R-2 zone, and basically allowable on a substantial portion of the subject property under the existing Comprehensive Plan Map, would generate an estimated 12 units per acre or 36 residential units, 72 residents, 18 new students, and 280 daily vehicle trips. Based upon the above analysis, it appears that traffic impacts (vehicle and pedestrian) , while less than those which might be anticipated with standard medium density or low density development, are likely to be the most significant impacts. Staff believe that these impacts are mitigable through measures which were recommended by the Environmental Review Committee (See Section G.2) . (See Section G. 6. f and Section G.7. f. for PRELIMINARY REPORT TC` 1E HEARING EXAMINER additional discussion of traffic impacts) . Specific mitigation measures which have been developed to date include signage, clearance of brush, and related measures to protect safe travel for vehicles and pedestrians; the applicant and the Traffic Engineer are continuing to work to develop all specific measures necessary to fulfill the Environmental Review Committee condition for traffic mitigation. Factors which further define the proposed development as being compatible with the character of the neighborhood are: 1) the transitional character of the neighborhood -- so defined by a trend toward zoning for and development of properties with higher density multi-family residences and commercial uses; 2) the proximity to two significant roadways -- N.E. Sunset Boulevard and Monroe Avenue N.E. ; 3) the proximity to existing commercial services, public transit and public recreation areas. e. Parking: Parking under the building structure should be encouraged. Parking facilities for the proposed retirement center will be required to be sufficient to store vehicles belonging to residents, staff, visitors, delivery services and vans proposed to transport residents. The Parking and Loading Ordinance does not specify parking requirements for retirement centers for the financially independent elderly. The Ordinance does delineate parking requirements for "Boarding and Lodging" facilities. The definition of the proposed use as a boarding and lodging type facility appears to be appropriate, based upon the fact that boarding and lodging facilities are placed in the same category as retirement facilities in the Zoning Ordinance Section 4-709A (Medium Density Multi-Family Residential Use - Conditional Uses) . The Parking and Loading Ordinance requires that boarding and lodging homes provide: a) one parking space for the proprietor; b) one space for each sleeping room; c) and one additional space for each four (4) persons employed on the premises. Under this standard approximately 116 spaces would be required for the currently proposed development -- including 109 spaces for residents and seven (7) spaces for staff. The applicant has proposed to provide 65 parking spaces at grade(49 open spaces and 14 covered carports) at the present time and to hold area in reserve for the remaining 51 spaces which are required for this facility under the Parking and Loading Ordinance. This Ordinance does provide an opportunity for the proponent to place up to fifty percent (50%) of required spaces in reserve, if: a) there is reasonable cause to do so; and b) there is an agreement to hold sufficient space in reserve to construct additional parking spaces if/when it becomes necessary to provide these facility. The proponent has made a "Request for Delay in Installation of Parking Lot Improvements", and, as required, has provided a plan to depict the way in which the additionally required spaces could be provided on the site. The proponent bases a plan to provide 65 spaces upon information provided from studies conducted for similar retirement centers for financially independent persons which have been designed and operated by this development corporation as well as from a marketing analysis provided by H. R. Wacker and Associates. The proponent indicates that approximately 22 parking spaces would be required for residents' private vehicles (based upon estimates that approximately twenty percent (20%) -- 22 -- of the residents would own automobiles; approximately 12 spaces would be required for staff vehicles; two (2) spaces would be required for private vans provided for resident transportation; PRELIMINARY REPORT TC 'iE HEARING EXAMINER approximately 22 spaces would be required for visitors; and approximately seven (7) places would be required for visiting service providers and delivery trucks. Only residents and staff would be anticipated to remain in parking stalls on an on-going basis; visitors and delivery vehicle trips would be distributed over the course of the business day. Staff believe that the present parking plan, together with the proposed plan for improving parking facilities as necessary at a future time, is sufficient to adequately serve the proposed retirement center users and to limit impacts upon the surrounding community. Staff would recommend, however, that the proposed plan for future improvements include requirements that: 1) site plan approval be obtained for the installation of new parking spaces; and 2) no significant trees be removed to accommodate new parking. If these improvements are required it is most likely that these would be in the form of addition of spaces for residents' private vehicles. Staff is recommending approval of the proposed development subject to the filing of a restrictive covenant, to run with the land, which confines development of the approximately 2 .54 acre unaddressed property (Parcel 1) to a retirement center (for well elderly) with a maximum density of 50 persons per acre and restricts development of Parcels 2, 3, and 4 to a level of density equivalent to that permitted in the R-2 zone. ) f. Traffic: Traffic and circulation patterns of vehicles and pedestrians, relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. It is estimated that a total of 215 vehicle trips will be generated daily from the proposed retirement center. This census includes those trips made by residents in their private vehicles, by private vans serving the residents, by visitors, by staff members, by service providers and delivery vehicles. Pedestrian trips generated from the proposed development are anticipated to include recreational and business trips (to public transit lines or the nearby commercial center) made by residents and trips made by staff members travelling to and from work on near-by public transit lines. Staff have reviewed the proponent's traffic analysis (prepared by a certified traffic engineer) and traffic information for the area which is on file with the City. Based upon this information, staff conclude that traffic impacts will occur to the local community -- especially N.E. Sunset Boulevard and Monroe Avenue N.E. -- from both vehicle and pedestrian trips. It is believed that both environmental and land use impacts can be mitigated sufficiently so that the proposed development can be accommodated in a manner so that is an acceptable conditional use which is safe and efficient for retirement center residents, staff and visitors, as well as for neighboring property owners and passersby. The Environmental Review Committee has required that the proponent develop traffic mitigation plans and emergency access plans subject to approval by the Traffic Engineering Division to facilitate pedestrian and vehicle travel. (See Section G.2) . Staff may recommend additional improvements to on-site travel routes and off-site access routes in conjunction with site plan review to accomplish further protection of on-site travellers and further enhancement of compatibility between the retirement center and neighboring properties. PRELISMINARY REPORT ,TC iE HEARING EXAMINER g. Noise, Glare: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. The proponent proposes to develop a retirement center providing: a) 110 residential units to house approximately 127 persons; b) 62 parking spaces; c) 24 hour management staff; d) on-site services (e.g. three prepared meals daily, post office, beauty parlor, recreation center) ; e) outdoor recreation facilities; and f) private transportation service. The nature and scope of the proposed full-service residential development is different in some respects from single-family and low-density developments in the area. However, noise, light and glare impacts are not generally anticipated to be significant. Specifically, noise impacts are expected to be limited for the following reasons: 1) The site is bounded on the west and north sides by public rights-of-way which generate ambient noise levels well above the level of noise anticipated to be generated by the residents and staff of the retirement center; 2) the single persons and couples who will be living at this center are likely to generate less noise than families living in traditional residential units; 3) most recreation areas are indoors; outdoor recreation areas are anticipated to be used only during daylight hours; 4) service and parking areas are screened from abutting properties by structures and fencing; 5) most use of private vehicles and the retirement center van will be confined to hours between 9: 00 a.m. and 5: 00 p.m. ; , and 6) delivery service will be confined to normal business hours. (Note: The Environmental Review Committee established a requirement that the proponent provide interior insulation to limit interior noise to 50 dBA or less in order to mitigate noise impacts to the site from traffic on Sunset Boulevard. That insulation should similarly serve to reduce noise impacts from the development to nearby properties. ) Similarly light and glare impacts are anticipated to be minimal because: 1) on-site exterior lighting will be required to be designed so that the site is fully illuminated but not subject to light and glare; similarly, on-site lighting will be designed to prevent light and glare from being directed to neighboring sites; 2) light and glare from on-site vehicle travel is proposed to be contained by landscaping and screening improvements -- the landscaping and screening plan will be required to be approved by the City's Landscape Planner, as established in conditions for this project set by the Environmental Review Committee on January 11, 1989. (See Section G.2) ; and 3,) outdoor recreation areas will be utilized primarily during daylight hours so that no significant light and glare impacts are anticipated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. The landscaping plan proposed for this development includes, the retention of a large number of existing mature trees as well as the addition of new plantings which are compatible with those on neighboring properties -- including grassy areas, flowers, shrubs and trees (evergreen and deciduous) . Plantings at the boundaries of the site, abutting the structures and within the parking areas are designed to be sufficient in size, number and variety to provide visual relief and visual buffering. The Environmental Review Committee has required that the landscaping PREL1MINARY REPORT TC iE HEARING EXAMINER plan and an attendant landscaping maintenance plan be subject to the approval of the City's Landscape Planner (See Section G. 2 .d/e) to ensure that plantings are sufficient to provide : (1) an aesthetically pleasing environment; (2) visual barriers between the site and neighboring properties, and (3) light and glare containment. The applicant has also proposed to provide wood and cyclone fencing to enhance visual separation of the site as well as to provide containment of noise, light and glare. Staff will recommend some improvement of the proposed screening, subject to the approval of the City's Landscape Planner, in order to further mitigate impacts from the site to the community and to assist in mitigating impacts from the community to the site. i. Accessory Uses: Accessory uses to conditional uses shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. The proposed covered parking areas for approximately 14 cars are defined as accessory structures by the Zoning Ordinance. These parking facilities are designed to comply with development standards established for such structures in the Zoning Ordinance in Section 4-709a (R-3, Multi-Family Development) and Section 4-2204 (Parking and Loading) . j . Conversion: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance with the provisions of this Chapter. This condition is not applicable since Parcel 1 of the subject property is not developed, since, structures on Parcels 2 and 3 are to be removed, and since Parcel 4 is not included in the proposed development area. k. Public Improvements: The proposed use and location shall be adequately served by and not impose an undue burden on anv_ public improvements, facilities, utilities and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities and/or services. As noted in Sections G.4 and G. 5 of this report, the subject property is served by water and sewer lines and by a storm drainage system along property frontage at N.E. Sunset Boulevard and Monroe Avenue N.E. The Public Works Department has indicated that these public improvements are generally adequate to serve the proposed development. The proponent will be required to assume a share in maintaining present services and in making future improvements to services through participation in systems development, special assessment area charges, and approved plans for water and sewer systems. Storm drainage detention plans will have to be based upon a 25 year storm with a five year release rate and biofiltration trenches will need to be provided to filter run-off The Public Works Department may also require installation of standard off-site improvements or upgrading of existing improvements (e.g. sidewalks, streetlighting) . Staff note that the proposed site is located in Zone II of the Aquifer Protection Area (pending) . In order to protect the underlying aquifer from contamination by such materials as fertilizers, herbicides, cleaning solutions and products leaking from vehicles, the proponent may be required to provide on-site storage containment systems for these materials. PRELIMINARY REPORT TC' IE HEARING EXAMINER The Fire Prevention Bureau recommends that the applicant be required to provide a secondary emergency access; this access may be located along an access easement on the property to the east of the site and entering the site at the east side of the property, with ingress/egress to be accomplished via a joint driveway from Sunset Boulevard through that property to the east. The easement must be recorded with King County and on file with the City of Renton. The easement route must be designated as a fire lane by a system approved by the City. Sprinklers, hydrants and alarm systems are also required. SITE PLAN APPROVAL CRITERIA: 7. Section 4-738 (D,1) lists ten criteria (and several sub-criteria incorporated into general criteria) that the Hearing Examiner is asked to consider along with all other relevant information in making a decision on a Site Plan Approval application. These include the following: a. Conformance with the Comprehensive Plan, its elements and policies: Section G.4.b (Rezone Application) and Section G. 6.a (Conditional Use Permit Application) describe and discuss the manner in which the project application conforms with the basic Comprehensive Plan Compendium Policies related to Neighborhood Objectives and with the Northeast Renton Area Plan. Discussion in this section of the report will be related to the ways in which the application conforms to Comprehensive Plan Compendium Policies (Residential) related to the Housing Quality Objective, Housing Density Objective, and Impact on the Area Objective. For example, the Comprehensive Plan Compendium Policies relating to "Housing Quality Objectives" (IV.B) call for "well designed, constructed and maintained dwellings" which "take advantage of views, site character and other amenities. " The developer has designed the proposed retirement center so that its residential character is apparent, so that it is sited in a manner to take full advantage of the natural features on the property (e.g. terrain, natural vegetation, accessibility) , and so that it is located in a way which protects the privacy of residents and neighbors. . The Comprehensive Plan Compendium Policies relating to "Housing Density Objectives" (IV.C) call for developments to take into consideration "community facilities, utilities and transportation facilities" and for "multi-family dwellings to be a buffer between low density residential uses and more intensive uses. " As noted in conjunction with rezone application review (See Section G.4.c and G.5) and with conditional use review (See Section G. 6.b-d; G.6.h and G. 6.j ) the proposed retirement center is slated to be located in a growing area of the City, which is sufficiently served by public improvements and community facilities to accommodate this residential development. The dynamic growth pattern has resulted in a range of types of residential and commercial developments in this area; the proposed development -- as it is designed and located -- is believed to provide an attractive, effective buffer between those local low-density residential uses and commercial uses. The Comprehensive Plan Compendium "Impact on the Area Objective" (IV.D) calls for dwellings to have a "minimal impact on the site and be compatible with the surrounding area. " As the proposed development is somewhat different is scope, size and design from surrounding developments, there is likely to be more than minimal impact (e.g. visual impact, traffic impact) from the PRELIMINARY REPORT TC-_ YE HEARING EXAMINER development. However, the applicant has taken significant measures to plan structures to be compatible with surrounding developments. Additionally, large open areas have been retained with both natural vegetation and planted materials to provide visual relief and visual barriers between the site and neighboring properties. These plans address policies for: a) screening of incompatible uses; b) providing setbacks adequate to preserve views, allow maximum exposure to light, maintain air circulation; c) providing compatible architectural design and construction between the site and adjacent areas; d) providing efficient and functional use of land with attractive design; and e) providing access from local streets. While the proposed use does not conform to the Comprehensive Plan Map (guideline) designation, as noted previously in this report, staff believe that: 1) the proposed use does conform to the Comprehensive Plan Goals, Policies and Objectives for Residential Development, 2) the proposed use conforms to City policies for the development of residential centers for the elderly, and 3) the center as designed and located will be an attractive, functional development which is appropriate for the Northeast Renton area. b. Conformance with existing land use regulations: The proposed residential complex generally conforms with land use regulations established in the Zoning Ordinance for R-3, multi-family medium density residential use (Section 4-709A) , and for retirement centers, as a conditional use (Section 4- 709A.B.3.c. ) Specifically, development of the proposed 110 unit residential complex on this 3.03 acre parcel would result in a level of density of about 42 persons per acre (within the permitted maximum of 50 persons per acre as required for retirement homes under the Conditional Use provision) . Staff will recommend a restrictive covenant, to run with the land, to confine the level of density to this maximum of 42 persons per acre on a permanent basis. As noted above, development standards delineated in the Zoning Ordinance for such developments in the R-3 zone are satisfied for lot size, configuration and dimension, building heights and setbacks, lot coverage and impervious surfaces. (See Section G. 6.c) . The number, location and dimension of parking spaces (covered and open) generally comply with requirements established in Chapter 22 for parking and loading for boarding and lodging facilities. The applicant has submitted a plan to install 65 of the 116 required parking spaces at present and a "Request for Delay in Installation of Parking Lot Improvements" for the remaining 51 spaces. Staff support this proposal as providing a reasonable plan to provide necessary parking for residents, staff, visitors and service providers at the retirement center with the addition of provisions stating that: 1) site plan approval be obtained for the installation of new parking spaces; and 2) no significant trees be removed to accommodate new parking. (See Section G. 6.e) . Retention of natural vegetation and creation of landscaped areas (as established previously by the Environmental Review Committee through the Determination of Non-Significance - Section G.2 - and as established through conditions which are set in conjunction with land use review) will ensure conformance with requirements set by the Landscaping Code. (Section 4-744) . PRELIMINARY REPORT TC 0 HEARING EXAMINER c. Mitigation of impacts to surrounding properties and uses: Staff from various City departments have reviewed this project. Potential impacts to the surrounding environment and to neighboring land uses were identified in the areas of housing, aesthetics, traffic circulation and public services/utilities. The Environmental Review Committee issued a Determination of Non-Significance - Mitigated, for this project on January 11, 1989 with conditions developed to address the above-defined environmental impacts (See Section G.2) as they would affect surrounding properties. Similarly, conditions established in conjunction with this land use review (rezone, conditional use, site plan approval) are intended to mitigate land use impacts from the proposed development. For example, existing plans, with recommendations by staff, for design and location of buildings, parking and service areas, open space and landscaping, recreation areas provide an acceptable level of separation between on-site structures and abutting residential/commercial/public developments. Note is made of the fact that there is immediately abutting development to the east of the site only. Properties to the north are separated from the site by N.E. Sunset Boulevard; properties to the west are separated from the site by Monroe Avenue N.E. and the property to the south is developed with a City Reservoir. The orientation of some residential units and outdoor recreational areas toward a residence and a commercial development to the east of the site does reduce privacy to those parcels, but features such as setbacks, landscaping and screening can serve to minimize those impacts. Conditions established by the City requiring that the applicant participate in making improvements to traffic circulation systems will result in more efficient, safer passage for vehicles and pedestrians travelling in the vicinity of the development. Private vans to provide transportation for residents will reduce traffic impacts to the surrounding community. Off-site impacts from this development should be limited by the: 1) the separation of the subject site from adjacent sites by slope of the terrain away from neighboring properties; 2) the design of landscaping and screening plans to provide visual relief and protect privacy of residents, neighbors and passers- by; 3) the design of on-site lighting plans to minimize off-site light and glare impacts; and 4) the design of on-site signage plan in a manner which adequately identifies the site for visitors and emergency services personnel. Further, development of this site may enhance the attractiveness of nearby sites for new development or redevelopment; improvements to storm runoff management systems (as required by the City) and improvements to traffic circulation systems may enhance the utility/accessibility of those neighboring sites. Security systems on-site should reduce the number of calls for police service. Finally, on-site amenities, such as recreation and entertainment facilities, personal services (meal preparation, laundry, beauty parlor, barber shop, post office, etc. ) and retail services will provide a sometime alternative to patronage of community commercial and service centers (e.g. the Senior Center) , which would mitigate impacts to those uses/programs. PRELIMINARY REPORT TC, 1E HEARING EXAMINER d. Mitigation of impacts to the site: Conditions established for this project by the Environmental Review Committee in the Determination of Non-Significance - Mitigated, issued on January 11, 1989 (See Section G.2) and land use conditions established through this conditional use/site plan approval review, in combination with improvements proposed by the applicant, should serve to adequately mitigate impacts to this site from the proposed development. For example, site plans submitted by the proponent, combined with staff recommendations, promote an attractive, safe, functional development, which provides a sense of community and a sense of private space for residents. Specifically, this development is enhanced and/or will be recommended to be improved through plans for: 1) design and location of structures (including entryways; 2) service areas and living areas) ; 3) selection of exterior materials (siding and roofing) ; 4) insulation of structures; 5) private and congregate areas (recreation, entertainment and service areas) ; 6) automatic security systems and management services; 7) landscaping/landscaping maintenance and screening; 8) passive and active open space; 9) on-site pedestrian and vehicle circulation; 10) emergency access; 11) parking areas; 12) exterior decorative/security lighting and signage; and 13) service areas (refuse collection) . e. Conservation of area-wide property values: The proposed development is generally anticipated to have a positive impact on property values since the proposed residential complex will be: 1) located on property which is currently partially unimproved (Parcel 1) and partially developed with older single-family homes (Parcels 2 and 3) which will be demolished to permit the proposed retirement center; 2) providing residential development in an area in which such development is appropriate and desirable (See Northeast Renton .Plan - Comprehensive Plan Compendium - pages 55-61) ; and 3) designed to be well-screened from abutting properties by fencing and/or landscaping. f. Safety and efficiency of vehicle and pedestrian circulation: Conditions established by the City requiring that the applicant participate in making improvements to traffic circulation systems and street improvements (e.g. signalization, signage, brush clearance, sidewalk improvements) will result in more efficient, safer passage for vehicles and pedestrians travelling off-site. It is estimated that 215 vehicles trips METRO Transit officials (see letter of January 31, 1989) have recommended that the applicant participate in TSM actions (unspecified) and also "design the area in front of the building so that it could easily incorporate a bus stop/shelter in the event that transit service is provided (to the site) in the future. The applicant has indicated a willingness to work with METRO in an effort to implement these recommendations to further reduce off-site circulation impacts. Private van service for center residents should also reduce residents' reliance on private vehicles and on the public transit system as well. Applicant proposals. and City recommendations for access and circulation routes on the site are also designed to protect pedestrian safety and enhance vehicle circulation. Those proposals/recommendations include paths linking structures to parking areas, recreation areas, service areas, and off-site PRELIMINARY REPORT TC A '3E HEARING EXAMINER pedestrian access routes. Proposals/recommendations for on-site exterior pole lighting to illuminate structures, parking, service and recreation areas should facilitate safe, efficient use of the site for vehicles and for pedestrian travel. g. Provision of adequate light and air: The development has been designed and sited so that structures are well-separated from one another and from neighboring sites, to reduce shadow impacts. Similarly, design and location of structural windows, outdoor patios/terraces and landscaping/screening should serve to ensure that residents are provided an environment which offers sufficient light and air to the site. h. Mitigation of noise, odors, and other harmful or unhealthy conditions: The primary residential structure will be improved with interior \ insulation to confine interior ambient noise levels to 50 dBA (See Section G.2) in order to mitigate noise impacts on site (from interior activities, from parking areas, from recreation areas and from public rights-of-way) . Garden suites have been located well away from the main structure; noise levels to/from these units are anticipated to be insignificant. Screening of property boundaries is also intended to mitigate on-site noise, and noise to neighboring developments. Because the site is proposed for residential use, odors and other unhealthful conditions are not anticipated. i. Availability of public services and facilities to accommodate the proposed use: Public service and facilities are available to serve the site, including fire and police service and recreation areas, as described in Section G.4.c, G. 5 and G. 6.k above and presented below. Police service resources are adequate to serve the site. Clear signage at the entry to the site and identification on the residential structures, well-demarcated access,'and on-site exterior lighting are recommended and/or required (pursuant to City Code) to facilitate efficient emergency service. Fire service resources are also adequate to serve the site. Access, signage and identification, exterior lighting, location of hydrants, fire flow requirements, sprinklering and alarm systems are recommended and/or required, pursuant to Code, to facilitate efficient service. Secondary access requirements are established by Environmental Review Committee conditions (Determination of Non-Significance - Mitigated - 1/11/89 - Section G.2) Kiwanis Park is located approximately .9 mile southeast of the site and North Highlands Park is approximately . 6 mile northwest of the site. These parks provide a variety of active and passive recreational opportunities. Public utilities are currently available to serve the site. Water and sewer systems will need to be connected to the property; the developer may be assessed fees for system improvements by the City, as required by Code, with plans subject to the approval of the Public Works Department. Street improvements, such as sidewalks, curbs, gutters and streetlighting may also be required to be installed by the developer, as required by Code, with plans subject to the approval of the Public Works Department. 4 -- l PRELIMINARY REPORT T(. IE HEARING EXAMINER Storm water runoff management system development requirements were also established in conjunction with environmental review (See Section G.2) . Development of a specific system will be subject to the approval of the Public Works Department. j . Prevention of neighborhood deterioration and blight: This development is seen by staff as having a positive impact on the existing residential neighborhood and nearby commercial developments. Retirement center residents should contribute to the local neighborhood identity as well as help support existing services and businesses, such as those located along the Sunset Boulevard corridor. H. DEPARTMENTAL RECOMMENDATION: Staff recommend that the Hearing Examiner take the following actions with respect to the application Renton Highlands Retirement Center (File Number 116-88) : 1. Recommend to the City Council approval of a rezone of the 3 .3 acre subject property (Parcels 1, 2, 3, and 4) from G-1, General Use to R-3, Medium Density, Multi-Family Residential Use, subject to the following conditions: a) That the proponent be required to file a covenant, to run with the land, restricting development of the approximately 2 .54 acre unaddressed property (Parcel 1) to a retirement center (for well elderly) with a maximum density of 42 persons per acre. b) That the proponent be required to file a covenant, to run with the land, restricting development of Parcels 2, 3, and 4 to a level of density equivalent to that permitted in the R-2 , Low Density, Multi- Family Residential . Use zone. Note: Covenants must be recorded with King County and placed on file with the City of Renton. 2 . Approve the application for a Conditional Use permit to allow the development of a retirement center on Parcels 1, 2 and 3 of the property, subject to the following conditions: a) That the applicant shall comply with all conditions established in the Determination of Non-Significance- Mitigated, dated January 11, 1989, for the proposed project. b) That the applicant provide an agreement to hold sufficient space on Parcels 1, 2 and 3 of the subject property in reserve for future provision of parking spaces (up to the customarily required 116 stalls) upon City request to provide such spaces. This agreement shall include provisions stating that: 1) site plan approval be obtained for the installation of new parking spaces; and 2) no significant trees be removed to accommodate new parking. This agreement is subject to approval by the City. The document shall be kept on file with the City of Renton. 3) Approve the Site Plan application to allow the development of a • retirement center on Parcels 1, 2 and 3 of the property subject to the following conditions: a) That the applicant shall comply with all conditions established in the Determination of Non-Significance - Mitigated (dated January 11, 1989, for the proposed project. PRELIMINARY REPORT TC !E HEARING EXAMINER b) That the applicant shall provide a solid wood fence at the north side of the property (either along the property boundary or immediately north of the structure/parking area) in order to provide increased visual buffering of the site, to provide increased privacy, to enhance noise/light and glare containment. Note To Applicant: The applicant shall provide a grading plan, street improvements (e.g. sidewalks, driveway access, streetlighting, curbs, gutters) , utility systems, and improvements to facilitate emergency services (e.g. vehicle access and turnaround routes, hydrants, addressing of buildings, sprinkering and alarm systems) as required by City Code. Renton Highland Retirement Residence Page 2 • 3) That the applicant provide a storm drainage management plan, subject to approval by the Public Works Department. 4) That the applicant provide: a) a plan for landscaping/landscaping maintenance (automatic irrigation system) ; and b) a screening . plan subject to approval by the Landscape Planner. These measures are intended to protect some of the existing natural environment, as well as to mitigate aesthetic impacts, �,� ; :._.. • impacts, light and glare impacts and noise impacts, 5) That the applicant provide a bond in the amount of $2,0o0, rE¢i ensure landscaping maintenance. 6) That the applicant provide a marked secondary emergency access, subject to approval by the Fire Prevention Bureau. This access will be for emergency vehicles only. No delivery trucks or residential vehicles will be permitted. . (Note: Any easement access must be duly recorded with the City of Renton and King County. ) 7) That the applicant be required to: a) provide an erosion control plan; b) provide a plan for restricting hours of hauling operations in conjunction with construction; c) provide a plan for wheel-washing of construction vehicles on site to minimize tracking of debris off site; and d) provide a bond in the amount of $2,000.00 for street clean up. These plans and bond are to be subject to City approval. 8) That the applicant be required to provide interior insulation to limit noise to 50 dBA in order to mitigate noise impacts to the site. Note # 1: At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the 2.5 acre parcel on the east side of the property to a retirement center (for well elderly) with a maximum density of 35 units per acre. Note #2: At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the three parcels (approximately .25 acres per parcel) on the west side of the property to a level of density equivalent to that permitted in the R-2 zone. These parcels are identified as: 1408 Monroe Avenue N.E. ; 1416 Monroe Avenue N.E. and 1500 Monroe Avenue N.E. • • Note #3: At the time of land use review the applicant may be required to revise the site plan and provide improved on-site recreational amenities in order to mitigate land use impacts. mmdoc isi !vim, •[ V � '-,, 1 ,...., , 40 �o,P _ r� �' Ill I. pi LA ® ORA TOR Y R.a 1?-1 a > ! IOI , „! • ,V% -.v'm °E r d4v ° ( aR Y NgE 00) 1 Nw SV �' r �. � 1 11-- .r I &SECT t sr* I L Ih- . (. .iiiz • 1 ill 1 ---' - - il----: __ti? Eui,. -,7 1 ____ < __i--____ . wl Esit\-.- 1 IL , . . . IP 1 . f_i_Aocc „..„ u-, z , Li . - . H --- 0 _ i c �-- , r , r -fi-- 2 - --1 1 r ) ] RENTON ' I_JI r ttl I 4TER RE8ERY R alp, I , , -_ 0 I�Uf1, -ff -1P well IdI �°Eit � .' ... i l- . _ 1iimi NEI2TH 111 VICINITY MAP 1 '- 200 . • - , RENTON HIGHLANDS RETIREMENT RESIDENCE SITE PLAN APPROVAL: SA-116-88 CONDITIONAL USE PERMIT: CU-116-88 ` REZONE: R-116-88 APPLICANT J• WRIGHT DEVELOPMENT COMPANY TOTAL AREA 2.54 ACRES PRINCIPAL ACCESS MONROE AVENUE N.E. EXISTING ZONING G-1, GENERAL-SINGLE FAMILY EXISTING USE SINGLE FAMILY AND UNDEVELOPED. PROPOSED USE 108 UNIT RETIREMENT HOME COMPREHENSIVE LAND USE PLAN SINGLE FAMILY & LOW DENSITY MULTI-FAMILY COMMENTS A REZONE TO R-3 (MEDIUM DENSITY MULTI-FAMILY) AND A CONDITIONAL A USE PERMIT TO ALLOW THE RETIREMENT CENTER IN A R-3 ZONED PARCEL OF PROPERTY HAS ALSO BEEN APPLIED FOR AND WILL. REQUIRE A PUBLIC HEARING. REFERENCE: R-116-88, CU-116-88 kii 1 r / • e 'S 1 ,lt4 I N a - + +�jhhi _♦+ ♦? ?"-.I'' „ \r, ,G. r ....._.__-_—._—_----_ d i4 4 la 11 .jJln . + e +°• II •I ft ��.`,f�. 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V`Pr w't, 7, I I __._.'a�, I�C7 II ^ : • I I �LI.;+oi1:i �iL !,!�.; ! • a•".`-(� z I •n.+ .+ a 1� „ L. 1 . .e , . 1 , 1 Oj. .di Oil „ > „ Il — 1 1 N F.' �,'^ . • .. i lr l"i •� .�..a. �Y„ i ,y fi • ku • H 1 {a :1 i i i, ,I E 1 , ;i �l. -!� an i + n a-_t, 1,1‘ o�l.,l'l.'�'u_1_l Y1 t �, . gip �l 1. \L' ':� f � �;r�� 7.rtiP:. ! ` {'' fi+' I +. ) :` 1 = e T �� :p :1.1.: 1 !?'IVga tel,t i _.. ' 1 �A \ ( • I I , \I 1. n-1 -,1:.,-1•''v c_tilu',i il, 1'''"^,il`:1;: j I I I t # qwe. I i. .r, , CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ENVIRONMENTAL CHECKLIST NO. : ECF-116-88 APPLICATION NO(S) : R; CU; SA-116-88 PROPONENT: J. Wright Development Company/ Jack Lynch DESCRIPTION OF PROPOSAL: Applicant seeks to: 1) rezone 3 . 1 ;k:.:,r parcel (comprised of four ii d k a:_,;.{., . parcels combined) from G-1, Genex-ai Use, to R-3 , Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (Ion ;Ab3.t:.i.,..1 a 3 . 03 acre section of the property (the remaining . 27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. LOCATION OF PROPOSAL: The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E.-- single-family residence will remain; 2) 1416 Monroe Avenue N.E. --existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E.--existing single- family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. LEAD AGENCY: City of Renton Community Development Department Planning Division The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43 . 21C.030 (2) (c) . Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-2822 (D) Renton Municipal Code (see attached sheet) . These conditions are necessary to mitigate environmental impacts identified during the environmental review process. This DNS is issued under WAC 197-11-340(2) . Because mitigation measures have been imposed, the lead agency will not act on this proposal for fifteen (15) days from January 16, 1989. Any interested party may submit written comments which must be submitted by 5: 00 p.m. , January 30, 1989, in order to be considered. A fourteen (14) day appeal period will commence following the finalization of the DNS. Responsible Official: Environmental Review Committee c/o Don Erickson, Zoning Administrator Planning Division community Development Department 200 Mill Avenue South Renton, WA 98055 • • • •••• ' Determination of Nov - ignificance-Mitigated • • Renton Highlands Rel ament Residence January 11, 1989 , - • - • Page 2 . PUBLICATION DATE: January 16, 1989 DATE OF DECISION: January 11, 1989 • SIGNATURES: dt' . I 7. • if/ A AcMidld G. Nelson pr . .pr ner Building Official" ?lann, ,g Makger Lynn Gudana PÜbLic Works Director • • • • • - -• • • b - '• • • • • • • • • • • • . • . . • • - • • •• • • • • . . A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES PROJECT: Renton Highlands Retirement Residence ENVIRONMENTAL CHECKLIST: ECF-116-88 APPLICATION NUMBER: R; CU; SA-116-88 DESCRIPTION OF PROPOSAL: Applicant seeks to: 1) rezone a. 3 . 3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (108 suites) upon a 3 . 03 acre section of the property (the remaining . 27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. LOCATION OF PROPOSAL: Southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. -- single-family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single- family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. RECOMMENDATIONS: ERC issued a Determination of Non- Significance - Mitigated - with the following conditions: 1) That the applicant be required to provide a traffic analysis, subject to requirements set by the Traffic Engineering Department to measure impacts to/from the site to the Monroe Avenue access route and to the Monroe Avenue N.E/Sunset Boulevard intersection, and to develop a plan to mitigate traffic impacts, subject to approval by the Traffic Engineering Division. 2) , That the applicant be required to provide a plan for mitigation measures (e.g. signage, crosswalks, and signalization) to permit safe, attractive environment for pedestrian travel, subject to approval by the Public Works Department and the Planning Division. Mitigation Measures ,_APPROVED WITH CONDI'T IS NOT APPROVED s SIGNATURE 0 "DIRECTOR OR AUTHORIZED REPRESENTAT IVEDATE REV. 6/88 APPROVED T "'C APPROVED WITH CONDITIONS LKNOT APPROVED a `L%'t /ii^'',- 6✓a G^i7 off:;./ i.7 )/-p,.C'itir.:{S' Sum h 4 /cc "'live_ J4j/ . Ze o eiA F. /2 4 Pro eD.k74Q Set %Di,.i r7LI/r'ef ie.'' /i1rfOve 5j�(4 cl/S7zt/1 (( A—'— --7 /1 / A .. SIGNATURE ,OF DIR CTOR OR A THORIZED REPRESENTATIVE DATE /2 20 U REV. 6/88 ' • 1. REVIEWING DEPARTMENT/DIVISION: .--nil Ylr Yk 1,47) APPROVED APPROVED WITH CONDITIONS /Vo / rG (-�J NOT APPROVED Arpi 1T" i 021C75 �� .0elu,t-r r110kt_ �a LG�I'�� .��d . .: t".6Glkt * RA.4.46 . .0,/ A. (:tgii., .I&t1-1 (z I:2V— (1i ✓ .L•(...e)Ldi!iU .+ orr 1 te, 1oi-r5 14101110_,1-�61-se-T 1,-0L-pi"i-16; . ilei,o -L---.34ive.wien„1: 4-ji PL=rf"'-'.2 i-. -6(zie, 0 r -PV-41}3 1 1-(6" gi(11-1.-'°1:::- )154 '..'. , 1�r •<Jt"e. Aii� tailSt,-� ,64.111.-Me--/ Selo . AT- 1y= ! ,, tt 41- Att., t`LAi_t a� aLL l i(DLO G= ALLAAF'a,g4` -nb ti . A /i , . , • . / • __ , APPROVED -- APPROVED WITH CONDITIo,'', NOT APPROVED . HO, 0.1-1 )e(-- 164-` if-0 ic--) 7L-}p, c .,_ ~ �67 CrCS✓S 1� :77 D('r•N dv---,;ro`�� iii\-13 ,SSCSS f(cir-\s _." De 1-ter. f o,, iv; i ) h•...,, 4c hC J (�J ors Syr . to'''''-'\ hii•1, -, '_; I/d' Y. c,-,Ic',.-,', -i- c,�11":'. e:.r C) S 4-0r)-� /1 be L' �Or -• *laG! t� 1o �) / 1,,,K,,,. 1,,Cl,eS 4, • SIGNATURE OF DIRECTOR OR AUTHORIZF/1YREPRESENTATIVE DATE ,l Zf z�r� 'i REV. 6/88 . i [. -- etrrxUVED WITH CONDITIONS ` t: ,, NOT APPROVED /Al zoVe W 2 i4Qa,iee 7-)0,7-& -ca,I, FUTILIT APPROBAL SU6If.C'T f0� ;. trill COMERS 116REEMEI-;:' ---1 Tygs W 3/5 Oro.en q/x "PM.96 ' , 'S/810. /4 �/72/ _. . . _ t/EGm ' LATE GONERS A6REEF;i:;;� ' L��� `!I i" . 1 SYSTEM DEVELOPLIE,IT f:: . VES O/ S oo x r0 � t i i SYSTEM DEVELOPS:;T 1.. :1 S /COS D0 X /08`u.-ri71s _ ,g f g� qDO.°D ° ?+:f;lfll ASSES)?:; ::7 f '1'::: '1 ' . ,. rS�`. :'�._. gyp iVi) , 3�, 8D©,�s , E i ii-i-i:_::-.)V;::7111 Ili . kilg iwic4-104_ 06.5(G(k( 4-- upoLeA46, 4,11014,4( -I:1.1 i. L� Y:1a � .,.. ...iv.... ►�I1r,:►IYL...... ... ) J. • y-155 F:' SIGNATURE . RECTOR OR AUTHORIZED REPRESENTATIVE DATE /oC ! Ar REV. 6/88 r { •1 APPROVED L—APPROVED WITH CONDITIONS NOT APPROVED /fie,2ce0 � rh �rGe' �e .,. �e���� h�/� :y L .: ro - i"r r��/� � W. `A' Ore ( ' �c,`o. we -a CG,-c lek2v e_ 76 i; : 1 r%ZG`e / e a 6`Z 7L lee, f A iLk ;;'1. �- „a //cia r&e/'e �, `� �7 uh Cl� .r�ze (.•"6"-irj 41/7G/e"."-eles? .rwel di SIGNATU•0r:' OF DIREC OR OR UTHORIZED REPRESENTATIVE DATE l L//ct� ti:• T T(..7 r.- • i 'POLICE DEPART'ME ,_.• COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING. DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: S{'Qr►„ Water COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVI&k.L ,. WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5:00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION/: I�(c.. eL er-A1 SY1 APPROVED V APPROVED WITH CONDITIONS NOT APPROVED Any development and/or construction shall comply with current Fire and Building Codes and Ordi- nances. A second means of approved access is required. Fire Department access roads/lanes shall be paved minimum width 20'; minimum height 13' 6". Yes No Preliminary fire flow calculations show a fire flow of 'd o O is required hydrants with a minimum flow of /o-r-C gpm each is required. Primary hydrant is required to be within 4570 feet of the structure. Secondary hydrants are required to be within 3 o 0 ' feet of the structure. An approved automatic sprinkler system is required to protect the total structure. Yes All fire department access roads are to be paved and installed prior to construction. Yes±/No All fire hydrants are required to be installed and approved prior to constr. ci.ion. Yes - No DATE C;t 7r SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 REVIEWING DEPARTMENT/DIVISION: 611 APPROVED { APPROVED WITH CONDITIONS NOT APPROVED X /��c-�' M ll•2- 4/G2 ( 6Ct t/ DATE / Z 2 () SIGNATURE OF DI CTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 •, r. . _ r .. 'r. Cr t,'y.,,v .rr .:ti;' C1t v41,0,�'_ "7.k.%^ir,' ; . i, sp',; .ik•: J_h4y t , :.�,cry 2, },•�,,, „ r.'i:ti , 'J. .•, :�I40, :`V,�i'Y. 'S :41, i?•T:lw<a�>,!�. 1. ,ti .7''i'A"rii•.(' r:i" H 4 ti.0'4 I• , iF 7 ;r .w. i, Application No. "'Mi'' `'R; CU; SA-116-88 ) J. Wright Development Company � ;" �:>��<: :• Renton Highlands Retirement Residence -r,` ;r��'. 'v.'10 l�oft'._'. 1. Proposed project is not totally consistent with the comp plan. A significant portion t;; ;•`,', of the property is designated for single-family residential; therefore, the ', :',.:.:, appropriateness of a comprehensive plan amendment should be evaluated. ?: ' 2. The applicant should submit a senior citizen housing study which includes but is not limit to the following: .. },, • Senior citizen population in the City; :a G. 4'' • Existing and projected demand for senior housing within : ;'t7 i; .. the City; t k'�'' • Existing and anticipated supply for senior housing within '` the City; • A • The need for senior housing base on the above information; ,� H-,fki .,„•: • Availability of property zoned for R-3 within the City; • • Analysis of locational criteria for senior housing; ' `' ,, • Affordability of the proposed senior housing based on `" `` • the Renton senior citizen income analysis; • Feasibility analysis of properties with R-3 zoning for , ,', senior housing within the City. .;s.. 3. Applicant should submit a tree cutting plan and its environmental impacts for the •''' . City to review. • 4. Applicant should analyze the cumulative impact on traffic in the area; 5. Applicant should submit a land use compatibility analysis for the area. • }kf)I' I � .iJv 1' • •N SA. _ lr ME II�IG a9',1Y4i�Xa �ililiii�IIJO. 1 - l -1, Ii-1 -I, -e- I- _.lea=��_ �Ca :it s:LI,LI1.■�it .■�r OM n n n1ii n iaj>3]tzLl • -sr_ uAia n„��ot1I . . „ a:�e�,:,iaii II IM �Iri.NM,.urnui. .l��[Nai�III 1Mii1A•en o,i.uts;�_ — it il.�iril�i .E1�.axa niiu iii.ii Uiu.ii ( —— EAST a. • MORT.■LE..TION • t �- t I ! •Ui Km • •OGLES t • "• .STUCCO LLS „tees'. . *.• /�.LU. .t.eO.[ ,•• •d -y -- ,N 1OAL SCREEN '1111 - • • • sc y. -- ¢F' �-G =, _— •z'_- �`- ..r - _ i,[U. Rae. -. >��erk - -: •� �.7 �'� An, r...._�c +ram { " , '�\ _-.-- CEILiNa ..• �r � _ t�5sp/ �4--yet l-_-;_ ,v ' ; `rinsf= _ _ _p 31 t •,....!—°� t�[ � _ '' +Ii Inifilli�ra�1/illSala =-` "—Illt�r�Ia. i.� d�l_ [.,. WEST ELEVATION • Tv®_L- _r am, — l— __ — •:e • ----__ •-l� — r- L . i 'Y Rai _ - to SOUTH ELEVATION -- RENTON HIGHLANDS � HOLIDAY RETIREMENT CORP. El s.••.3T.37.C[7 32 .0 00....,. COLSON : RETIREMENT RESIDENCE .. ..34[ .C.[a0 .7302 S LC..0.,9730. GOLSON t . .1.3.... .-w[ 1503)370-7070 eoa,.,,ero. - RENTON. WASHINGTON U•i7-Sf ., l - (1 r J • _ 1 - .I E. --- v •- •-- ��.1�`E� D' ;• I 1 i.46.. i••:M�ii."" - ' _FIG 9 pis+-1•n.a ��$ �f - Y��`•• y ' _ i__ ..77..4.4.=-'. ".--.:---=.--.=-".;--'r.-:=•'..... ::..-..i 4,._ . _....,44,-..-• - - 111#141Tirtti.mar.... --- ,;... • . • t•il- • ' r- '• 444 ''...,-.•-r--- u wiwy . • ...- . A .- ••4.0 . . .. . • .21011.-'•-,44.4,- . it • . , . 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IF., O{Y •••,, .�. • :a` %(-,r,Ir ®••r�.•r��. - ✓�O:G... Is RTC: • �^'C^• a �.:��—_�m ^� ........40.. j_ + • .M. - 1: I IIIT w.CIO.rCE14 _. `vjlln�1ywwe,lp L w64ici \Cc....W•••Tu..• -.— C�rG.I 15•.ewr,N DerewsE M•w+ING il•A4aSN•• W W. e4 ' 9.Ewa,Jo' iWKti IO'/i- •�•w . == "^R""` "" SITE/LANDSCAPE PLAN I. `.. o HOLIDAY RETIREMENT CORP. r u�*» `'•' „-7.:� .... tY u x'1...]TM STREET SE P.O.Co:1•In =`= ,�_- _ RISTO• re r HR. •�C °wee.•'�° ��r °°�• D°Lg°" RENTON HIGHLANDS RETIREMENT RESIDENCE CHRISTOPHEA FRESHLEY OOLSON •T'� LAN,•eArC ASCNITScT ..a..[ 0503)GTO-TOTO ma..e•o. RENTON.:WASHINGTON • • • top . - - i • 7. alT�ltl•T aaarUOl�'�'. S ��� .p""•a tin i,••1 '�i.,sr _ ' -1 ,i.s- '�"I�il.� i • .:. lalTM N tea.aw... 1,, 7 -*..,�7lv^I ,.'lY�, f • m. -........ .i.s•„i. 7,_,,e_x••* ..... „ _r.. ;„._ lam~r '--• __..,_'.'.'_'''._..._.,._7..--- -- _ ♦ . - _,._•„• 1 ,.'"a/a ./ r r — _ /— C."; 'ram:; •<17R -.::. 1. _-_.-..- 1p...\.. .". "I,'.•,::-A,\_. ..-"•wk-.1-4.C.i'r,,g4..ar1i:-.„?...,.,4.....„.._.i,..11.-..m;..i..rF.,t.,i...'•,.•..•1,. = : li l•„1 1 uu MAP • • • • �. / —;_/_ mil.•:.. - • r" jl ''` 'l• - r .......w. t-ri w, . . •.�•' GARDEN.GRE I ter•°.r.• •' ,�..' -�• ' • 1 '• l•• •ems' • �1 fOaar j I �`_ • 10 i T 2•- • ` - •�• • ram. / '.I.- - ' .ar.,.u. c w� �.i ieiiI '-� .•e••. . ( , It[T[,[rtNT I,eao[Ne[ I •..11111 . . . . , •-•' \s// \ :\ • .. • • I ; o^.': ` \ g\ •M III 'ter Zi r1�� rl �' T ./� t I .E• • ;r. • . � - 1 •1 I0•.1 eY//ru10100 V•lll • 'sir' . r. .\ li 77,-. V 1 ,10111,W \•-IM• \ / 0. 3. I •rp...,to prrmo■ • • • .:.: • _ ,° _� rK. r_ ram.. ..r O .,.ts�. '.�'1 -•-G•.' ..xJ. • i ,_ ,, g• - ,- . _ =— f- SITE PLAN - • I • -. ���-. -•ice.: le.,°.-..° IZINTON F EA-PrZ - HOLIDAY RETIREMENT CORP. !VT • �s- A.,..a I,•1 1I1, •,rIIT!l •.0.W cousoN RETIREME • um MOW <tO.l)370-7070 -- - 11[NTOM, WA.NINOTON ' • • �. . i core•ID • ..r• -�• - . I • • I LO••T • - _ . _ FLOOR •1 AREA 0000 SF S ORRICE • POST ORRICE ° _~ _ _•1i:, •▪ Sul B A B S rn. .r• J'•: y •v T •T•lOr - . • ILIr•TOR I l ' • [Ltr t001 •� .. le RENS•e•Tr00V A :. A 11 :OMt+•Rl•T•00r 72 ,p . I• GIFT•NOPIIIIIL .• 1 • DINING ROWS B."—�g,. MIL e Is n•cwu � to to 1- B Co. .• •a•vm■ g IT • 'MOP/r•unurcl C ,• STORAGE 10 • A A A I0 •••OTT•MOP • El LOO•G■ B ° B ' )• ..:,D • 0 0 0 0 0 •• rrLT,-PIIRPO•[ FLOOR #2 AREA 14.000 SF L O 0 0 0 0 ■• SANE T., •• CRAFTf .. ••a•el.a 20 _�O °O 0 O° 17 28 JII ip 0 0 0 0 l• B 0 0 0 13 10 •• r[CII•MIC•L•LICTRIC•L 12 •I LAUNDRY/MAID•ROOM ° • 11 `/ e 1e :21 •• riva[Y Y••nDY ROOM 0 ' ° ° A • 2 I•• o• ou•i i 1 1. a • 11 � beA e 00 9 B A I B g B 1. S I A A A S _- �� IMP A .1... ._ 22 I I / �� -® PLININI,....MMIft C,111.1111.11.10111111.11M% 1�..•ew FLOOR #3 AREA 14.Q00 SF SECOND FLOOR FIRST FLOOR •C•LI,•-IO.O' • RENTON HIGHLANDS cl � HOLIDAY RETIREMENT CORP. 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' . . : -....• . • . • . . • . .. . • A A _- • A• A 1-1 i I . "--c...\14 . ../-7-)LiT.).• - , '- B A •I C-1-.ova porao.t.L.._ .... .• Rao..tora.n. ../ B . a . • .. ICI A C . • . - - . 1 44 - ' ! ..! . . ..A .::• a —7.—. i f Illi . _. a . a .. SECTION AT WING \. S • (28 1 0 . .. . 1 I ....,.....-7-. -,.....=,....I ! .TT \ .1,•,.. 27 . •••• Iiiiill • 1 ....._-•-•..i.--; :.D. . ....... ar I 1,...H.,i I: ! r . . ..• - A C I —...j ••••••• I ... )1.....--:-.-1=--...-=:.;" ..... •E• d Fie, •, • II • . "-- ---1,F. --r- 5'7: : • i___ A1 • I 33 11 T of B A A A A ,( , • .._ * .7 . . .\....._.\., ___ . • Lt.<Maw.. SECTION AT CORE • - - . ' - THIRD FLOOR -- - 1 RENTON HIGHLANDS . . . ;.•?,..-,_••:•J,-,: • HOLIDAY RETIREMENT CORP. . RETIREMENT RESIDENCE ; •,..,.,.,--,..,, . i . . . c 1 11 1 2741 12To.3TRECT 32 9.0 1301 lllll coLsoN 11.17.ob saa...b,-200..97302 391.L....09.93309 coLso, • ,.... ........ . C503/370-7070 I ) RENTON. WASHINGTON •••• . . . 01, 50640 AFFIDAVIT OF PUBLICATION El 1 e:e Lavine ,being first duly sworn on oath states that he/she is the Chief Clerk of the VALLEY DAILY NEWS • Kent Edition • Renton Edition;• Auburn Edition Daily newspapers published six (6)times a week.That said newspapers are legal newspapers and are now and have been for more than six months prior to the date of publication referred to,printed and published in the English language continually as daily newspapers in Kent, King County,Washington.The Valley Daily News has been approved as a legal • newspaper by order of the Superior Court of the State of Washington for King County. . • The notice in the exact form attached,was published in the Kent Edition , Renton Edition x , Auburn Edition , (and not in supplement form) which was regularly distributed to its subscribers during the below stated period.The annexed notice a Ordinance i` 4216 c =�9 I :73•j'� was published on�iay 1 J, 1,1•a • The full amount of the fee charged for said foregoing publication is the sum of $ S) . 60 . • Subscribed and sworn to before me this 2 day of May 19 . NCtry Public for the State of Washington, residing at Federal Way, King County, Washington. VDN*67 Revised 11/86 Section I: The following described prop- erty in the City of Renton, specifically Lots Nos. 1, 2, and 3, is hereby rezoned to R-3 (Medium-Density Multi-Family),and Lot No. 4 is hereby rezoned to R-2(Low to Medium Density Multi-Family),as hereinbelow spec- ified, subject to the findings, conclusions, and decision of the hearing examiner dated April 11, 1989, the Planning Manager is hereby authorized and directed to change the maps of the Zoning Ordinance, as amended,to evidence said rezoning,to-wit: See Exhibit "A" attached hereto and made a part hereof as if fully set forth herein. subject, however, to the site being used • for the proposed retirement complex sub- mitted and reviewed under the Conditional Use Permit approval and Site Plan approv- al, CU-116-88 and SA-116-88. Failure to construct the complex, as permitted under the Conditional Use Permit approval and Site Plan approval, shall provide grounds for the City Council to revert the zoning to its status prior to this rezone. (Said property, approximately 3.3 acres, being located at 1408 Monroe Avenue N.E. in the southwest quadrant of Monroe Ave- nue N.E. and N.E. Sunset Boulevard.) Section II:This Ordinance shall be effec- tive upon its passage, approval, and five days after its publication. Passed by the City Council this 15th day of May, 1989. Maxine E. Motor City Clerk Approved by the mayor this 15th day of May, 1989. Earl Clymer, Mayor Approved as to form: Lawrence J. Warren, City Attorney Exhibit "A" LEGAL DESCRIPTION LOT 1 That portion of the East half of the North- i west quarter of the Southwest quarter of 1 the Southeast quarter of Section 4, Town- I ship 23 North, Range 5 East, W.M., lying 1 South of the South line of that portion con- I veyed to the State of Washington by instru- ment recorded under King County Record- ing NO. 7111160156. Situate in the City of Renton, County of F King, State of Washington. LOT 2 r Lot 1, Block 2. Shepard Heights Addition, F according to the Plat thereof recorded in ii 'ITY OF RENTON, WASHINGI ,rk, Public Notice UHDINANCE NO. 4216 Volume 46 of plats, Page 79, records of An ordinance of the City of Renton, Wash- King County, State of Washington; ington changing the zoning classification of Except that portion deeded to the State of certain properties within the City of Renton Washington for SR No. 900 by deed from G-1 (General Use) to R-3 (Medium recorded under Recording No. Density Multi-Family) and to R-2 (Low to 7103150258. Medium Density Multi-Family) (J. Wright Situate in the City of Renton, County of Development Company/Renton Highlands King, State of Washington. Retirement Residence: File No. R;CU;SA- LOT 3 116-88). Lot 2, Block 2, Shepard Heights Addition, Whereas, under Chapter 7, Title IV according to the Plat thereof recorded in (Building Regulations) of Ordinance No. Volume 46 of plats, Page 79, records of 1628 known as the "Code of General Ordi- King County, State of Washington; nances of the City of Renton," as amend- Situate in the City of Renton, County of ed, and the maps and reports adopted in King, State of Washington. conjunction therewith, the property herein- LOT 4 below described has heretofore been Lot 3, Block 2. Shepard Heights Addition, zoned as G-1; and according to the Plat thereof recorded in Whereas, a proper petition for change of Volume 46 of plats, Page 79, records of zone classification of said property has King County, State of Washington; been filed with the Planning Division on or Situate in the City of Renton, County of about November 18, 1988, which petition King, State of Washington. was duly referred to the hearing examiner Published in the Valley Daily News May for investigation, study, and public hearing, 19, 1989. R3516 and a public hearing having been held thereon on or about March 14, 1989,which was continued to March 28, 1989, and said matter having been duly considered by the hearing examiner, and said zoning request being in conformity with the city's compre- hensive plan, as amended, and the city council having duly considered all matters relevant thereto, and all parties having been heard appearing in support thereof or in opposition thereto; Now, therefore, the City Council of the City of Renton, Washington, do ordain as follows: i r_ : CITY OF RENTON . A ' 4 FINANCE DEPARTMENT MONO Earl Clymer, Mayor Maxine E. Motor, City Clerk May 17, 1989 Mr. Jack Lynch and Associates 1001 NE Boat Street Seattle, Washington 98105 RE: City of Renton Ordinance No. 4216 J. Wright Development Co/Renton Highlands Retirement Residence R;CU;SA-116-88 Dear Sir: The Renton City Council, at its regular meeting of May 15, 1989, adopted Ordinance No. 4216 changing the zoning classification of certain properties within the City of Renton from G-1 to R-3 and R-2 . A copy of the ordinance is attached for your records. If we can be of further assistance in this matter, please feel free to call. Yours truly, CITY OF RENTON Maxine E. Motor, CMC City Clerk cc: Planning Division-Current (with encl. ) Hearing Examiner (with encl. ) J. Wright Development Company (with encl. ) Parties of Record Enclosure 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 lona) '3oc-'7C19 CITY OF RENTON POLICY DEVELOPMENT DEPARTMENT Earl Clymer, Mayor MEMORANDUM May 9, 1989 To: Bob Bray, Engineering 2 From: Don Erickso Zo; L inistrator Subject: Verification of Legal Description Renton Highlands Retirement Center File # ECF; CU; SA; R-116-88 Please check the attached legal descriptions for accuracy and return to Current Planning by noon on Friday, May 12, 1989 . Thank you for your assistance. DKE/MBS:mjp Attachment 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552 9 -{ CITY OF RENTON, WASHINGTON ORDINANCE NO. 4216 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON CHANGING THE ZONING CLASSIFICATION OF CERTAIN PROPERTIES WITHIN THE CITY OF RENTON FROM G-1 (GENERAL USE) TO R-3 (MEDIUM DENSITY MULTI-FAMILY) AND TO R-2 (LOW TO MEDIUM DENSITY MULTI-FAMILY) (J. WRIGHT DEVELOPMENT COMPANY/RENTON HIGHLANDS RETIREMENT RESIDENCE: FILE NO. R;CU;SA-116-88) . WHEREAS, under Chapter 7, Title IV (Building Regulations) of Ordinance No. 1628 known as the "Code of General Ordinances of the City of Renton, " as amended, and the maps and reports adopted in conjunction therewith, the property hereinbelow described has heretofore been zoned as G-1; and WHEREAS, a proper petition for change of zone classification of said property has been filed with the Planning Division on or about November 18, 1988, which petition was duly referred to the hearing examiner for investigation, study, and public hearing, and a public hearing having been held thereon on or about March 14, 1989, which was continued to March 28, 1989, and said matter having been duly considered by the hearing examiner, and said zoning request being in conformity with the city's comprehensive plan, as amended, and the city council having duly considered all matters relevant thereto, and all parties having been heard appearing in support thereof or in opposition thereto; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I: The following described property in the City of Renton, specifically Lots Nos . 1, 2, and 3, is hereby rezoned to R-3 (Medium-Density Multi-Family) , and Lot No. 4 is hereby rezoned to R- 1 . o ORDINANCE NO. 4216 2 (Low to Medium Density Multi-Family) , as hereinbelow specified, subject to the findings, conclusions, and decision of the hearing examiner dated April 11, 1989, the Planning Manager is hereby authorized and directed to change the maps of the Zoning Ordinance, as amended, to evidence said rezoning, to-wit: See Exhibit "A" attached hereto and made a part hereof as if fully set forth herein. subject, however, to the site being used for the proposed retirement complex submitted and reviewed under the Conditional Use Permit approval and Site Plan approval, CU-116-88 and SA-116-• 88 . Failure to construct the complex, as permitted under the Conditional Use Permit approval and Site Plan approval, shall provide grounds for the City Council to revert the zoning to its status prior to this rezone. (Said property, approximately 3 .3 acres, being located at 1408 Monroe Avenue N.E. in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. ) SECTION II: This Ordinance shall be effective upon its passage, approval, and five days after its publication. PASSED BY THE CITY COUNCIL this 15th day of May 1989 . Maxine E. Motor, City Clerk APPROVED BY THE MAYOR this 15th day of May 1989 . r. �1 Earl Clymer, Mayor 2 ORDINANCE NO. 4216 Approv as to form: Lawrence J. Wa en, City Attorney Date of Publication: May 19 , 1989 ORD. 89 :5/02/89 :as . 3 ORDINANCE NO. 4216 Exhibit "A" LEGAL DESCRIPTION LOT 1 That portion of the East half of the Northwest quarter of the Southwest quarter of the Southeast quarter of Section 4, Township 23 North, Range 5 East, W.M. , lying South of the South line of that portion conveyed to the State of Washington by .instrument recorded under King County Recording NO. 7111160156. Situate in the City of Renton, County of King, State of Washington. ORDINANCE NO. 4216 Exhibit "A" LEGAL DESCRIPTION LOT 2 Lot 1, Block 2. Shepard Heights Addition, according to the Plat thereof recorded in Volume 46 of plats, Page 79, records of King County, State of Washington; Except that portion deeded to the State of Washington for SR No. 900 by deed recorded under Recording No. 7103150258. Situate in the City of Renton, County of King, State of Washington. r.' ORDINANCE NO. 4216 Exhibit "A" LEGAL DESCRIPTION LOT 3 Lot 2, Block 2. Shepard Heights Addition, according to the Plat thereof recorded in Volume 46 of plats, Page 79, records of King County, State of Washington; Situate in the City of Renton, County of King, State of Washington. ' O ORDINANCE NO. 4216 Exhibit "A" LEGAL DESCRIPTION LOT 4 Lot 3, Block 2. Shepard Heights Addition, according to the Plat thereof recorded in Volume 46 of plats, Page 79, records of King County, State of Washington; Situate in the City of Renton, County of King, State of Washington. I,; I I Oil 1A��E NO. I !�216 MIM h — Z i - - 4' H • r• r o./.a z I) a( I I ttpc.; n q)• � b 'I a ir' I I 3yP� 1' 0 11:1 ..••.a z W Ac q� • • A • v.s+=ems �*r � 7 39 ,A°s� 1 t. o,so°'L ,rlii A 1 7 OIG .Ih 4 ^ nr...4o 1• si r..,,•�' 15.1—=¢‘—py �y 7, • 2a . ©� 1/►�s.i�ris U { �___ �'/32+•igvo 0 04•�Z +Y L q AL (143) 1 a T;;e -i • rr.J . SE, Arm '6 8 -.\ ,,v . h :/'..._-� Y. ilk s �rwn-. .sy v S--_L'' -� ma . O si• .. to Vt o ! :/r� _ .. . 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Vi 454 a 20 1 /•19 Do/S 30 30 //9./O I 1 ,329. ,2 .;7 I /6 /30./s Jo /79 ,49.,2 _ a A.1 jth STREET- �t, /co„' A. 7- • , �lz.as� L� : I .•I • . . Rgtirement Center (R;CU; SA-116-88) J. Wright Development Co-Renton Highlands May 15. 1989 Renton City Council Minutes Page 141 Release of Easement: Utilities Committee Chairman Keolker-Wheeler presented a report concurring Harlan Grohs (Mary in the recommendation of the Public Works Department to deny the reduction Ryan), NW 4th Street, of easement located on NW 4th Street requested by Mary Ryan on behalf of RE-001-89 Harlan Grohs (referred 2/27/89). MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Works: Soos Creek Utilities Committee Chairman Keolker-Wheeler presented a report concurring Water/Sewer District in the recommendation of the Public Works Department to approve the Interim Service to S. 55th service agreement with Soos Creek Water-Sewer District for Armstrong/Ruth Street Lot 1 and 2 located at S. 55th Street (S. 192 Street), Short Plat 059-85 (referred 4/24/89). REFER TO KEOLKER-WHEELER, SECONDED BY NELSON COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. LID: 335, Sierra Heights Utilities Committee Chairman Keolker-Wheeler presented a report concurring Sewer Improvements, in the recommendation of the Public Works Department to table action on Local Improvement District No. 335, Sierra Heights Sewer Improvements, for an eight-week period while the Public Works and Community Development Departments review policy issues related to extension of sanitary sewer service outside the City limits (referred 3/13/89). MOVED BY KEOLKER- WHEELER, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Works: Blaine Utilities Committee Chairman Keolker-Wheeler presented a report concurring Avenue NE Sanitary in the recommendation of the Public Works Department to remove the matter Sewer Extension of the Blaine Avenue NE sanitary sewer extension from the referral list since it will be part of the 1990 Capital Improvement Program (referred 3/13/89). MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Council Hughes left the meeting at 9:15 p.m. ORDINANCES AND RESOLUTIONS Ways and Means Ways and Means Committee Chairman Trimm presented the following Committee ordinances for second and final reading: Ordinance #4216 An ordinance was read changing the 'zoning classification of property located Rezone: Renton - at 1408 Monroe Avenue NE from G-1 (general) to R-3 (medium density Highlands Retirement multifamily) and to R-2 (low to medium density multifamily) for J. Wright Center (J. Wright Development Company/Renton Highlands Retirement Center, File No. Development Company), R-116-88. 'MOVED BY TRIMM, SECONDED BY KEOLKER-WHEELER, R-116-88 COUNCIL ADOPT THE ORDINANCE AS READ. For the record, Council President Stredicke questioned whether the ordinance has been revised to condition the rezone upon site plan approval. Ms. Fontes confirmed that the ordinance has been revised to include that provision. ROLL CALL: ALL IAYES. CARRIED. Ordinance #4217 An ordinance was read establishing the zoning classification of R-1 (single Rezone: Fetterly family residential) for the Fetterly annexation property located in the vicinity Annexation of SE 116th Street and 142nd Avenue SE, adjacent to Hazen High School (File No. A-005-88). MOVED BY TRIMM, SECONDED BY STREDICKE, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. CARRIED. Ways and Means Committee Chairman Trimm presented the following ordinances for first reading: Finance: Limited Tax An ordinance was read relating to contracting indebtedness; providing for the General Obligation issuance of $2,025,000 par value Limited Tax General Obligation Refunding Refunding Bonds, 1989 Bonds, 1989, of the City to provide funds with which to pay the cost of refunding, paying and redeeming a portion of the Refunding Bonds, 1983; providing for and authorizing the purchase of certain obligations out of the proceeds of the sale of the bonds herein authorized from those investments; authorizing the execution of Refunding Trustee; fixing the date, form, maturities, interest rates, terms and covenants of the bonds; establishing a bond redemption fund; and approving the sale and providing for the delivery of the bonds to Seattle-Northwest Securities Corporation of Seattle, Washington. MOVED BY TRIMM, SECONDED BY STREDICKE, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. • ram ' 4 • WAYS AND MEANS COMMITTEE COMMITTEE REPORT MAY 15, 1989 ORDINANCES AND RESOLUTIONS The Ways and Means Committee recommends the following ordinances for second reading: Rezone Ordinance for Renton Highlands Retirement Residence (J. Wright Development Co.) from G-1 to R-2 and R-3 of approximately 3.3 acres located at 1408 Monroe Avenue NE in the southwest quadrant of Monroe Avenue NE and NE Sunset Blvd. Ordinance Establishing Zoning Classification of Certain Properties Annexed to City of Renton to R-1 (Fetterly Rezone; A-005-88) approximately 5.51 acres located in the vicinity of SE 116th Street and 142nd Ave SE adjacent to Hazen High School. The Ways and Means Committee recommends the following ordinances for first reading: Ordinance providing for the issuance of $2,025,000 par value Limited Tax General Obligation Refunding Bonds. Ordinance adding a new chapter to Title IV entitled "Land Clearing and Tree Cutting Ordinance." FUNDING FOR TEMPORARY CLERICAL HELP (Referred 5/8/89) The Ways and Means Committee recommends concurrence in the request of the Personnel Department for additional funding in the amount of $1,500.00 for temporary clerical help. FUNDING FOR 1989 SNOW/ICE CONTROL AND STREET SURFACE DAMAGE The Ways and Means Committee has reviewed the Public Works Department request for additional funding to offset the effects of last winter's prolonged harsh weather, and makes the following recommendations: 1. That $26,500 be allocated for the repair of winter-related damage to the portion of North Eighth Street, lying between Park Avenue North and Garden Avenue North, and; 2. That $58,500 be considered in the City's mid-year supplemental budget request to recoup the direct expenditures resulting from the City of Renton's 1989 snow and ice control effort, and; -, • - 3. That $104,800 be considered in the City of Renton's 1989 mid-year supplemental budget requests for the repair of winter-related damage to Northeast 43rd Street and Anacortes Avenue Northeast. These two supplemental requests are to be reviewed by the Transportation Committee prior to Council action. a2-1-y.,„et - / al ' Thomas Trimm, Chairman 40.0 M/ Jca'vi Richard Stredicke, Member c \,,xl c thy e lker-Wheeler, Member Department of Assessment ATTENTION: Abstract Section - Al Martin 709F King County Administration OF R4, Seattle, WA 98104 •vj, OFFICE OF THE CITY CLERK CDPUBLIC RECORDS DIVISION n The attached material comes to you in 0 90 co- response to your recent request. 0grD SEPI ��P Ordinances No. 4216 and 4217 May 17, 1989 CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVENUE SOUTH RENTON, WA 98055 PHONE (206) 235-2500 Maxine E. Motor, City Clerk _...:., r;r r •r - _ o.- • • • • • • • t.. - rs _ p a. �•'P a •.-..--•• • • • - • • J _ ` , 1iiav 8: 1989 Renton City Council Minutes Page 131 - ORDINANCES AND RESOLUTIONS •• r Ways and Means Ways and Means Committee Chairman Trimm presented the following Committee ordinances for first reading: Rezone: Renton An ordinance was read changing the zoning classification of property located Highlands Retirement at 1408 Monroe Avenue NE from G-1 (general) to R-3 (medium density Center (J. Wright multifamily) and to R-2 (low to medium density multifamily) for J. Wright Development Company), Development Company/Renton Highlands Retirement Center, File No. R- R-116-88 116-88. MOVED BY TRIMM, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. Council requested that the ordinance be revised to reflect the hearing examiner's requirement for site plan review in conjunction with the rezone. Rezone: Fetterly An ordinance was read establishing the zoning classification of R-1 (single Annexation family residential) for the Fetterly annexation property located in the vicinity of SE 116th Street and 142nd Avenue SE, adjacent to Hazen High School (File No. A-005-88).. MOVED BY TRIMM, SECONDED BY STREDICKE, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. Vouchers Ways and Means Committee Chairman Trimm presented a report recommending approval of Vouchers 60352 through 60708 in the amount of $2,159,295.97, having received departmental certification that merchandise/services have been received or rendered; Vouchers 60358 through 60361 and 60580 and 60600 machine voided. MOVED BY TRIMM, SECONDED BY KEOLKER-WHEELER, COUNCIL APPROVE THE VOUCHERS. CARRIED. NEW BUSINESS Council President Stredicke presented a report regarding the King County Committee of the Whole Human Services Roundtable. The Committee met with Housing and Human H & HR: King County Resources Division staff regarding the following issues: Renton's continued Human Services participation in the King County Human Services Roundtable, the level of Roundtable Planning 1989 funding and the prioritization of the five agenda items adopted by the Project Roundtable--family violence, childcare, housing, health care, and employment. After questions and discussion, the Committee voted to concur with the following staff recommendations: 1. That participation should be continued by the City in the Roundtable; 2. That the City maintain its 1988 contribution to the Roundtable in the amount of $7,500 for 1989 ending December 31, 1989; 3. That the five regional agenda items be prioritized locally as (a) family violence; (b) childcare; (c) housing; (d) health care; (e) employment. Staff shall provide the-Committee of the Whole with a review of the new interlocal agreement covering Renton's•Roundtable participation for 1989, and also provide for participation in 1990 should the Roundtable continue for a third year. MOVED BY STREDICKE, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Parks: King County Trails Council President Stredicke presented a report regarding the King County and Open Space Bond Trails and Open Space Bond Issue. The Committee of the Whole met with Issue Parks Department staff for a presentation and discussion of the City's trails and open space acquisition and/or development projects. The projects were being proposed for inclusion in the County-Wide bond issue proposed for the general election ballot this November. The Committee concurred with the following priority list recommended by staff: 1. Cedar River Trail System Development Development Cost: $2,009,935.00 2. Conbined Honey Creek & Abandoned Pacific Railroad Right-of-way Trails Acquisition Cost: $ 305,399.00 Development Cost: 69,601.00 Total: $ 375,000.00 3. Springbrook Trail Corridor & Open Space Acquisition Cost: $ 400,000.00 4. Lake Washington Waterfront & Viewpoint Acquisition Cost: $ 100,000.00 Development Cost 50,000.00 Total: $ 150,000.00 Total cost for all projects: $2,934,935.00 WAYS AND MEANS COMMITTEE COMMITTEE REPORT MAY 8, 1989 ORDINANCES The Ways and Means Committee recommends the following ordinances for first reading: Rezone Ordinance for Renton Highlands Retirement Residence (J. Wright Development Co. ) from G-1 to R-2 and R-3 of approximately 3. 3 acres located at 1408 Monroe Avenue NE in the southwest quadrant of Monroe Avenue NE and NE Sunset Blvd. Ordinance Establishing Zoning Classification of Certain Properties Annexed to City of Renton to R-1 (Fetterly Rezone; A-005-88) approximately 5.51 acres located in the vicinity of SE 116th Street and 142nd Ave SE adjacent to Hazen High School APPROVAL OF VOUCHERS The Ways and Means Committee recommends approval of Vouchers No. 60352 through No. 60708 in the amount of $2, 159, 295.97 ; having received departmental certification that merchandise/services have been received or rendered; Vouchers No. 60358 through No. 60361; 60580 & 60600 machine voided. Thomas Trimm, Chairman ti °/1/ #161-bi Wkr2f2 ---j Kathy Keolker-Wheeler, Vice- Chair Richard M. Stredicke, Acting Member • Ivav 1. 1989 Renton City Council Minutes Page 122 Joan Walker, 1433 Monterey Avenue NE, Renton, pointed out value to the neighborhoods when block grant funds are used to clean up unattractive or dangerous houses and yards regardless of income of owner. Ralph Evans, 3306 NE 11 th Place, Renton, asked whether organizations must reapply each year for extended funding. Mr. Morris indicated that reapplication is required even for phased projects. MOVED BY REED, SECONDED BY MATHEWS, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (Community Services Committee report on this matter follows.) Community Services Community Services Committee Chairman Reed presented a report regarding Committee the 1990 Community Development Block Grant Program. On April 25, 1989, H &'HR: 1990 the Community Services Committee met with the Housing and Human Community Development Resources Citizens Advisory Committee to review its recommendations for Block Grant Program the distribution of the City's 1990 Community Development Block Grant funds by category, such as Public Services, Planning & Administration and the Affordable Monthly Payment Loan Program. The Committee also reviewed the proposed policies that will guide the distribution of the City's block grant dollars to specific programs and projects in 1990. After review and discussion of these elements, the Committee voted to accept • the Citizens.Advisory Committee recommendations regarding the proposed Community Development Block Grant policies and fund distributions for •1990. MOVED BY REED, SECONDED BY MATHEWS, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. AUDIENCE COMMENT Ralph Evans, 3306 NE 11th Place, Renton, asked whether the City has Citizen Comment: Evans responded to Versie Vaupel's letter to Mayor Clymer regarding HUD - Good Shepherd HUD funding. Ms. Vaupel had requested that no funds be paid to Good Shepherd Funds until such time as HUD has settled the issue of separation of church and state. Housing Coordinator John Morris indicated that funds will be held by HUD until an operating policy statement meeting ACLU approval is received from Good Shepherd. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At Council request, Items 8.f. and 8.g. were removed for separate consideration. Claim: US West, Claim for damages in the amount of $700 filed by US West, 1600 7th CL-16-89 Avenue, Seattle, for damage to buried telephone cable located at 1313 Monroe Avenue NE allegedly caused by failure of City backhoe operator to locate cable prior to excavation (3/16/89). Refer to City Attorney and insurance service. Claim: Gannon, CL-17-89 Claim for damages in the amount of $2,640 filed by Jack Gannon, 22925 SE 292nd Place, Kent, for structural damage to rental residence at 115 Wells Avenue South allegedly caused by vibration from pile driver on City project (Spring of 1988). Refer to City Attorney and insurance service. Claim: Toth, CL-18-89 Claim for damages in an undetermined amount filed by Elizabeth Toth, 2008 SE 22nd Place, Renton, for injuries sustained in fall at 1919 SE 22nd Place allegedly caused by failure of City to remove sand after February snowfall (4/16/89). Refer to City Attorney and insurance service. Claim: Smith, CL-19-89 Claim for damages in the amount of $307.11 filed by Tami Smith, 10910 SE 252nd Place #F-301, Kent, for automobile damage allegedly caused by failure by the City to properly maintain roadway at 180th past Valley Medical Center (4/6/89). Refer to City Attorney and insurance service. Rezone: Renton Hearing Examiner recommended approval of rezone, conditional use permit, Highlands Retirement and site approval for Renton Highlands Retirement Center (J. Wright Center (J. Wright Development Company) from G-1 to R-3 to permit 110 units on 3.04 acres Development Company), located at 1408 Monroe Avenue NE. Refer to Ways and Means Committee. R-116-88 Comprehensive Plan: Planning Division requested review and approval of City-Wide City-Wide Update Work Comprehensive Plan Update Work Program. Refer to Planning and Program Development Committee. MOVED BY STREDICKE, SECONDED BY REED, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED. CARRIED. For.Use By City Clerk's Office Only A. I . # AGENDA ITEM RENTON CITY COUNCIL MEETING SUBMITTING Dept./Div./Bd./Comm. Hearing Examiner's Office For Agenda Of May 1 , 1989 (Meeting Date) Staff Contact Fred J. •Kaufman (Name) Agenda Status: J. WRIGHT DEVELOPMENT COMPANY (RENTON SUBJECT: HIGHLANDS RETIREMENT CENTER) Consent R, CU, SA-116-88 - 1408 Monroe Ave. N.E. Request Public Hearing Correspondence to rezone property from G-1 to R-3 to. permit Ordinance/Resolution 110 units on 3.04 acres to be used as 'a Retiremen. Old Business Center. Exhibits: (Legal Descr. , Maps, Etc.)Attach New Business Study Session A. Yellow File . Other B. C. Approval : Legal Dept. Yes No N/A COUNCIL ACTION RECOMMENDED: Finance Dept. Yes No. N/A REFER TO WAYS AND MEANS COMMITTEE Other Clearance FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- $ Budgeted Transfer Required SUMMARY (Background information, prior action and effect of implementation) (Attach additional pages if necessary.) The applicant proposes. the site to be used for a retirement center for the 'well ' elderly population generally in their 70's and 80's. The complex will consist of three buildings and will contain a variety of recreational and service facilities. Approval of the rezone is recommended subject to the condition shown on page 12 of the Examiner's Report and Recommendation. • PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED: Yellow File • • SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION. ti-' AFFIDAVI.T OF SERVICE BY MAILING STATE OF WASHINGTON ) )ss. County'.of King ) DOTTY KLINGMAN being first duly sworn, upon oath, deposes and states: That on the 11th day of April , 1g89 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. 42i i i ce[ SUBSCRIBED AND SWORN to before me this //? day of , 1989 R&A No a Public in and for the State of Washington, residing at/W0/.*0A-1 , therein. RENTON HIGHLANDS RETIREMENT CENTER R,CU,SA-116-88 Application, Petition, or Case 1!: (J . WRIGHT DEVELOPMENT COMPANY) (The minutes contain a list of the parties of record.) CITY OF RENTON HEARING EXAMINER Earl Clymer, Mayor Fred J. Kaufman MEMORANDUM DATE: March 20, 1989 TO: GARY NORRIS, TRAFFIC ENGINEER FROM: FRED J. KAUFMAN, HEARING EXAMINER SUBJECT: J. WRIGHT DEVELOPMENT CO. SA, R, and CU-116-88 The scheduled public hearing was held on the above matter on March 14, 1989, with no representation by Traffic Engineering as had been requested by this office. The hearing was continued to March 28th at 9: 00 A.M. in the Council Chambers. Again, at that time I am requesting comparisons and any data relevant to the parking and traffic demands of the Senior Housing in both downtown Renton and the Highlands. If you are personally unable to attend this hearing it is imperative that some other representative from your department do so. We would appreciate your support. 200 Mill Avenue South - Renton, Washington 98055 - (206)'235-2593 • JACK LYNCH D ASSOCIATES" • ,4 1001. N.E..Boc •-• ' Seattle,WA 88105 `� �s•,t , _ 20S/832-8855 Planning Environmental • Public Policy PLANNING DIVISION Community Development CITY OF RENTON • D MAR 2 2 1989 ri), • _ ECEIIVIE March 22 , 1989 Lynn Guttmann, Director Public Works City of Renton 200 Mill Avenue South Renton, Washington 98055 Dear Lynn: • At the close of the public hearing on March 14, 1989 on Application 116-88 (Renton Highlands Retirement Center) the City Hearing Examiner continued the hearing until March 28 to take further testimony on the issue of traffic impacts and, in particular, the safety impacts of turning movements at the • intersection of Monroe Avenue NE and NE Sunset Boulevard. The Examiner was interested in receiving the testimony of the Traffic Engineering Division during the hearing. We share the concern that has been expressed about left turn movements at Monroe and Sunset. Since there is a basis for different opinions about the amount of sight distance required for left turn movements at the intersection and some question about .the amount of sight distance that can be achieved at the intersection, we believe that the following will provide for a safe situation at the intersection and agree to be responsible for the following improvements: 1. Trim the brush in the NE Sunset Boulevard right of way ( south side of Sunset and west of Monroe) . This will enhance the sight distance from 225 feet to close to over 280 feet. 2. Post the Monroe/Sunset intersection as "Right Turn Only" for turning movements from Monroe to Sunset and install the appropriate channelization for right turns . Persons wishing to travel west on Sunset have the option to drive south on Monroe to NE 12th and, in turn, west on 12th to the signalized intersection at 12th/Sunset. People would still have the option of making left or right turning movements from Sunset to Monroe. • ' I trust that these two proposed measures will provide a safe and workable solution for the City, the residents,- and the applicant. . Sincere]yy„ (--\>W4 • ; John P. Lynch JPL: ll cc: Lenora Blauman Jeff Wright Chris Brown Gary Norris , •. _ ,.. IlL -at 6:u.k.. JACK N.E. B LYNCH oat St.ASSOCIATES ji. Seattle,WA 98105 206/632 8855 411_ ; i t1aN1JdI%. J 'j;ojL N CLTY OF REP!T ON Planning R Environmental FEB 17 1989 6 Public Policy Community Development ECEDVE February 15, 1989 Ms. Lenora Blauman Department of Community Development City of Renton 200 Mill Avenue South Renton, Washington 98055 Dear Lenora: Per our telephone conversation of February 14 , I am submitting the following information: 1 . In the City ' s January 13 Determination of Non- Significance-Mitigated, we were advised (page 2 of the letter) that: "At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the 2 . 5 acre parcel on the east side of the property to a retirement center ( for well elderly) with a maximum density of 35 units per acre. " (emphasis added) . Section 4-709A(B) 3 (c ) of the Renton Zoning Code states that: "Boarding and lodging houses, con- velescent homes/nursing homes, group homes and retirement homes (emphasis added) with a maximum resident population of fifty ( 50 ) persons per acre" may be allowed by conditional use permit. Our application package included a request for a CUP to allow 48. 6 persons (revised) per acre on the 2. 49 acre site proposed for R-3 zoning. The CUP approval is necessary for us to develop the pro- posed retirement center on the site. Therefore, I am requesting that you modify your proposed recommendation as follows: : . . . with a maximum resident population of 48 . 6 persons per acre. " Attachment to this letter is a revised CUP applica- tion and attachment lA is a revised "Request for Delay in Installation of Parking Lot Improvements" . The revised materials should be substituted for the original submittals. The revisions were necessary 1101 4IP to coordinate the site plan drawings with the written explanations contained in the application requests. The site plans were revised prior to submittal (due to the need to provide emergency access on the east side of the site) but after the applications had been prepared. The only change of note in the revisions is that the total number of units is 112 instead of 110 since the two garden suites are each duplexes. 2. Need for the Project Attachment 2 to this letter is the material we submitted with our rezone application in support of the need for additional retirement facilities in Renton. This information shows the growth in the elderly population, the income levels necessary to live in a private retirement facility, and the extent to which private facilities are and will be needed in the Renton area. The report also shows the seven facilities in the south King County area that are similar to the proposed facility, only one of which is in Renton. As I have previously stated, the proposed site was selected because private senior retirement facilities work best in a neighborhood setting. Most seniors want to live in a residential atmosphere and already have their own doctors, banks, etc. The retirement center provides van service to assist residents in meeting their needs . It is ideal for a facility to be at the edge of a residential neighborhood yet close to services and good transportation facilities. The proposed site meets this criteria. Other R-3 sites such as near Valley General Hospital and the Renton Shopping Center do not meet the criteria. From my discussion with John Webley, City Parks and Recreation Director, our locational criteria is very consistent with the criteria developed by his office for site location for senior housing to be constructed with City bond funds. John has also indicated that our project would provide a better mix of housing for seniors in the Renton Highlands area, as the area already has its ' share of low PLANNING DIVISION CITY OF RENTON n FEB 1 7 1989 410 income senior housing. I am also attaching a copy (attachment 3 ) of the report of our transportation consultant in response to Gary Norris ' February 3 letter in which he requests that we give further review to determine additional mitigation measures to improve the site distance at Monroe and Sunset. Mr. Brown ' s report has been submitted to Traffic Engineering and I am awaiting their response. If you have any questions about the above or need additional information, please give me a call. . Sincerely, ohn P. Lynch JPL: 11 cc: Jeff Wright Ed Ostrom PLANNING DIVISICN CITY OF RE'VTON FEB I 1989 ATTACHMI,iv-i 1 PLANNING DIVISION PITY OF RENTON -Revised 2-15-89 FEB 1 7 1989 Conditional Use Permit Justification A. Purpose of Request The accompanying rezone request, together with this Conditional Use Permit request, are for the purpose of developing a 2. 49 acre site into a 108 suite retirement center with a resident population of approximately 121 persons or a resident population of 48. 6 persons per acre. B. Chapter 7, Section 4-709(B) ( 3 ) (C) states that retirement homes with a maximum resident population of fifty ( 50 ) persons per acre may be allowed in the R-3 zone by Con- ditional Use Permit (Copy of Code Section attached to- gether with Code definition of "retirement home" . ) C. Criteria for Conditional Use Permit Approval 1. Comprehensive Plan See analysis as part of rezone application 2. Community need for use and at proposed location - Considerations: a. Location This site was selected because it is on the edge of an existing residential neighborhood close to arterials and services. Senior citizens want to live in a neighborhood area and an environment with a residential atmos- phere. The proposed retirement center would not result in an over-concentration of retire- ment facilities in the immediate area or the City. There are no similar private facilities in the immediate area. The closest private retirement center is located west of Rainier Avenue. This facility is the Renton Villa Re- tirement Residence. The proposed location is appropriate for this particular use because of the proximity to major transportation facilities and transit service and extensive shopping/restaurant/personal services- all within two blocks. The site is heavily vegetated. Most of the trees will be retained and, thereby, reduce the visual impact of a retirement facility and afford privacy for the Footnote: 1. The total project site, including two lots on Monroe Ave NE, is 3. 0 acres and the total number of suites proposed is 112, including two duplex garden suites in the northwest corner of the site. residents. Additionally, water, sewer and storm drain facilities are available in Sunset and Monroe; Sunset is a fully developed arterial with a two- way left turn lane, curbs and sidewalks; and Monroe is served by all utilities; underground power and curbs and sidewalks connecting the site to. Sunset Boulevard. 3 . Effect on Adjacent Properties a. Lot Coverage - Per 4-709A(C) ( 7) ; the lot area to be covered by buildings shall not exceed 35%. The proposal would have a building site coverage of 30%. b. Yards - The proposed building setbacks are as follows: Front - 20 feet (only the southwest corner of the retirement center) ; sides - 20 feet and rear 41 feet - all meeting or exceeding City standards. c. Height - The height of the building will be 40 feet, well within the R-3 height limit of 50 feet. No views from off-site will be affected by this project. . 4 . Compatibility with residential scale and character of neighborhood. Even though the retirement facility would be different in scale than other buildings in the area (except the adjacent water tower and reservoir the vegetation to be retained on the site, the proposed new land- scaping and the significant setbacks between the retirement facility and all adjacent structures means that there will be little, if any, impact on the surrounding area. Additionally, the building is designed to minimize long, unbroken walls or roofs. 5. Parking - Sixty-five surface parking spaces will be provided, with fifteen of the spaces to be covered. (See request for delay in implementing full parking and site plan) . 6. Traffic - • The Traffic Engineering Division has reviewed the proposal and sees no significant impacts from the proposal with the access on Monroe particularly with improved site distances at the ,Monroe/Sunset inter- section. An emergency access will be available to the east side of the property through an easement agreement with the adjacent property fronting on Sunset. 7. Noise, Glare and Light - The proposal will generate very little traffic, the / 1 1 residents are very quiet people, and low-level shrouded parking lights will minimize glare to off- site properties. 8. Landscaping - All areas that are not covered by buildings, parking, driveways or walkways will be landscaped as per the landscaping/site development plan. Landscaping will consist of both existing natural vegetation (all trees greater than ten inches in diameter as measured two feet above ground) and newly planted landscaping. 9. Accessory Uses - No accessory uses as identified in 4-748 C49 are proposed. 10. Conversion - A retirement home facility such as proposed in this application is a single use building and could not be easily converted to another use. There are no cooking facilities provided in the rooms. 11. Public Improvements - Public improvements and utilities such as water, sewer, and storm drainage are available to the site. The impact on police and fire services should be minimal because of the age of the resi- dents and because the building will be sprinklered. Both Monroe and Sunset Boulevard are fully improved (curb, gutter, sidewalk, and paved streets) ; as a result no improvements are contemplated. .)3 ;. • 4-708 4-709A se. C,1) (b) Two Dwelling Units: Shall not exceed 12.1 dwelling units per acre :ry (including area dedicated for public purposes). The lot area shall not be less than seven thousand two hundred (7,200) square feet. (Ord. 3599, 1-11-82) ss • 2. Lot Width: A minimum of sixty feet (60') for an interior lot and seventy feet • (70') for a corner lot. (Ord. 3940, 9-16-85) i9 3. Lot Depth: A minimum of eighty five feet (85'). d. 4. Setbacks: it a. Front Yard: A minimum depth of twenty feet (20'). b. Rear Yard: A minimum depth of twenty five feet (25'). • c. Side Yards: (Ord. 3599, 1-11-82) (1) Interior Lots: A minimum of five feet (5'). (Ord. 3904, 4-22-85) (2) Corner Lots: The side yard along a street shall not be less than twenty feet (20') in width, except on previously existing platted lots which are fifty feet (50') or less in width in which case the side yard shall be ten feet (10'). If a corner lot is less than the minimum width required by this section, then for each foot in width in excess of fifty feet (50') the required yard shall be increased from a minimum of ten feet (10') by one foot (1') up to twenty feet (20'). 5. Special Setbacks: a. Detached accessory buildings shall have a minimum of three feet (3') side and rear yard setback, a minimum of six feet (6') setback from residences, and shall not be allowed within required front or side yards along streets. 6. Height: The height of a dwelling or structure shall not exceed thirty five feet • (35'). 7. Lot Coverage: The maximum area covered by buildings shall not exceed thirty five percent (35%) of the total area. 8. Parking: See Chapter 22, Title IV of the City Code. 9. Signs: See Chapter 19, Title IV of the City Code. 10. Pre-Existing Plats: Nothing herein contained shall be deemed to prohibit the construction of single family dwelling or two (2) dwelling units and associated accessory buildings on a pre-existing platted lot with less area than herein required. (Ord. 3599, 1-1 1-82) 4-709A: R-3 RESIDENCE DISTRICT: (A) Purpose: The Residential Zone (R-3) is established to provide and protect suitable environments for medium density multi-family dwellings. It is further intended 1285 4-709A 4-709A A) to prohibit the development of incompatible uses that are detrimental to the residential environment. This zoning classification may be permitted in an area designated as medium density multi-family residential in the Comprehensive Plan. (B) Uses: In the Residential Zone (R-3) the following uses and similar uses are permitted: 1. Principal Uses: (a) Single family, two family and multiple family dwellings up to four (4) dwelling units and their accessory buildings on a pre-existing platted lot with less area than herein required. The structure must comply with lot coverage and setback requirements. (b) Multiple family dwelling units. (c) Gardening or fruit raising, noncommercial. (d) Neighborhood and community parks. (Ord. 3641, 6-28-82) (e) Hobby kennel (See Section 4-704(B)1,e(3)1. (Ord. 3927, 7-15-85) 2. Accessory Uses: (a) Detached buildings and/or structures, and recreational facilities, such as are ordinarily associated with single or multi-family dwellings. (b) Home occupations when approved by the Board of Public Works. (c) Day care for a maximum of six (6) persons (Ord. 3641, 6-28-82) 3. Conditional Uses: In the Residential Zone (R-3) the following uses (in a separate building) and their accessory uses may be allowed by contitional use permit as provided in Section 4-748 of the City Code. (a) Multiple family dwelling units with dwelling unit densities greater than twenty five (25) dwelling units per acre and less than thirty five (35) units per acre, provided parking is placed underground or totally within the structure. (b) Art galleries, libraries, museums. (c) Boarding and lodging houses, convalescent homes/nursing homes, group homes and retirement homes with a maximum resident population of fifty (50) persons per acre. (d) Churches. (e) Clubs or fraternity societies, community club houses, memorial buildings, except those the chief activity of which is a service customarily carried on as a business. (Ord. 3689, 12-20-82) 985 -11111r. • 4-702 4-702 R) 4. RETIREMENT HOME: Dwellings designed to meet the needs of and occupied exclusively by senior citizens, if each unit contains a cooking facility, then it shall be considered a multiple family dwelling. If the retirement facility includes a common kitchen and dining room and not individualized cooking facilities, then the retirement home shall be considered a boarding and lodging house. (Ord. 3641, 6-28-82) 5. RECYCLING, COLLECTION STATION: A container or containers for the collection of secondhand goods and recyclable materials. 6. RECYCLING, COLLECTION CENTER: A collection point for small recyclable items, such as cans, bottles, newspapers, and,secondhand goods. Activities shall be limited to sorting, compaction and transferring. 7. RECYCLING, PROCESSING CENTER: A facility where collected recyclable items are brought for processing including changing the form of materials. (Ord. 3905, 4-22-85) (S) 1. SETBACK: The minimum required distance between the building footprint and the property line. 2. SETBACK AREA: The portion of a lot or site between the building footprint and the lot line within which no building or other structure or portion thereof may be erected above grade level, except as provided in this Code. 3. SIDE YARD: An open unoccupied space of the same lot with a building between the side wall line of the building and the side of the same lot. 4. SINGLE-FAMILY DWELLING: A building arranged or designed to be occupied by not more than one family. 5. SMALL FARM ANIMALS: Small farm animals include anirhals such as rabbits, mink, ducks, geese, swans, chickens, and other similar-sized mammals and fowl. 6. SPECIFIED ANATOMICAL AREAS (Adult Motion Picture Theaters): (a) Less than completely and opaquely covered human genitals, pubic region, buttock and female breast below a point immediately above the top of the areola; and (b) Human male genitals in a discernible turgid state, even if completely and opaquely covered. 7. SPECIFIED SEXUAL ACTIVITIES (Adult Motion Picture Theaters): (a) Human genitals in a state of sexual stimulation or arousal; (b) Acts of human masturbation, sexual intercourse or sodomy; (c) Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. 985 , ,c. t TRAFFIC To help you understand the traffic Loadings , we have prepared these estimates based on 100 suites . 10 service trips per day 8 van trips 60 resident trips ( 20% may have cars ; 3 trips per day each ) 60 visitors to residents ( if 20% have visitors per day ) . 40 other visitors per day 24 staff trips per day to and from work This would result in an average total of 215 trips generated per day by the retirement residence . backup (6 ) : a/mft 0 EMPLOYEES There will be five full—time and six part—time employees ; five will be there at most times . WATER CONSUMPTION These are some figures on sewage flows for the Madrona Hills Retirement Residence which Holiday Management operates in Salem , Oregon . Also included are the figures for an apartment complex in Salem which is of similar size to Madrona Hills Retirement Residence . For comparison , water usage was used to figure sewer flow . Madrona Hills Retirement Residence provides the following services for its clients : private room , central dining room and food service , maid service , and a full line of social activity programs . The average retirement home water usage for two months exclusive of ground irrigation was 49 , 700 cubic feet . The average census of Madrona Hills Retirement Residence during this period was 105 , which figures to a monthly per person average of 236 . 6 cubic feet , or 7 . 8 cubic feet per day ( approximately 59 gallons ) . The apartment complex used for comparison is located at 585 Winter Street , Salem , Oregon . The complex contains 101 apartments . The average water usage for a two—month period was 106 , 600 cubic feet exclusive of grounds irrigation . The average month ' s use per apartment was 263 .8 cubic feet , or 17 . 5 cubic feet per day (approximately 131 . 2 gallons ) . The motel/hotel used for comparison has 150 rooms plus a dining room which seats 120 and a lounge seating 125 . Its average water usage for a two—month period was 171 , 500 cubic feet exclusive of grounds irrigation . If this hotel was downsized to match our retirement residence the water usage would be 114, 333 cubic feet . In summary , the retirement residence used only approximately 46% of the water used by the apartments , and 43% of a comparable size hotel/motel with associated restaurant/bar . An average single—family dwelling unit uses 1900 cubic feet of water every two months or 31 . 66 cubic feet per day . The facts supplied were provided by Don Johanson of the City of Salem , Department of Public Works , who selected the comparison and calculated the water flows . backup ( 7 ) : a/mft WATER CONSUMPTION October 1980 to October 1984 MADRONA HILLS RETIREMENT CENTER 707 Madrona Avenue Salem , Oregon All consumption figures are given in cubic feet and for two—month periods . DATE CONSUMPTION 10-07-80 84200 12-08-80 61400 0 2-06-81 46100 04-07-81 50200 06-09-81 5000 (Dead ) 08-07-81 57500 10-06-81 166800 12-08-81 91 200 02-03-82 67300 04-05-82 65000 06-09-82 102500 08-03-82 110200 10-05-82 109300 12-04-82 70300 02-03-83 67200 03-31 -83 58100 06-01 -83 52000 08-02-83 134900 10-03-83 134200 12-05-83 84000 02-02—B4 49700 03-30-84 72000 05-31-84 78500 08-02-84 120700 10-04-84 149700 Figures provided by Don Johansen of the City of Salem , Department of Public Works . backup (8 ) : a/mft Magnolia Retirement Residence Riverside , California Water Consumption 05-12-87 MONTH CONSUMPTION AMOUNT (CCF) 1986 January 436 $248 . 10 February 395 227 . 60 March 336 1 98 . 1 0 April 406 233 .10 May 543 301 .60 June 497 278 . 60 July 513 286 . 60 August 600 330 . 10 September 503 281 .60 October 572 316 . 10 November 385 222 .60 December 456 258 . 10 1987 January 392 $226 . 10 February 395 227 . 60 March 265 162. 60 _,'TTACHMENT,. 1 A mmi3511..n i e..rtiuiviiaCe UI'VI.�II Revised 2-15-89 CITY OFRENTON 1) FEB 17 1989 41 Request for Delay in Installation of (r- fj \V E Parking Lot Improvements Chapter 22 of the City code at 4-2208(12) states that the City Building Official may approve a delay in the installation of up to 50% of the minimum number of parking spaces required, provided: 1 . "The applicant provides data which substantiates the reduced need for parking" See attached information provided by Holiday Retire ment Corp. that shows the amount of parking and the average number of spaces per site provided at other retirement facilities manager by Holiday. This information shows that the average number of park- ing spaces required at other facilities is . 50 per suite. The applicants are proposing to provide 65 parking spaces, which amounts to . 58 per suite or 56% of the required minimum number of spaces, per the City Code requirement for "Boarding and Lodging Houses. "The requirement for "Boarding and Lodging Houses" is one space for the proprietor, one for each sleeping room, and one for each four employees. For this project this would total 116 spaces. It should be noted that the City Code (4-2208 (1 ) (A) ( 6) requires one space for each four dwelling units for "multiple dwellings for low income elderly" . Eventhough this is not a project for low income elderly, very few of the people who reside in a retirement center have personal vehicles because the average age is about 80 years and these people no longer have or need a car as van service is provided. 2 . " The applicant reserves on-site area so that the minimum number of parking spaces can be provided. " The site plans show how the minimum number of spaces specified in the City Code can be provided. • 4-2208 4-2208 ACTIVITY NUMBER OF PARKING SPACES 1. Living Activities. A. Dwellings: (1) Single-family Two (2) parking spaces per single-family dwelling. Tandem parking is allowed. (2) Two-family Two (2) parking spaces per dwelling unit. Tandem parking is allowed. (3) Multi-family and apart- One and one-half (1 %) parking spaces for ment houses each dwelling unit. (4) Guest parking One guest parking space shall be required for every four (4) dwelling units required in apartment or planned development with five (5) units or more. (5) Recreational parking Provision of parking space for recreational vehicles shall be optional and as follows: Complexes less than fifty (50) units: none. Complexes more than fifty (50) units: one for every fifteen (15) units. All recreational vehicle parking spaces shall be screened. Provided, that such parking areas are not prohibited by the restrictive covenants approved by the City and recorded with King County. (6) Multiple dwellings for One parking space for each four (4) dwell-_ love income elderly B. Boarding and lodging One parking space for the proprietor plus houses orie space for each sleeping room for boarders and/or lodging' use plus one additional space for each four (4) persons employed on the premises. C. Mobile homes Two (2) parking spaces for each trailer site plus one screened space for each ten (10) lots for recreational vehicles. 686 SUITES/APPROVED PARKING SPACES MANAGED BY HOLIDAY RETIREMENT CORP . AS OF 04-13-88 PARKING SPACES RETIREMENT RESIDENCE SUITES SPACES PER SUITE BRITISH COLUMBIA , CANADA Surrey , Surrey 102 73 . 71 Victorian , Victoria 91 43 . 47 CALIFORNIA Bridgecreek , West Covina 108 54 . 50 Hilltop , Redding 96 41 .43 La Mesa , La Mesa 90 42 . 46 Las Brisas , San Luis Obispo 100 45 . 45 Magnolia , Riverside 97 35 . 36 Mission Commons , Redlands 139 104 . 74 Modesto , Modesto 102 65 . 63 Oakmont , Chico 92 51 . 55 Pinola , Pinole 96 51 . 53 Redwood , Napa 97 52 . 54 Visalia , Visalia 101 53 . 52 Vista , Vista 114 58 . 51 COLORADO Lakewood , Lakewood 90 52 . 57 Longmont , Longmont 96 67 .69 Mesa View , Grand Junction 101 39 .39 Sunridge , Colorado Springs 90 45 . 50 The Regency , Pueblo 97 41 . 42 GEORGIA Atlanta , Decatur 102 60 . 58 IDAHO Chateau de ' Boise , Boise 98 42 . 43 LOUISIANA Kenner , Kenner 111 43 .38 Nouveau Mark , New Orleans 108 33 . 51 Shreveport , Shreveport 101 52 . 51 OREGON Garden Valley , 'Roseburg 92 45 . 49 Gresham Manor , Gresham 102 46 . 45 Junction City , Junction City 67 19 . 28 Rogue Valley , Grants Pass 90 40 . 44 Royal Oak, Medford 90 45 . 50 NEVADA Carson City , Carson City 96 58 . 60 ' TEXAS Austin , Austin 110 64 . 58 The Clairmont , Amarillo 96 41 . 43 UTAH Harrison House , Ogden 90 39 . 43 Orem , Orem 97 54 . 55 WASHINGTON Capitol Manor , Olympia 104 56 . 54 Harvard Park , Spokane 105 39 . 37 Parkway Chateau , Bellingham 109 60 . 55 Pt . Defiance , Tacoma 116 71 . 61 The average number of parking spaces approved per suite is 0 . 50 backup ( 5 ) : a/mft. HOLIDAY MANAGEMENT CO. PARKING SURVEY RESULTS MAY 28, 1986 TOTAL OCCUPD 1 OF 1 OF 1 OF 1 OF UNITS PER UNITS RESIDENTS l° 6 TOTAL OCCUPIED PARKING 1 OF RESIDENTS EMPLYEE PARXING PERCENT PARKING PER PER Ree,orr^' FACILITY UNITS UNITS PLACES RESIDENTS CARS CARS USED OCCUPIED PLACE CAR Can v/LaR6 BRIDSECREEK - 108 49 53 58 24 0 45.31 45.41 2.0 2.0 2.4 '/I CHATEAU DE BOISE 97 93 40 104 27 6 82.51 95.91 2.4 3.4 3.i .2.6/ CLAISNONT 96 79 51 82 25 10 68.61 82.31 1.9 3.2 3.1_ _.,Al EUGENE CAMLU 59 59 35 60 4 5 25.71 100.01 1.1 14.b IS.0 '1 BARDEN VALLEY 91 71 44 87 32 10 95.51 84.61 2.1 2.4 2.7 31 GRESHAM MANOR 102 73 46 80 21 7 60.91 71.61 2.2 3.5 3.S y u HARRISON REGENT 90 84 36 87 21 7 77.81 93.31 2.5 4.0 A.1 Li: HARVARD PART: 105 102 • 39 111 30 3 84.61 97.11 2.1 3.4 3.7 2 '7 HILLTOP 95 89 49 97 23 II 69.41 93.71 1.9 3.9 4.7 11 HOLIDAY GARDENS 77 77 38 85 15 8 60.51 100.01 2.0 5.1 5.1 1 3 HOLIDAY PART: 48 48 8 54 6 2 100.01 100.01 6.0 8.0 9.0 it MADRONA HILLS 102 96 56 104 19 9 50.01 94.11 1.8 5.1 5.5 tY MAGNOLIA 95 95 40 105 32 8 100.01 100.01 2.4 3.D 3.3 �t DAKMONT 91 75 53 80 16 6 41.51 82.41 1.7 4.7 5.0 1-0 PARI.VAY CHATEAU 109 69 60 80 17 Il 46.71 63.31 1.8 4.1 4.7 i-I THE PUEBLO RESENT 97 54 44 62 21 7 63.61 55.71 2.2 2.6 3.0 31 REDNOOD 97 96 57 113 43 6 86.01 99.01 1.7 2.2 2.s 3 1 REGENT 82 66 49 12 20 9 59.21 80.57. 1.7 3.3 3.6 1-C RENO CAMLU 70 64 30 65 1 9 53.31 91.41 2.3 9.1 9.3 ' it ROGUE VALLEY 90 67 . 39 74 16 6 56.4% - 74.41 2.3 4.2 4.6 2.2- ROYAL MARC 77 72 52 77 6 9 28.81 93.51 1.5 12.0 122.E 9 ROYAL OAK 88 82 63 90 19 9 44.41 93,21 1.4 4.3 4.7 2.1 •OLVAN6 99 97 51 105 35 8 84.31 98.01 1.9 2.8 3.0 8 3 :,UNRID6E 90 37 44 38 7 7 31.81 41.11 2.0 5.3 5.4 t$ COMPANY TOTAL 2155 1800 1077 1910 486 173 61.21 83.51 2.0 3.7 4.1 516 is m-G, , �-n 2 TACHMENT 2 4 . '17`.: .. H.R.`WACKER&ASSOC.INC., Real Estate Appraisers and Consultants PLANNING OIVIS,ON CITY,OF RENTON August 5, 1988 • • ' • Jeffrey Wright Q FE 8' .7 1989 'J. Wright Development Co.' .. Erg 1111 Third Avenue, Suite 700 .qV . .0 'Seattle, WA '. 98101 Dear Sir: . As you may know, the need for elderly housing facilities is increasing as the United States population ages. Nationally, the elderly population is growing more rapidly than the overall popu- lation. Between 1970 and 1980 the total United States population increased by 10%, while the elderly population grew by 27%. . In. . 1980, 25.7 million people in the United States were 65 years of age or. older. The number of people in this age bracket has been projected to reach 28.5 million by the year 1985 and 34.9 million by the year. 2000. The 1985 projected population referenced above. represents approximately 12% of the U.S. population, or about one in every eight Americans. In addition, we have also found that the older population itself is aging. In 1985 the 65+ to 74 age group was nearly eight times larger than that in 1900, while the 75 to 8.4 group was eleven times larger and the 85+ was 22 times larger. In 1985, persons reaching age 65 had an average life expectancy of an additional 16.8 years. Approximately 2.1 million persons cele- brated their 65th birthday in 1985, while in the same year approx- imately 1.5 million persons 65 or older died, resulting in a net increase of over 560, 000. In the State of Washington, the 1984 and 1985 projected popu- lation totals for the 65+ age group represented 492, 000 and 505, 000, respectively. These totals represent approximately an 11.3% increase over the 1980 census level. Enclosed is Figure 1 which demonstrates the population growth of the total population for the 65+ and 75+ age groups in King County. These estimates/projections are provided by the Washington Office of Financial Management Publication. Below each year's estimate are the indicated percent changes since the 1980 census. Note the larger percentage change in the elderly groups. The second part of Figure 1 depicts the growth of the 65+ and 75+ population groups within the primary market area defined as the Renton environs. Below each yearly figure is the calculated percentage change since the 1980 census. The primary market area. is defined as that area from which it is believed residents would migrate. 310 SW Fourth Avenue,Suite 1110 Portland,Oregon 97204 503/227-6431 Jeffrey Wright . : August 5, 1988 Page Two Data estimates/projections from 1980, 1988, and 1993 were provided by ,the census 'and National Planning. Data Corp. (NPDC) The yearly figures 'were our estimates based on interpolated ' growth. From this table we see the projected growth for this area, particularly in the 65+ and 75+ age groups. ' The median effective household buying income in the subject area is $34, 396 per household for 1988. The median household income of those between ages 65 and 74 is estimated at $17, 892, with those over 75 estimated at $12,255. Many retirement apart- ment management companies have found that a reasonable annual income level of residents in the "for profit" rental retirement apartment complexes generally starts around $15, 000. This is based on an estimation that a person can generally spend between 70% and 80% of their income for shelter, food, and transportation. For the subject the majority of studio units are projected to be between $900 and $1, 000 per month. Therefore, it is assumed that the minimum income level for a resident to afford the subject facility is approximately $15, 000. While marketing of the studio units will be directed toward this lower income group, the larger units will be marketable to those with higher income levels. Figure 2 illustrates the growing numbers in this group who are age 65+ and have annual incomes of $15, 000 or more. In making a comparison to the subject we have surveyed the market for housing facilities that are not government subsidized, church subsidized, buy-in/endowment plans or nonprofit organiza- tions. This exclusion is primarily due to the following reasons: 1) Government subsidized developments place restric- tions on eligible income levels and people that qualify for this type housing would be unable to afford "for profit_" rental developments. 2) The church subsidized developments, in many in- stances, promote church affiliation which could be construed to indicate an exclusive tendency. The subsidized nature may also place income restrictions similar to government sub- sidized facilities. Therefore, because these complexes appeal strongly to the church constituency, are in many instances subsidized and generally full with lengthy waiting lists, their direct comparability with a rental retirement facility could be construed as being minimal. • Jeffrey` Wright " August 5 1988. . Page Three . 3) The buy-in/endowment fee' plan generally requires a substantial down payment as well as monthly maintenance fees, . which in' `some instances may come close ° to rates found in "for profit" rental 'facilities. .: :In many instances, '.these complexes also offer a continuing care concept which makes. provision for elderly housing ranging from independent living through nursing care. If the facility does not offer continuing care, we have found in several markets throughout the United States that their performance is .poor in comparison to the rental facilities when the two concepts are being marketed at the same time. This poor performance is primarily the result of the high down payment generally., required, which in many instances excludes many residents. This concept can also be likened to comparing a life estate in a multifamily development to a rental apartment complex. Under this scenario the comparability would be impaired considerably. 4) In surveying many nonprofit facilities across the country, it has been found that the newly constructed com- plexes compare somewhat favorably with the "for profit" rental retirement apartment facilities. However, as these complexes age the less comparable they become, due in part to the lack of refurbishment and upgrades which are an ongoing process in a "for profit" rental retirement apartment com- plex. However, it should be recognized that complexes which are a few years old generally remain full with long waiting lists and, in most instances, compete more closely with the subsidized facilities than the "for profit" rental complexes because of their lower rates. In a survey of the market area, we have found there are seven facilities which are considered to be competing with the proposed subject. In these seven facilities there are a total of 942 existing rental units. In estimating demand for retirement apartment developments, penetration levels in other areas of the county, have been examined. According to statistical data compiled by such firms as . Laventhol and Horwath, Health Central Enterprises, and our firm of H. R. Wacker and Associates, a national penetration level ranging from 8% to 12% of the income qualified ($15, 000/year plus) elderly (65+) is indicated. In support of this range, our firm has conducted studies in the Portland, Oregon and Spokane, Washington areas, having found penetration levels in these two cities approximating 9%. In the subject's area current penetration rates Jeffrey Wright August 5, 1988 Page Four for 1988 are in the-mid range at 10.9% (please refer to Figure 2 following this' section) . In comparison, by the year 1990 the penetration rates• (inclusive of the subject) are lower .than the . existing• rates. Cognizant of the increasing population and the anticipated opening of the subject in 1989, the following chart denotes that with the addition of the subject a reasonable penetration rate will continue to be realized. It is concluded through the data presented above, that there appears to be a continuing need for elderly housing facilities in the primary market area of the proposed subject, and that the economic base is strong enough to support a facility of this type. Respectfully submitted, H. R. WACKER & ASSOCIATES, INC. Mark D. Rauchenstein /44,?4— 2‹./.Wm(ed Steven C. Bottemiller Figure 1, Population Projections and Change 1980 1988 1989 1990 1991 1992 1993 , KING COUNTY Total Population 1,269,684 1,391,532 1,406,778 1,423,529 1,440,143 1,457,848 . -,_1;475,504 : '. X Change since 1980 -- 9.6 10.8 12.1 13.5 14.8 16.2' 65+ Population 129,414 161,442 165,115 168,770 171,787 174,247 . 176,680 - X Change since 1980 -- 24.7 27.6 30.4 32.7 34:6. 36.5 75+ Population 52,367 68,742 71,101 73,566 75,720 77,747 , . , 79,903" ' X Change since 1980 -- 31.3 35.8 40.5 44.6 48-5•. - 52.6 PRIMARY MARKET AREA Total Population 275,139 319,044 324,147 329,333 334,600 339;950 345,387 : , X of Change since 1980 -- 16.0 17.8 19.7 21.6 23.6 25.5 ;. 65+ Population 17,633 28,402 29,856 31,384 32,991 34,680 `' 36,449_. X of Change since 1980 -- 61.1 69.3 78.0 87.1 96.7 106.7 75+ Population 6,567 8,803 9,478 10,206 10,990_. 11,833 ,; .12,739 % of Change since 1980 -- 34.0 44.3 55.4 67.4 80.2 94.0" • • Figure 2, Population and Penetration Table 1980 1988 1989 1990 1991 1992 1993 Total Population 275,139 319,044 324,147 329,333 334,600 339,956 345,387 65+ Population 17,633 28,402 29,856 31,384 32,991 34,680 36,449 Income Qualified -- 8,629 9,329 10,087 10,905 11,791 12,748 Penetration of Existing Units* -- 10.9% 10.1% 9.3% 8.6% 8.0% . 7.4% Penetration With Subject (1,042 Units) -- 12.1% 11.2% 10.4% 9.6% 8.9% 8.2% . *In 1988 the existing units totaled 942 • ►a T PINE L F n;i_ �I =--.:if g, ', ..i'!t}7 tls:t;�•"w•,•)2 i !•!f I I'vI 1'��,7 G p i l'r.j ija.1,' :1 r•iEl 4lY....41r01..!li 111 > µ0. ,t,•G• -" ^V^-/ ""_' ..' ,.• `.il'.,•.-'rt!:t ,rE.1 `�1,r'' '-c"437r2: I , = w_-,:i q*.3 s,.n- a ..vitef ii i t .= r u� Say Y.n .'-' -di� "•S=1,.R=;.I -n::`ids •+"1,� 1 _r•- h '• 1,,,s+it;,u.;N ;u=: ..�,s . 9 � • ,' fi � dam•`"n'•;init =.`: � :. ?ia la 'oi t ,•'t "� I'. .�:.,. :!e,::�- .5 3S ��i< -rn ��:-.{=:`,F�.� O' �C:+F 4 �i• -Ir. .-!� i::i! �i i-sji,>i 4'- <!�'�., + >.us._;,..j. i:4.3 ';-I',;s •j,,-. `':_ l" I`: t„aa1,•i 1'.! ••.:1: z: a jL�.tt,:i n•;.. 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H t n /• Osp , • r� '� a 'K„''i jt. 41j m ► 61 � • ■ 1• •- i=',d,'y::`z",:fo t 11" ; .1s_,:.ugp.;, it.• Iq t,. ti i - �' ,�t `Lw o e• ��' R u,'!• S., '' �" Wt."- e r.a<:fit�i "y �� w r 7 • • ,,,,.i, :ia .w, ,, -_ of • _ '� x • ®• ..,•vO ® ,,4_r_:, r �t t .,;a r. .�.-- '-=te• a. { _ = • r_ 1 _® %L�%:.. !tv .• •S F 'AY ZSr•-�'ti u r�:g •:. j'.-oi .y c 3 a m v,,i • '- a _ 3 a� --Vl d Slid`!=:', Y ry Via, CC 10 } tltltl :� �r o u)_ `- ,• Mg t' wks - UN cc'. • ',a�'F _ •'`1 _ .'•-. yl 7•. c 'S•AY�� 1 }�� 'Av Hatt r ,�4W.' 6 r:$t,_,-42 t�-;7 '!__ '�.n!�.�•'U�'; a* "W E Hie vi w. fID 6 rn • 'MS 'AM 30pItl13O ®� . .. r!f..P-�i u 7rF fa C 6, oo ce S ! J *PI 1 .....• 'Ill a , o�i��® ,�,:t h!•g; A A 61 v 'v AY 1StL List of Competing Facilities 1. Renton Villa Retirement Residence 2 . Linden Lea Lodge - Tukwila 3 . Wesley Terrace - Des Moines 4. Wesley Gardens - Des Moines 5. Des Moines Villa - Des Moines 6. Farmington Court - Kent 7 . Parkside Retirement - Auburn ATTACHMENT 3. J Christopher brown �e 9688 rainier avenue s. attle washi ton k 1.T04567 118 879 Rainier Avenue N. , Suite A 201 Renton, WA 98055-1380 February 10 , 1989 Mr. Jack Lynch Jack Lynch & Associates 1001 N.E. Boat Street Seattle, WA 98105 Re : Renton II Retirement Residence Sight Distance Improvement & Access Mitigation Dear Mr . Lynch: Having met to-day with Mr . Clinton Morgan of the City of Renton, Traffic Engineering bivision of the Public Works Department, we verified the sight distance to the south on Sunset Boulevard and to the east on N.E. 12th from Monroe Avenue N.E. With the removal o.f brush and trimming the sloping embankment from Monroe Avenue N.E. along Sunset Boulevard, within the right of way as shown on the attached drawing from the assessor ' s map, the sight distance would be improved to about 300 feet. This is within the range of stopping sight distances shown on Figure IX-27, Intersection Sight Distance at at Grade Intersections in the publication, A Policy on Geometric Design of Highways and Streets 1984, American Association of State Highway and Transportation Officials , Washington, D.C. As we discussed earlier in our letter of January 18th, we feel that this is the reason that there are no recorded accidents at this location. In other words, while there is minimal sight distance for intersection maneuvering within the meaning of the AASHTO manual, there is adequate sight distance for avoiding accidents that may otherwise be induced by such maneuvering. As a consequence, we do not feel it is necessary to institute right-turn in/right-turn out constraints at this intersection. We believe that the following mitigation measures would suffice . 1 . Trim back the bushes on the city. right-of-way on the sloping embankment from Monroe Avenue N.E. along Sunset Boulevard. 2 . Remove the slope along the embankment from Monroe Avenue N.E. along Sunset Boulevard and, if necessary, install a 4 • Mr . Jack Lynch February 10 , 1989 page 2 low rock wall to retain the new "cut" of the embankment to prevent erosion/slipping. 3 . Install advance warning signs (W2-2) in accordance with the M.U.T.C.D. , section 2C-12 , page 2C-6, 250 feet to the southwest and east of the intersection to " . . .indicate the presence of an obscured cross road intersection. . . " Note that these signs should show the main road with a curve legend in lieu of the straight road shown in the normal W2-2 legend. At the intersection of Monroe Avenue at N.E. .12th, we noted that there are no speed limit signs to the east of this vertical curve. We agree with you that the lack of any accident statistics suggests no additional mitigation measures are necessary. You may, nevertheless, want to to consider installing a 25 MPH speed limit sign for westbound traffic near, say, Olympia Avenue N. Further, recognizing that you have had concerns raised by some local residents over the sight distance issue, you may also want to consider installing the LIMITED SIGHT DISTANCE sign (W14-4) with a 20 m.p.h. advisory speed plate, pursuant to section 2C-39 of the M.U.T.C.D. With these measures , we do not foresee any substantive traffic hazards occasioned by this project. Indeed, with the project acting as a catalyst, there should be an improvement. Yours truly, C. V. Brown, P.E. cvb/s r . I 0 °° 09. 3L `IsW9- s- 39A - I _• .4A ' V. k 7s 2 o \It, • C, i 4. N ___ , Y. 7' �.+ a ! i ;:l. * * *4 . 0 ' `��TJ) , 7� ,1;� " Lam_ = r-� l am. / . •�_- 5-1.:.3.:--- ( _- rCI `� 0 . 71/ --1 oAw/c.)1.': 00"..4A:.:.‘i CVT t‘ 4'i.l%f ® l P.•1 1 0.174c• ` cek.i 0; 6 'q9 _ 7/ ,' s , _ , ,, 7,,,,,tv.. ,,,, ,,.4 , ._. (\, 91) 4) /,ot) ;61 I .4-IP ..., / i , ti \ 7, e9 / 12 9� / o Y er/o \ o3S f 10, J0 2 0 v 126 / ,p' / /80 30 B7-s-9-- ,F � s G V 3 T ,/B. 6/ I tN \ ."- . e' , 0 I tk,ili 50o Q . \ 0 s 1:' N li,1 1/,,, i lei\40 -' (v) i ,e 76, go, / 11 * V filk /i' 14.1 It° S° '0 I .", 0 �. ) ,/ ' \ • 4€14 3 Q3 o 0 J03° 1'� . �''/fie. T.� 1 ' lir ‘°) . hQ• �90$ 61 Z Q ()0ss. N /b 0- oo 1 ....._icc A _ 0 1,:) A4_ ;) lfr . to . 0 is• 0_,..,,,,, 1 — 043 ii8 82 41. S. B 7-S9 - F ?r n r Chevron Alignment signs,when used,are erected on the outside of a curve,sharp turn,or on the far side of an intersection,in line with and at right angles to approaching traffic.Spacing of the signs should he such that the motorists always have two in view,until the change in alignment eliminates the need for the signs.To he effective,Chevron Alignment signs should be visible for at least 500 feet;trial runs by day Oand night may he desirable to determine final positioning. "ASSING Or ONE 2C-11 Cross Road Sign(W2-1) The Cross Road sign is intended for use on a through high W10-3 indicate the presence of an obscured crossroad intersection.It. 36",48".48u ordinarily used where Junction signing(secs.2D-14,2D-29)or ad.a'' ' route turn assembly signs(sec.2D-30)are present. The relative importance of the intersecting roads may be shown by different widths of line in the diagram. 2C-39 Limited Sight Distance Sign(W 14-4) The diagram for a crossroad intersection with a slight offset should indicate that the side roads are not opposite each other.If the crossroad The LIMITED SIGHT DISTANCE sign,with supplementalp/\dy!- sory Speed plate(W13-1),is designed for use on vertical curves which occurs in the vicinity of a curve the symbol may be modified appropri- do not have adequate safe stopping sight distance available.This type alely. signing is not to be a substitute for sound engineering judgment(based on safety considerations or known problem locations)that would war- rant improving the sight distance by an engineering solution. LIMITED W2-1 SIGHT 70"s30" • DISTANCE • 2C-I2 Side Road Sign(W2-2,W2-3) v(taa n '70*i• The Side Road sign,showing a side-road symbol,either left of • and at an angle of either 9(1 or 45 degrees,is intended for use in advance of a side-road intersection according to the same warrants as set forth 2C-40 Playground Sign(W 15-1) for the Cross Road sign(see.2C-ll). The W15-1 Playground Sign may be used only in advance of a desig- The relative importance of the intersecting roads may be shown by nated children's play area to warn of the potential high concentration of different widths of line in the diagram.If the side road occurs in the vicinity of a curve the symbol may he modified appropriately. 2C-21 2C-6 chr'isfopher brown lae. 9688 rainier avenue 8cattle washi & n•ton Let:723 & �•:118 879 Rainier Avenue N. , Suite A 201 Renton, WA 98055-1380 February 10 , 1989 Mr . Jack Lynch Jack Lynch & Associates 1001 N.E. Boat Street Seattle, WA 98105 Re: Renton II Retirement Residence Sight Distance Improvement & Access Mitigation Dear Mr . Lynch: Having met to-day with Mr . Clinton Morgan of the City of Renton, Traffic Engineering Division of the Public Works Department, we verified the sight distance to the south on Sunset Boulevard and to the east on N.E. 12th from Monroe Avenue N.E. With the removal of brush and trimming the sloping embankment from Monroe Avenue N.E. along Sunset Boulevard, within the right of way as shown on the attached drawing from the assessor ' s map, the sight distance would be improved to about 300 feet . This is within the range of stopping sight distances shown on Figure IX-27, Intersection Sight Distance at at Grade Intersections in the publication, A Policy on Geometric Design of Highways and Streets 1984, American Association of State Highway and Transportation Officials , Washington, D.C. As we discussed earlier in our letter of January 18th, we feel that this is the reason that there are no recorded accidents at this location. In other words , while there is minimal sight distance for intersection maneuvering within the meaning of the AASHTO manual, there is adequate sight distance for avoiding accidents that may otherwise be induced by such maneuvering. As a consequence, we do not feel it is necessary to institute right-turn in/right-turn out constraints at this intersection. We believe that the following mitigation measures would suffice . 1 . Trim back the bushes on the city right-of-way on the sloping embankment from Monroe Avenue N.E. along Sunset Boulevard. 2 . Remove the slope along the embankment from Monroe Avenue N.E. along Sunset Boulevard and, if necessary, install a • Mr . Jack Lynch February 10 , 1989 page 2 low rock wall to retain the new "cut" of the embankment to prevent erosion/slipping . 3 . Install advance warning signs (W2-2) in accordance with the M.U.T.C.D. , section 2C-12, page 2C-6 , 250 feet to the southwest and east of the intersection to . . .indicate the presence of an obscured cross road intersection. . . " Note that these signs should show the main road with a curve legend in lieu of the straight road shown in the normal W2-2 legend. At the intersection of Monroe Avenue at N.E. 12th, we noted that there are no speed limit signs to the east of this vertical curve . We agree with you that the lack of any accident statistics suggests no additional mitigation measures are necessary. You may, nevertheless , want to to consider installing a 25 MPH speed limit sign for westbound traffic near, say, Olympia Avenue N. Further, recognizing that you have had concerns raised by some local residents over " the sight distance issue, you may also want to consider installing the LIMITED SIGHT DISTANCE sign (W14-4) with a 20 m.p.h. ' advisory speed plate, pursuant to section 2C-39 of the M.U.T.C.D. With these measures , we do not foresee any substantive traffic hazards occasioned by this project. Indeed, with the project acting as a catalyst, there should be an improvement. Yours truly, C. V. Brown, P.E. cvb/s . , . . „ . 40 -40 ,.. 9. '3 2. : j 1 171 ; . , 9 7,5 20 63 /7. 5t-'79•fort �0 ;3.; 3., . Iii \ , 1 I ARP ,o t4 • F41°') \ AY X�"4 a ..4-ca 407\ '\to ' Z sil :;) \\(/:: .a `\o -1 4 u i^1. --:-I.J.--44-44 .4 1?..:---- ( -.---- Ct ‘' '4' l7 qc. a�0 G i 91P� �, b�/i \ V 1 % -- 7r_i \r_. , •z 1 f• lit 33. e, - - �� S.5J� / ' "..� 1`�! ti : 1 ... , Nz, i 4,, t. - .. 'f'a''° 3.nv �t I iris'_ V I a �? C. / 7, ° �/f 1 ��• / o .la i'V �� /9{174. ; , , (�0`0 •� zNo 4 3T \ 5 ?.6. tV‘ s ' , .1 N. 4 \ , - - /- ; .1 iks ilt �� N' '. /Yil I, \� S\Q\ CI 11 //St :72 (�',� �Q, y „„ )...„ it 0 ___. .\ e/ ri• • Q Ac. N N 1 CP) b'° . ‘N( v 7 ij • O 0030 � . �` ' //e. 73 • fr 11) Z N Q o035 N I _ _ 0 % 54. A4" g ,,,°14(2 - :T-ti • . Id- . ' 0O J,i "_. //8. 82 k, S. 87-'3-9 - ti O • • } Chevron Alignment signs.when used,are erected on the outside of a curve,sharp turn,or on the far side of an intersection,in line with and at right angles to approaching traffic.Spacing of the signs should be such that the motorists always have two in view,until the change in y`r alignment eliminates the need for the signs.To he effective,Chevron • Alignment signs should he visible for at least 500 feet;trial runs by day ? O •*-, - and night may be desirable to determine final positioning. ?A$SING<< • ONE 2C-I1 Gross Road Sign(\1'2-I) The Cross Road sign is intended for use on a through highe•• ••• W14-3 indicate the presence of an obscured crossroad intersection.It 36"x 48"•49" ordinarily used where Junction signing(secs.2D-14,2D-29)or ae route turn assembly signs(sec.2D-30)are present. The relative importance of the intersecting roads may be shown by different widths of line in the diagram. t5 2C=.39'c`M)Limited'SighttDistanceSign.`(W 14-4) • - The diagram for a crossroad intersection with a slight offset should indicate that the side roads are not opposite each other.If the crossroad The LIMITED SIGHT DISTANCE sign,with supplemental�'AdQj- occurs in the vicinity of a curve the symbol may be modified appropri- qL„' y-'Speed,plate,(W 13:1)(is designed for use on vertical curves which do not have adequate safe stopping sight distance available.This type atcly. signing is not to be a substitute for sound engineering judgment(based on safety considerations or known problem locations)that would war- rant improving the sight distance by an engineering solution. ATM,r LIMITEDD, W 2-1 30".30.. -•.DISTANCE 2C-12 Side Road Sign(W2-2,W2-3) ,#W.1 s-4 gl..il.c t Ftel-l;, }af .-‘y The Side Road sign,showing a side-road symbol,either left s • and at an angle of either 90 or 45 degrees,is intended for use in ao 2C-40 1'la of a side-road intersection according to the same warrants as set forth yground Sign(W 15-I) for the Cross Road sign(see.2C-I1). The W15-I Playground Sign may be used only in advance of a desig- The relative importance of the intersecting roads may be shown by nated children's play area to warn of the potential high concentration of different widths of line in the diagram.If the side road occurs in the vicinity of a curve the symbol may he modified appropriately. 2C-21 2C-6 51067 AFFIDAVIT OF PUBLICATION Audrey Benner ,being first duly sworn on oath states that he/she is the Chief Clerk of the VALLEY DAILY NEWS • Kent Edition • Renton Edition • Auburn Edition Daily newspapers published six (6)times a week.That said newspapers are legal newspapers and are now and have been for more than six months prior to the date of publication referred to,printed and published in the English language continually as daily newspapers in Kent, King County,Washington.The Valley Daily News has been approved as a legal newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form attached,was published in the Kent Edition , Renton Edition x , Auburn Edition , (and not in supplement form) which was regularly distributed to its subscribers during the below stated period.The annexed notice a Public Notice was published on FPbrnary 6 , 1989 R3366 The full amount of the fee charged for said foregoing publication is the sum of $ 38 .40 • Subscribed and sworn to before me thisl 3 th day of F e b r u a ry 19 89 Notar ublic for the State of Washington, �' - residing at Federal Way, King County, Washington. VDN#87 Revad Public lotice Pi c Notice NOTICE OF ENVIRONMENTAL should be revised and must be accompa- DETERMINATION nied by a non-refundable $75.00 fill-' fee. ENVIRONMENTAL REVIEW COMMITTEE Published in the Valley Daily \Jews RENTON, WASHINGTON February 6, 1989. R3366. Acct. 51067 The Environmental Review Committee (ERC) has issued a Determination of Nor\-; Significance-Mitgated for the following pro- ject under the authority of the Renton Municipal Code. The following Applicant has completed a mitigation process: RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3.3 acre parcel(comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the devel- opment of a 90,000 square foot retirement facility (108 —+ suites) upon a 3.03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure; and 3) obtain site plan approval for the proposed retirement living center. The property is located in the southwest quadrant of Mon- roe Avenue N.E. and N.E. Sunset Boule- vard. Individual sites are addressed as fol- lows: 1) 1408 Monroe Avenue N.E. -single family residence will remain; 2) 1416 Mon- roe Avenue N.E.-existing single-family will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -existing single-fami- ly residence will be replaced by retirement center;4)unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Bou- levard, which is now vacant, will be devel- oped with the retirement center. Further information regarding this action is available in the Community Development Department, Municipal Building, Renton, Washington, 235-2550. This Determination is FINAL. There is a 14 day appeal period which will end at 5:00 PM on February 20, 1989. Any appeal of this decision may be made to the City's Hearing Examiner, Municipal Building, 200 Mill Avenue South, Renton, Washington. An appeal must state clearly, in writing, wny me uetermination C e • i a 64-c�C bytl c if 2/' / ;.° �a METR0 Municipality of Metropolitan Seattle Exchange Building • 821 Second Ave. • Seattle,WA 98104-1598 January 31, 1988 PLANNING DIVISION CITY OF RENTON FEB 3 1989 Environmental Review Committee 22 2 c/o Donald K. Erickson LS C l5 I U�np E Zoning Administrator Planning Department 200 Mill Avenue South Renton, Washington 98055 Determination of Non-Significance �_ L // � File No. : ECF-116-88 City of Renton /j! , . Dear Environmental Review Committee: Metro staff has reviewed this proposal and anticipates no significant impacts to its wastewater facilities. Public Transportation The plan referenced in condition #1 to mitigate traffic impacts should include Transportation System Management (TSM) actions. The applicant should contact Carol Thompson, Metro Market Development at 684-1610 for assistance in drafting these actions. There is no transit service to the site at the present time. However, it would be helpful if the developer could design the area in front of the building so that it could easily incorporate a bus stop and shelter in the event that transit service is provided in the future. Thank you for the opportunity to review and comment. Sincerely, Gregory M. Bush, Manager Environmental Planning Division GMB:wsg cc: Carol Thompson _.., „ - '. •''. C'. 6 ' ''', ‘ : , . 0 - , . . JACK LYNCH and ASSOCre 3 ,1 JAWS& Ul i'Y OF RENTON RFEB 9 1989 0 - 0 4/1/tH 7 09 ,be 1-0 SethA, d,- ,, /tice/ Pvie 3---ride? .• / 1 -sue /frpti/i/fA-v, 44f ,, %® CITY OF RENTON 101 ', PUBLIC WORKS DEPARTMENT amp Earl Clymer, Mayor Traffic Engineering Division February 3, 1989 Mr. Jack Lynch Jack Lynch & Associates 1001 NE Boat Street Seattle, WA 98105 Subject: Rentc;n II Retirement Residence Access Issue Dear Mr. Lynch: Thank you for addressing our sight distance concerns at the intersections of Monroe Ave. at NE 12th and at Sunset Blvd. Both residents and our staff were concerned that inadequate sight distances may exist, especially for the elderly residents. • We have reviewed the January 18, 1989, letter from Christopher Brown regarding these sight distances. Also discussed was the need for a pedestrian crosswalk at Monroe Ave. and Sunset Blvd. NE. Monroe Ave. onto Sunset Blvd. A stopping sight distance (SSD) of 282 feet was determined by Mr. Brown. This distance was based on the brush being cleared as you previously discussed with Mark Jacobs of my staff. However, based on the design speed of 45 mph, a SSD of 400 feet is required by both AASHTO and ITE. Our accident records indicate no accidents in the past three years; however, with increased traffic volumes we are concerned about continued safety at this intersection. Please provide a further review at Monroe Ave. and Sunset Blvd. to determine other mitigation measures (in addition to clearing brush at the southwest corner of the intersection) to correct the SSD deficiency. Monroe Ave. onto NE 12th Mr. Brown determined a stopping sight distance of 192 feet. According to AASHTO Table III-1 "A Policy on Geometric Design of Highways and Streets 1984, " a distance of 200 feet is required for a speed of 30 mph. The current accident history does not indicate a need at this time for any further action. Pedestrian Crosswalk at Monroe and Sunset Blvd. There is no warranted need at this time for any special pedestrian considerations at this location. 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2620 Facsimile (206) 235-2513 Mr. Jack Lynch Page 2 February 3, 1989 If you have any further questions, please contact me at 235-2620. Sincerely, Gary A. Norris, P.E. Traffic Engineer CEM:ad cc: John Adamson Clint Morgan CEM035 ae 0 CITY OF RENTON DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION January 31, 1988 Jack Lynch and Associates 1001 N.E. Boat Street Seattle, WA 98105 • RE: Renton Highlands Retirement Residence Southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Blvd. ECF; R; CU; SA-116-88 Dear Mr. Lynch: This letter is to inform you that the comment period has ended for the Determination of Non-Significance-Mitigated for the above referenced project. Comments were received for this project. The issues raised by the respondents have been noted and will be considered by Staff in their reports. The Committee's determination is final and may be appealed to the City's Hearing Examiner no later than 5:00 p.m. on February 20, 1989. Any appeal must state clearly why the determination should be revised and must be accompanied by a non-refundable $75.00 filing fee. If you have questions or desire clarification of the above, please call our office at 235- 2550. For the Environmental Review Committee, Sincerely, Donald K. Erickson, AICP Zoning Administrator DKE:mjp (Parties of Record list on page 2) 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 Jack Lynch & Associates Renton Highlands Retirement Residence January 31, 1989 Page 2 cc: Patricia.A. and Edwin F. Rasmussen Marguerite Brown 1300 Monroe Ave. NE 1309 Monroe Ave. NE Renton, WA 98056 Renton, WA 98056 Lois A. and Leslie E. Adams Ray and Pearl Beach 1209 Monroe Ave. NE 1333 Monroe Ave. NE Renton, WA 98056 Renton, WA 98056 Dennis G. and Kathleen A. Ossenkop Norm Abrahamson 3316 NE 12th St. 3409 NE 17th _ Renton,,WA 98056 Renton, WA 98056 Eugene and Dorothy Methven A. J. Ludner 1316 Monroe Ave. NE 970 Harrington Ave. NE Renton, WA 98056 Renton, WA 98056 Chester and Kathryn Daze Laurits and Lily Alvestad ° 1216 Monroe Ave. NE 3224 NE Sunset Blvd. Renton, WA 98056 Renton, WA 98056 Wm. H. and Mary L. Schreven Jack Huebner 1324 Monroe Ave. NE 1416 Monroe Ave. NE Renton, WA 98056 Renton, WA 98056 Mary E. Spunaugle 1400 Monroe Ave. NE Renton, WA 98056 ENVIRONMENTAL REVIEW COMMITTEE 10:20 AM Renton Municipal Building January 11, 1989 3rd Floor Conference Room MINUTES ATTENDING: Ron Nelson, Building Director; Larry Springer, Planning Manager; Lynn Guttman, Public Works Deputy Director; Mike Parness, Mayor's Administrative Assistant; Don Erickson, Zoning Administrator; Glen Gordon, Fire Marshall; Lenora Blauman, Senior Planner; and Margaret Pullar, Secretary. • CALL TO ORDER: The meeting was called to order by Mr. Nelson. INTRODUCTION: Mr. Springer introduced Lynn Guttmann as the newly appointed Public Works Director. DISCUSSION RIVERTECH ASSOCIATES-NACHES CENTER ECF; SA; SM-056-88 The applicant seeks site plan approval to allow the development of a three building complex; a three-story office building and two one-story office and research and development buildings with a total of 118, 000 square feet. The property is located east of Naches Avenue S.W. and north of S.W. 7th at the termination of Powell Avenue S.W. Discussion: Mr. Erickson noted the receipt of a request from the project developer to revise the Hearing Examiner's conditions regarding storm drainage. The letter from the applicant's engineer noted that due to the percolation rate or lack of percolation at the existing grades prior to fill (there are attached soils engineer's letters), use of french drains is not a feasible approach to maintain ground hydrology and recharge the wetlands. Therefore, the developer has submitted revised plans to specifically keep all water on site or at the adjacent wetland EO-2, EO-3, adjacent to the site. The design concept presented for Building 1 incorporates biofiltering swales as shallow secondary wildlife habitat areas which drain into the EO-2, EO-3 wetland after collecting storm drainage in the parking areas and carrying it through, tightlined and processed through oil water separators. The existing drainage swale along the railroad tracks will collect the storm drainage for buildings 2 and 3 in the same manner with the majority of it draining northwest to the EO-2, EO-3 wetland and the balance draining to the east into another shallow secondary ponding wildlife habitat area near the main recreational area. In the case of a 25 year storm all the above waters would back up and overflow into the main drainage channel along the south property line. Due to slopes and to utilize existing fill and grades a small portion of the south end of the site will flow in a tightline and oil water separator into a third shallow secondary wildlife habitat above the main swale area at the south property line. Mr. Erickson reviewed the new storm drain information and proposed revisions noting that there is a concern about the capacity of the east/west biofiltration system to the south of the site to handle the storm drainage from site to the south during peak flows. Ms. Guttman talked about a 25 year as opposed to a 50 year storm projection with regard to the frequency and duration of said storms. Discussion ensued regarding issues, options, and alternatives for storm drainage. It was noted that Public Works reviewed and verbally approved the proposed revisions, however, a written concurrence had not been received as yet by staff. Decision: Mr. Springer made a motion, seconded by Mr. Nelson, to recommend to the Hearing Examiner that ERC has approved the storm drain changes proposed by the applicant because of the new information submitted, subject to receiving written concurrence of the surface water by-off from Public Works. The motion carried. NEW PROJECTS �RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 The applicant is requesting a rezone from G-1, General Use, to R-3, Medium Density Multi- Family, and a Conditional Use Permit to construct a 108 unit retirement home on a 3.04 acre site. The property is located at 1500 Monroe Avenue N.E. Discussion: Mr. Erickson located the site and reviewed the project. Ms. Blauman continued the review by identifying the issues and noting the recommended mitigation measures cited in the Minutes - Environmental Review mmittee January 11, 1989 Page 2 • staff report. Discussion followed regarding the details of the benefits of locating the site in this particular area. She noted that the developer stated that one of the reasons for locating at this site is for deconcentration of the area as opposed to overconcentration since the developer's report cites that fifty percent (50%) of the residents would come from within a two (2) mile radius of the retirement residence. Also discussed was the east access off Sunset Blvd. which is designated for emergency vehicles only. The traffic impacts and recommended mitigation measures were reviewed. Finally, Mr. Parness suggested that, since this proposed new senior residence is not a convalescent hospital, the staff report contain a suggestion to the applicant to consider including limited on-site medical services which could, perhaps, be provided by practitioners from the Valley Medical Center's Community Outreach Program. Decision: Mr. Springer made a motion, seconded by Mr. Nelson, to issue a Determination of Non-Significance-Mitigated based on the eight (8) conditions recommended in the staff report, adding to Condition No. 6 that the access will be for emergency vehicles only and no delivery trucks or residential vehicles will be permitted. In addition, the report should specifically address the issues of locating at this site (i.e. the concentration of the area is not changing since the bulk of the residents live in the area and this is not a low/moderate income retirement residence). INFORMATION ONLY Mr. Erickson noted that he met last week with Mark Miller of First Cities Equities regarding Black River Corporate Park Phase VII and the EIS requirement set forth by ERC. He stated that Mr. Miller withdrew his appeal of the Determination of Significance for this project which was before the Hearing Examiner. Mr. Erickson noted that each member had received a copy of a recent Seattle Times article regarding King County and the Hestia Alliance. Discussion followed as to the potential affects of this type of action. Mr. Erickson cautioned the group to be aware of potential similar actions in the City of Renton. Mr. Erickson noted that copies of the Supplement Draft Environmental Impact Statement for the Orillia Retail Center Rezone have been given to ERC members for review. He noted that the public hearing has been set for Monday, January 30, 1989 at the fire station training room and the deadline for submitting comments is 5:00 PM, Friday, February 3, 1989. Mr. Erickson noted the receipt of an EIS from King County regarding Sammamish Place. He stated that there were some interesting facts regarding traffic impacts and he would submit it to Gary Norris for review and determination of impacts on Renton. MEETING ADJOURNED AT 11:15 AM ' , '• . is • . �'• 1f{ri • :. . . .; • ,., .:,„,,„„,„ • . , . . • „.„ • . ..... ...•. ..: :,4'' ; •. • . - •-*V !! ..ak ENVIR • NMENTAL ,....7.';::,':••, 1 • DECLARATION • -_7 •:.,,; • "• . 14 APPLICATION NO. - ECF R CU SA-116-88 ' 'S`' . RENTON HIGHLANDS RETIREMENT RESIDENCE ;. file APPLICANT I PROPOSED ACTION :,"r + Applicant seeks to: 1) rezone 3.3 acre parcel (comprised g!r: of 4 individual parcels combined) from G-1, General Use, to R-3, Medium Density "'f` Residential Use; 2) obtain a conditional use permit to allow the development of ""i a 90 000 s ft. retirement facility (108+/- suites) upon a 3.03 acre section of ` . GENERAL LOCATION AND/OR ADDRESS the property (the remaining .27 acre • 'i:. The southwest quadrant of Monroe Avenue parcel will remain developed with • " i NE and NE Sunset Blvd. existing single family structure); A " and 3) obtain site plan approval for . ' ""S'.5 F; the proposed retirement living center " y y• ' POSTED TO NOTIFY INTERESTED PERSONS 4 OF AN ENVIRONMENTAL RONMENTAL ACTION. • ''� THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE • (E.R.C.) HAS DETERMINED THAT THE `t' �4*-4 • PROPOSED ACTION trf DOES DOES NOT • _,.`r,'a • HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. • 1 R.:?9 . ..."....iN AN ENVIRONMENTAL IMPACT STATEMENT Y;f4 , ' " WILL WILL NOT ,,i,:f t BE REQUIRED. :} '' '``.. r''i THE CITY OF RENTON WILL NOT ACT ON THIS ` ' -'' �^ PROPOSAL FOR 15 DAYS FROM THE DATE BELOW. ' e'tis COMMENTS MUST BE RECEIVED BY j'.-4 "`''i. �' ' AN APPEAL OF THE ABOVE DETERMINATION MAY ' -,;ti::, BE FILED WITH THE RENTON HEARING EXAMINER ' #''r�`' BY 5:00 P.M., February 20. 1989 y ' ' ; ; 7 :'i� • FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON 'S` ,`r%";+;, PLANNING DIVISION AT 235-2550. , • 4�anyt1 - - • ' :;" . 4 DO NOT REMOVE THIS NOTICE --- " _ - . 64y WITHOUT PROPER AUTHORIZATION. . N — • CERTIFICATION S - I , UehR -F. c) , HEREBY CERTIFY THAT W: ( 3 ) COPIES OF THE ABOVE ID �.INOCUMENT WERE POSTED BY ME IN j f(T�ge 5 ) CONSPICUOUS PLACES ON OR NEARBY THE DESCRIBED PROPERTY ON f6bRoAq ?5, 1981 . , ATTEST: Subscribed and sworn to before me, a ' • Notary Public, in and for the State of Washington • ' residing in. I�eit...XMA) on the ark SIGNED : day of �' .L3' 1 S 1 . bed-0,,n l ' ,ek_p_S/94_, • • • • • •• 1 NOTI : . ye ii ENVIRENMENTAL DECLARATION ,y APPLICATION NO. ECF; R; CU; SA-116-88 RENTON HIGHLANDS RETIREMENT RESIDENCE APPLICANT PROPOSED ACTION Applicant seeks to: 1) rezone 3.3 acre parcel (comprise of 4 individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90,000 sq.ft. retirement facility (108+/- suites) upon a 3.03 acre section of GENERAL LOCATION AND/OR ADDRESS the ro ert p p y (the remaining .27 ac The southwest quadrant of Monroe Avenue parcel will remain developed with NE and NE Sunset Blvd. existing single family structure) ; and 3) obtain site plan approval f the proposed retirement living cen POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (E.R.C.) HAS DETERMINED THAT THE PROPOSED ACTION • DOES IXET DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL WILL NOT BE REQUIRED. THE CITY OF RENTON WILL NOT ACT ON THIS PROPOSAL FOR 15 DAYS FROM THE DATE BELOW. COMMENTS MUST BE RECEIVED BY 1 .' AN APPEAL OF THE ABOVE DETERMINATION MAY BE FILED WITH THE RENTON HEARING EXAMINER • BY 5:00 P.M., February 20. 1989 , • 7i FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON PLANNING DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION. NOTICE OF ENVIRONMENTAL DETERMINATION Environmental Review Committee Renton, Washington The Environmental Review Committee (ERC) has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. The following Applicant has completed a mitigation process: RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3 . 3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90,000 square foot retirement facility (108 ± suites) upon a 3. 03 acre_ section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. - - single family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. Further information regarding this action is available in the Community Development Department, Municipal Building, Renton, Washington, 235-2550. This Determination is FINAL. There is a 14 day appeal period which will end at 5: 00 PM on February 20, 1989. Any appeal of this decision may be made to the City's Hearing Examiner, Municipal Building, 200 Mill Avenue South, Renton, Washington. An appeal must state clearly, in writing, why. the Determination should be revised and must be accompanied by a non-refundable $75.00 filing fee. Published:February 6, 1989 ma / ` �wsreTgo P11�5`i,..-- �1 '�lly �'"" 4 : :...n CjllY�1 f��la�,' �6 JOSEPH R. BLUM •` ; r 3 1989 P �N:::: •:::_. �pN 2 Director kz 1889 t°y M STATE OF WASHINGTON E l�J E u DEPARTMENT OF FISHERIES 115 General Administration Building • Olympia, Washington 98504 • (206) 753-6600 • (SCAN) 234-6600 January 20, 1989 Environmental Review Committee c/o Don Erickson, Zoning Administrator Planning Division Community Development Department 200 Mill Avenue South Renton, Washington 98055 SUBJECT: Environmental Checklist No. ECF-116-88 Application No. R; CU; SA-116-88 Renton Highlands Retirement Residence (Fisheries File 7785) Dear Mr . Erickson: Thank you for the opportunity to comment on the Renton Highlands Retirement Residence proposal . The Washington Department of Fisheries ' primary concerns are related to storm water run-off . The introduction of pollutants such as oils, heavy metals, phosphates, etc. constitutes one of the more serious impacts to urban area streams and rivers . These pollutants enter the rivers and streams through storm run-off systems. Most run-off system designs consist of underground pipes leading to either underground detention vaults or detention ponds designed to prevent downstream flooding. Unfortunately, even with oil/water separators, these systems concentrate pollutants, then discharge them to the receiving waters . Therefore, some means to remove typical urban-related pollutants is necessary in addition to the standard oil/water separators . This can be accomplished by designing shallow grass-lined swales leading to open detention ponds large enough to establish vegetation within them. It is that vegetation, acting in concert with the grass-lined swales, which create a bio-filter . Innovative landscaping can incorporate bio-filtering swales . An Hydraulic Project Approval will be required for any work within the ordinary high water mark of state waters . This includes installation of a storm water run-off outfall . B 3 jlt 1. I Mr . Don Erickson January 20, 1989 Page 2 Thank you again for this opportunity to comment. If you have any questions regarding these comments please contact meat ( 206 ) 545-6582 . Sincerely, Afee- Gayle Kreitman Regional Habitat Manager GK :gk cc: WDF - Olympia fig 1 Party of Record List Jack Lynch and Associates 1001 N.E. Boat Street Seattle, Washington 98105 Patricia A. and Edwin F. Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 Lois A. and Leslie E. Adams 1209 Monroe Avenue NE • Renton, WA 98056 Dennis G. and Kathleen A. Ossenkop 3316 NE 12th St. Renton, WA 98056 Eugene and Dorothy Methven 1316 Avenue NE Renton, WA 98056 Chester and Kathryn Baze 1216 Monroe Avenue NE Renton, WA 98056 Wm. H. and Mary L. Schreven 1324 Monroe Avenue NE Renton, WA 98056 Mary E. Spunaugle 1400 Monroe Avenue NE Renton, WA 98056 Marguerite Brown 1309 Monroe Avenue NE Renton, WA 98056 Ray and Pearl Beach 1333 Monroe Avenue NE Renton, WA 98056 • PLANNING DIVISION CITY OF RENTON January 12 . 1989 'JAN 1 3 1989 Re: Proposed Retirement Home at Sunset Hwy and neT fell VI Please note that we were not informed of the proposed development except by our nearest neighbor. The developer did not, to our knowledge, notify any of the residents along N.E. 12 th of the proposed development. We are residents on the corner of N.E. 12 and Monroe Ave . N.E. We have reviewed the referenced Rasmussen letter and agree that both the northern and southern termini of Monroe Ave. N.E. are very dangerous intersections . We believe that traffic volumes anticipated from the proposed development should, like all other commercial developments along Sunset Hwy, be contained along the already developed Sunset Hwy. We believe it totally inappropriate to consider funneling a high volume of traffic to Monroe Ave. N.E. or to the already heavily traveled N.E. 12 th Ave. • In the interest of better understanding the nature of the traffic along N.E. 12 th and at each end of Monroe Ave. N.E. between N.E. 12 th and Sunset Hwy, we suggest that appropriate members of the planning commission visit the area during day time hours and particularly between the hours of 7 a.m. and 9 a.m. and 3 : 30 p.m. and 6: 30 p.m. . We believe you will agree that the entrance to the proposed development be limited only to Sunset Hwy and not through an established residential community. I-9 ' Q A — — 0 4^vl�� . 91.`e , Dennis G. Ossenkop 1 �/� :1 Kathleen A. Ossenkop 1 t �Q et Mew iz Wit/ E �6- 3316 N.E 12th St. 4 Renton, WA 98056 . ._. / /he'Tf ^� /'�/ )'�VC /?/4 Ara AZ A) G1O� .,...÷„..e.,./2) , 4,,______ 4 // . /2. G(ill• a� / fl, 1Y,,,c-ie leeie 4 e9-0-- . / /i/a4' j PLANNING DIVISION • CITY OF RENTON January 12 . 1989 ',IAN 1 3 1989 Re! Proposed Retirement Home at Sunset Hwy and 444E4Lrl•E .� Please note that we were not informed of the proposed development except by our nearest neighbor. The developer did not, to our knowledge, notify any of the residents along N.E. 12 th of the proposed development. We are residents on the corner of N.E. 12 and Monroe Ave. N.E. We have reviewed the referenced Rasmussen letter and agree that both the northern and southern termini of Monroe Ave. N.E. are very dangerous intersections . We believe that traffic volumes anticipated from the proposed development should, like all other commercial developments along Sunset Hwy, be contained along the already developed Sunset Hwy. We believe it totally inappropriate to consider funneling a high .volume of traffic to Monroe Ave. N.E. or to the already heavily traveled N.E. 12 th Ave. In the interest of better understanding the nature of the traffic along N.E. 12 th and at each end of Monroe Ave. N.E. between N.E. 12 th and Sunset Hwy, we suggest that appropriate members of the planning commission visit the area during day time hours and particularly between the hours of 7 a.m. and 9 a.m. and 3 : 30 p.m. and 6 : 30 p.m. . We believe you will agree that the entrance to the proposed development be limited only to Sunset Hwy and not through an established residential community. 07 pzt 12___ b4 e. 14:42 Dennis40ssenkop Kathleen A. Ossenkop C 3316 N.E 12th St. Renton, WA 98056 Pit' ) i ._ - Ez4644 /0/ L..„ ?' 1'/itr/. L e 14, 6 `/ t ' 1 ' - 1300 Monroe Av N E , • Renton, Wa 98056 Ms. Lenora Blauman : Planning Division Renton City Hall, RE:, Propo . Proposed Retirement Home at Renton, Wa 9805 Sunset Hywy &- Monroe Av -N E Dear Ms. Blauman, . Prior to the community meeting on Thursday, January 5'th at the Kennydale Hall, . our concerns were threefold: 1) Traffic and congestion 2)Increased demand on . existing water and sewer facilities 3) Quality of life for ALL residents of the area.. The latter two: concerns are somewhat quelled,_ but- the concern about ' traffic and congestion is heightened. . , Due to the curve on Sunset, ' and the rise on Monroe Av N E, the, intersection is hazardous: with existing traff'ic._peaks and dangerous at all times. Despite the turn lane, it is usually very difficult to maneuver onto Monroe N E when returning from Union Av N E and environs: Furthermore, the aforementioned curve on Sunset and, ,slight hill. on Mdr_ro'e' Av N E, coupled with usually fast moving traffic on Sunset makes the turn from Sunset onto Monroe comiing the other direction equally difficult and hazardous with present levels of traffic. All. these factors would not be quite . so unpalatable if it were not for the' ONEY other egress of this segment of Monroe Av N E, to N E 12th which is not quite at the brow of the hill.. Here, too, a slight hill on Monroe Av N E makes traction and visibility limited..particurarly during darkness; and wet surface conditions. ' At the present time, existing .short plat development is beginning 'to move forward on this street, which means'. more 'traffic: and congestion without any further devel- opment and demands It is: a challenge at pre.Bent ,trs.ffic levels, 'let alone increased, traffic on Monroe Av N' E generated by residents, employees• and companies serving the . proposed' facility.. • . - In addition to the vehicular concerns, we feel more foot traffic will be generated.. At present this neighborheed has NO existing contiguous sidewalk O'R. walkway ,system. There are NO pedestrian crosswalks at either. end of Monroe Av N E. • . Our objection is NOT to the proposed- retirement home, but we feel the city and the developer must' furthe'r address this traffic and congestion problem NOW. This will' not go away: At the January 5th 'meeting' the developer stated a willingness to .contribute funds toward the solution of this problem. Perhaps an egress onto Sun- set with pressure accuated 'control (rather thanMbnroe) can be implemented; with a revamped': site plan. . Perha:ps the city could allow traffic thru the reservoir, from N E 12th., V The problem DOES exist and should be resolved NOW; not after it .is compounded by ,more traffic and congestion. . Thank you for your time and consideration, - PLNNING DIVISION _ Si�ur ly,f V . CITY Or o � rrn Patricia .A.Rasmuss.en . a JA 1 3 1989 ��cve, ��u,,ie,� (� Edwin F. Rasmussen . f� Copiesa1. 3CAnierJ k7 �. D.Erickson J.Wright ' • V • • 1300 Monroe Av N E • Renton, Wa 98056 Ms. Lenora Blauman • Planning Division Renton City Hall RE: Proposed Retirement Home at Renton, Wa 98054 Sunset Hywy & Monroe Av N .E Dear Ms. Blauman, Prior to the community meeting on Thursday, January 5th at the Kennydale Hall, our concerns were threefold: 1) Traffic and congestion 2.)Increased demand on existing water and sewer facilities 3) Quality of life for ALL residents• of• the. area. The latter two concerns are somewhat quelled, but the concern about . traffic and congestion is heightened. Due to the curve on Sunset, and the rise on Monroe Av N E, the intersection is hazardous with existing traffic peaks and dangerous at all: times. Despite the turn lane, it is usually very difficult to maneuver.• o.nto Monroe N E when returning from Union Av N E and environs. Furthermore, the aforementioned:' curve on Sunset and slight hill on Monroe Av N ,E, coupled with usually fast moving traffic on Sunset makes the turn from Sunset. onto Monroe coming the other direction equally difficult and hazardous with present levels of traff:icn All. these factors would not be quite so unpalatable if it were not for the ONEY other egress of this segment of Monroe. Av N E, to N E 12th which is not quite at the brow of the hill. Here, too, a. slight hill on Mbnroe Au N E makes traction and visibility limited. .particular]!y • during darkness, and wet surface. conditions. At the present time, existing short plat development is beginning to move forward: on this street, which means more traffic. and• congestion without any further, devel- opment and demands. It is a challenge at .pret;ent traffic levels, let alone increased traffic on Mbnroe Av,N' E generated by, residents, employees and companies' serving the proposed' facility.. In addition to the vehicular concerns, we feel more foot 'traffic will be generated.. At present this neighborheed has NO existing contiguous sidewalk OR walkwaynsystem. There are NO. pedestrian crosswalks at either end of Monroe Av N E. Our objection'. iia NOT .to. the proposed re.tirement. home, but we feel the city and the- developer must. further address' this traffic and congestion problem NOW. This will not go. away. At the January 5th meeting the developer started a .willingness: to contribute funds toward the solution of this problem. Perhaps an egress onto Sun- set with pressure accuated control (rather thanMonroe) can he implemented with a revamped site plan. Perhap's: the city could allow traffic thru the reservoir. from N E 12th. The problem DOES exist 'and should be resolved. NOW, not after it is compounded by more traffic and congestion. Thank you for your time and consideration. S' cerely, PLANNING DIVISION Patricia � tricia k.Ra„m ssen CITY OF RENTON D 'JAN 1 3 1989 p Edwin F. Rasmussen , yj/ piesE.pC,lvmer �(� � / l� 'f�'lf' cio J.Wright .-. ESTIMATE 410 ti SHEET _ JOB LOCATION JOB NO. ITEM DESCRIPTION QUANTITY UNIT LABOR MATERIAL LABOR MATERIAL 15?. 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(WM 3_14,00 -1.7K kt t4sa- 1114k1-11. .1%11DIGs ")c4rol /GAL. • '17131 c•I‘ o QTAWdbak.1 ar) (144 /1.1iL` • ..• - i 11! Ili ,1I III ; I (ii lil • cif !i is I;' i.; p 74 6 --- -S `-?"kj.??-ry --f,v24-' 1 1' ,/ _,,,p 91.. . 1 ` 1!' ,----( i! ---- -171.7 ' " J III 71 vita ,9:JC.' ,- 7.72GGv _? _ .'—"'L�;j>%, {r�fir, S� C � '2/1' �eec 3.1' . . p S /.. ,Z7 �►I✓ An,�/ Pi //ril l�./ o 12.104 s�' oo t- 5 S� 111 A t,1 % t01A. tyca�ttil\VIWT\t-61 poit*„I ' wl �f 4 Pe i'r--,4 & i / 1, I/ 4 0 6 /. c 1•.(tree cft till' r omgrp . ...poll 11 • /?/4"....c.s. et. 0!.. ., P ?it./ `')".4`")1/ . ,?.,,'A , /A r-..Cs�" .. AI •'Ai ..." �� ' u -Sr r f - 9 er I. 'rill lalinelpS'Aria r f'Fz- vv •rovr020414 liEf • 0 pvg- ,i . ..._,..4kr,),(471/52d t---1/0/119-1) ----zr-vvv)rvi Ili ,i -4,1?-,i fi, &8 -s / I:1 • J. WRIGHT DEVELOPMENT CO. January 13,1989 Norm and Carol Abrahamson 3408 N. E. 17th Renton, Washington 98056 Dear Norm & Carol: ' I. enjoyed meeting you the other night at the Kennydale Hall where we discussed the Renton Highline project. Many positive things came out of the meeting and it was nice to see a community group that knew what they wanted and were • able to act in a positive direction. Since our meeting we have employed a transportation consultant to address a number of the issues regarding the traffic problem on Monroe Avenue,, Sunset Avenue, and 12th Street. The consultant reviewed and visited the sites on V Tuesday and Wednesday, January 10th and 11th. Below are his. findings: V Regarding the site distance problem at the intersection of pi- o k4 wpm and Sunset we would propose to clear the brambles from the S.W. corner of that intersection, plant grass, and maintain it for one year. This would increase the site distance at that location. In addition, we propose a crosswalk on the western side• of that intersection across Sunset and a crosswalk sign on the sidewalk with a yellow flashing light attached to the sign (not a hanging yellow • flasher over the intersection) to warn vehicle traffic in both directions of possible pedestrians. The effect of this sign is twofold, first it will warn the traffic of pedes- trians in the roadway and second the flasher will slow traffic down on that cokner. For the corners of 12th Street • and Monroe we propose aop s�ig for westbound traffic on 12th at Monroe. This w�tenable access and egress of the south end of Monroe in a much safer fashion. V At the meeting you stated you were willing to write a letter to the residents who attended our meeting requesting they come up with some recommendations to the city and to support our project. We suggest the above proposals. Any neigh- borhood support is very important to our project and we find meetings such as'the one the other night extremely helpful. 1111 THIRD AVENUE, SUITE #700 • SEATTLE, WA 98101 • (206) 328-3000 /1- - • - Norm and Carol Abrahamson January 13, 1989 Page Two You may want to say in your letter that you have talked with the applicant (J. Wright Development Co. ) and they are willing to participate in these improvements. The best person to address your letter to would be Don Erickson, Zoning Administrator with the. City of Renton Building Department. If you have any questions, please call me at my office (206) 340-1747 or my home (206) 328-8009. Sincerely, J. WRIGHT DEVELOPME T CO. * kid. ) Jeffrey Wright JW:vg • , Christopher brown •/ c9688 rainier avenue a 96� / tel:72 -567 ln;n118 879 Rainier Avenue N. , Suite A 201 Renton, WA 98055 January 18 , 1989 ' 6 46 Mr. Jack Lynch Jack Lynch & Associates 1001 N.E. Boat Street Seattle, WA 98105 Re: Renton II Retirement Residence Access Issues Dear Mr . Lynch: Further to our letter of September 6th, 1988 in which we discussed sight distances from a proposed driveway located to the east of Monroe Avenue, we have taken two additional measurements to identify possible sight distances at : Sunset Boulevard at Monroe Avenue Monroe Avenue at N.E. 12th Street Assuming that brush is removed on the southwest side of the intersection, sight distance to the west from Monroe is about 282 feet. This is adequate for "stopping sight distance" in accordance with Table III-1 of the publication, A Policy on Geometric Design of Highways and Streets 1984 , American Association of State Highway and Transportation Officials , Washington, D.C. and doubtless explains why there is no significant accident frequency at this location. At the intersection of Monroe Avenue at N.E. 12th Street, the sight distance to the east, from Monroe, is some 192 feet. This is almost suitable for a design speed of 30 m.p.h. (which requires 200 feet of sight distance) . There is no economical way of increasing this sight distance since it would require a complete rebuilding of the street, including appropriate utility relocation. Of note, the intersection does not appear in a de facto sense 'to be inordinately hazardous . For example , on our field inspection, we found no trouble in maneuvering in a standard vehicle. That the retirement home will use vans for their travel purposes, with much higher driver heights of eye is a further mitigation measure. Mr . Jack Lynch January 18 , 1989 page 2 Next, - a question was asked as to whether or not a pedestrian actuated signal or a flasher would be suitable for a pedestrian crossing that might be located on Sunset Boulevard at Monroe Avenue. Pedestrian signals, actuated or otherwise , are not required nor mandated by the adopted manual on Uniform Traffic Control Devices (M.U.T.C.D. ) , which has been adopted by the State Code Revisor. This is because none of the criteria are met. (Ref, section 4D-3, 4C-5 , and 4C-12) This does not preclude the city from installing, say, a marked or painted cross- walk and also locating appropriate advance crossing (W-11) and crossing (W11A) signs . Incidentally, there are some very real and positive benefits from such a crosswalk with its ' attendant signing. While it may only be used infrequently by pedestrians , it most certainly advises the approaching motorist there is something ahead and he should use caution. In other words , the crosswalk and signs are a benefit to the vehicle entering from Monroe Avenue. I certainly hope you will find the above informative and that we have answered your questions. Yours truly, C. V. Brown, P.E. cvb/s ., „ Christopher Brown p \ 9688 rainier avenue a scattle washin•ton to:7234567 �•:118 September 6 , 1988 Mr. Jack Lynch Jack Lynch & Associates it` —156 1001 N.E. Boat Street Seattle, WA 98105 Re: Renton II Retirement Residence Sight Distance Survey Dear Mr. Lynch: In accordance with your request we have completed a sight distance survey related to a possible site entrance onto Sunset Boulevard N.E. east of the intersection of Monroe Avenue N.E. This letter is intended to supply you with results thereof. Sunset Boulevard is a five lane arterial facility. The posted speed limit in the vicinity of the entrance is 35 m.p.h. The design speed, reported by the City of Renton is 45 m.p.h. The limiting case related to sight distance is the left turn maneuver from the entrance to the two way left turn lane. This requires accelerating from a stop and crossing two lanes of approaching traffic from the left before a merge movement with traffic approaching from the right can be attempted. According to the publication, A Policy on Geometric Design of Highways and Streets 1984 , American Association of State Highway and Transportation Officials, Washington, D.C. ; the sight distance required to complete this maneuver can be approximated by the formula: d = 1 . 47 V (J + ta) Where: d = sight distance along the major highway from the intersection, ft. ; V = design speed on the major highway, m.p.h. ; J = sum of the perception time and the time required to actuate the clutch or actuate an automatic shift, seconds; and ta = time required to accelerate and traverse the distance S to clear the major highway pavement, seconds. Mr. Jack Lynch September 6 , 1988 Page Two A passenger vehicle turning left from the entrance to the two-way, left-turn lane would be required to travel a distance (S) of 66 feet in order to complete the maneuver. According to Figure IX-21 , of the above referenced publication the acceleration time (ta) would be about 5 . 8 seconds . for that distance. The perception time (J) is taken as 2 . 0 seconds . V, The design speed (V) is 45 m.p.h. Therefore, the required sight distance (d) would be about 515 feet for this maneuver. Field measurements taken at the site on September 2nd show that presently there is available sight distance of about 200 feet to the west at the proposed location of the driveway which is at the east property line of the site. Much of the available sight distance is presently obscured by the brush and the bank along the site's frontage with Sunset Boulevard N.E. It is estimated that cutting the bank back and clearing the vegetation might increase the sight distance to around 340 . feet. Sight distance to the east, or the right, is around 1200 feet. As an alternative, sight distance was also measured from the east property line of the adjacent parcel of land located to the east of the site. Locating the access at this point would increase the present sight distance to around 330 feet. But clearing of brush and cutting back the bank would only increase the sight distance to about 430 feet since this access would be located on the tangent and the road curves sharply and drops to • the west. Sight distance to the east is around 1100 feet. We trust that the above information is sufficient for your needs. If you have any questions , please feel free to contact us . Yours truly, j Michael D. Riggs, E. I .T. mdr/cvb/s SA ( (( --gcK • SEATTLE SENIOR HOUSING SITE SELECTION CRITERIA SUMMARIZED BY RUBIN YU rSiir;7c."'S ' . fir` — _ I�' .... _. .-,, }•_ Ammo! � ' � il l �11�.'f.rt• ••— v. 'k fli ly),,„ — ... .,._.;:q.. , ..„..,..._....,..,,,- __,.....„ • .:, , ..„,..., : ?—,1, _ .. is - — -_1" ..i•:„...C..: .`M.._,— v. -��"yen i - SEATTLE SENIOR HOUSING SITE SELECTION CRITERIA Ezr0d flW M (S iozei9) osmo I. Mandatory Requirements A. Housing Assistance Plan (HAP) . Proposal must comply with HAP . .Located in accordance with 1984 HAP. as amended . HAP allows units throughout city, except areas within 1/4 mile of the. following three gardens: 1. High Point in West Seattle 2 . Holly Park/Holly Court 3 . Rainier Vista (all three operated by SHA). B.' City Zoning Ordinance . Proposals must comply with city zoning . Land not appropriately zoned will not be evaluated II. Non Evaluated Requirements(Monitored by SHA) A. Neighborhood Preference . SHA waiting list based on neighborhood preference ▪ Initially SHA advertised city-wide RFPs. . As each area was quotient was filled, the area were closed off • Proposals reviewed area by area basis ▪ SHA recognizes cost varies in areas B. Land Cost ▪ SHA recognizes land values vary throughout city . i . , . 1 , Norman Abrahamson , • TJSA1 :A 3408 NE 17th St , • I . • ,` -..--- ----- --,........ --1-":' '=-. '' Renton WA' 98056' - -• 1 •-';`"11. "----- ; 4., :, rz4.,,, .. a - -1147",:,. USA c IcrS . . .4. ''.....,./S.': • VIA, ' /0 r , . „.L.._ C c •-nese 0 . ,.., ..i... .,...... - ""' • . ''''''''"'".".......a•pm•R'•**'L'''......rtn.- . -. 9 1 ‘4....e.A.m • / 9 0 • • . . . - • • . Consideration of location when dealing with land price . Development Team not required to submit appraisals with proposal . Land costs separated from building costs . Transaction will be a cash sale . ▪ Prior to Contract of Sale, land price may be subject to verification by appraisal C. Structural Costs . Evaluated on the basis of per unit prototype . Prototype costs reflect current construction markets at the time of bid opening ▪ Includes all costs of purchase, design and development (see report for the list on p.57) . Total land and building cost shall be equal to sale price and constitute the maximum price of the project and shall not be withdrawn by the developer for 200 days. . Any and all negotiations in price shall be to establish a Sale Price below this maximum price III. Evaluated Requirements A. Development Team Qualifications - 20% (200 points) . Experience - 135 points (see p59 for details) 1. Turnkey projects - 15 points 2 . Development experience, general and housing related - 90 points 3 . Development Team Composition and previous experience - 30 points . Financial - 65 points 1. Current financial statement 2 . Bonding Experience 3 . Bank reference 4. Bonding Company reference . Developer' s Certification 1. Read and understood provisions 2 . Contractors or Sub-contractors comply with Contract of Sale 3 . Read and understood WEB/MBE ordinance 4. Contractor's registration number 5. Architect's/Engineer's registration no.. B. Quality of Site - 350 points . Location - 185 points (see p. 60 for details) 1. Pedestrian access - 180 points a. Pedestrian Pathway system b. Distance and slope c. Safety and security 2. Critical Neighborhood Facilities and Services .- 90 points a. Public Transit b. Shopping c.to f (missing) . g. Retail services h. Cultural facilities i. Recreational facilities j . Entertainment . Neighborhood Characteristics 1. Physical characteristics a. Neighborhood scale V b. Vegetation c. Topography and configuration d. Streetscape e. View potential f. Neighborhood quality 2. Special Characteristics ' a. Comfortable walking b. Sense of security c. Well maintained surroundings . Off-Site Characteristics - 60 points 1. Compatibility of land use 2 . Economic stability 3 . Pollution 4 . Off-site parking possibilities C. Quality of Project - 450 points . Site Design . 115 points 1. Outdoor space a. Entrance wind protection b. Protected courtyard, terrace/deck c. Comfortable furniture 2 . Landscaping a. Entry and parking areas b. Materials and maintenance c. Mix of various lawn and plants d. Seasonal changes e. Individual garden plots a: f. Hostile shrubbery under first floor g. Planting areas and lawns sloped away from buildings h. Underground irrigation system 3 . Privacy a. Highest possible level of visual and audio control b. Separating building from traffic sights and sounds 4 . Resident Access a.Uninterrupted pedestrian walkway b.U-shaped driveway/covered walkway c.Drop-off zone 5. Passenger Vehicle Parking a.Screened and minimize traffic conflicts b.Parking exists and entrances separated from street , c. l space/5du resident parking ratio d. l space/20du staff parking ratio e. l service vehicle parking space 6. Service Vehicle Access For: a. Maintenance vehicles b. Trash pickup c. emergency vehicles 7. Site Illumination a. Pathways b. Accent lighting c. Security lighting 8. View 9 . Security/Safety Control a. Boundaries defined, sense of openness b. Windows visual surveillance c. Boundary fenced d. Fire equipment access . Building Design - 235 points 1. External Building Appearance - 60 points a. Compatible with neighborhood b. Non-institutional 2 . Building Entrance/Lobby - 35 points a. Accessibility b. Security c. Furnishability d. Spatial Characteristics e. Signage/information area f. Mailboxes 3 . Community Rooms (semi-public zone) - 45 points a. Accessibility b. Orientation c. Furnishability d. Spatial Characteristics 4. Secondary Lounges, Lobbies and Corridors (semi-private zones) - 45 points a. Orientation b. Furnishability c. Spatial characteristics 5. Additional Communal Spaces - 40 points a. Laundry Room b. Management office c. Social Service room d. Resident Manager's Apartment/office e. Trash Facilities f. Maintenance Space g. Project storage 6. Security System a. Fire detectors b. Doors and locks c. Intercom system d. Emergency call system e. Elevators lighting . Dwelling Unit Design 100 points 1. Entry Ways 10 points a. Transition space b. Coat closet c. Short path 2 . Living Area - 15 points a. Accessibility b. Orientation c. Furnishability 3 . Dining Area a. Accessibility b. Orientation c. Furnishability 4 . Bedrooms 20 points a. Accessibility . b. Orientation c. Furnishability 5: Kitchens 20 points a. Accessibility b. Orientation c. Furnishability 6. Bathroom a. Accessibility b. Furnishability and equipment c. Spatial Characteristics - L/ ' Public Notice NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AFFIDAVIT OF PUBLICATION RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non- ,Banner Significance-Mitigated for the following pro- y ,being first duly sworn on oath states ject under the authority of the Renton that he/she is the Chief Clerk of the Municipal Code. RENTON HIGHLANDS RETIREMENT RESIDENCE (ECF; R; CU; SA-116-88) Applicant seeks to: 1) rezone 3.3 acre par- VALLEY DAILY NEWS cel (comprised of four individual parcels combined) from G-1, General Use, to R-3, • Kent Edition • Renton Edition • Auburn Edition Medium Density Residential Use; 2) obtain a conditional use permit to allow the devel- Daily newspapers published six (6) times a week.That said newspapers opment of a 90,000 square foot retirement facility (108 suites) upon a 3.03 acre sec- are legal newspapers and are now and have been for more than six tion of the property(the remaining .27 acre months prior to the date of publication referred to,printed and published parcel will remain developed with the exist- ing single family structure); and 3) obtain in the English language continually as daily newspapers in Kent, King site plan approval for the proposed retire- County,Washington.The Valley Daily News has been approved as a legal ment living center. The property is located newspaper by order of the Superior Court of the State of Washington for in the southwest quadrant of Monroe Ave- nue N.E. and N.E. Sunset i- King County. vidual sites are addressed asl follllows:rd. 1) 1408 Monroe Avenue N.E. — single family residence will remain; 2) 1416 Monroe Ave- The notice in the exact form attached,was published in the Kent Edition nue N.E. --existing single-family residence , Renton Edition x , Auburn Edition , (and not in will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing sin- supplement form) which was regularly distributed to its subscribers gle-family residence will be replaced by during the below stated period.The annexed notice a retirement center;4)unaddressed parcel at southwest quadrant of Monroe and N.E. Public Notice Sunset Boulevard,which is now vacant,will be developed with the retirement center. was published on January 16 , 1989 R5181 _ This decision will be finalized in 15 days. Written comments received after 5:00 p.m., January 30, 1989 will not be considered. A fourteen (14) day appeal period will com- mence following the finalization of DNS-M. The full amount of the fee charged for said foregoing publication is the The mitigation measures imposed by the sum of $ 3 •`}8 City of Renton's Environmental Review Committee are available at the Planning Division of the Community Development Department, Municipal Building Renton, Washington 98055. Phone: 235-2550. � � Published January 16, 1989 Valley Daily News R5181 Subscribed and sworn to before me this 19 to day of Jan 191S_ Notary Public for the State of Washington, residing at Federal Way, King County, Washington. VDN#87 Revised 11,86 e 5 , , UI� tJ5 4ly.IV R, JAN 26189 ECAct. 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HI I'i is i 96746 -- . : -D.wzry --.1-44.-- ,9,1- / . 'Y 9, -\-(4/77z-,-Ct( . . • ....- _ .,r . •••-wri7 • • ,y -- r - 7 e - ; J/v ','S1/ '?i'le.!/y ?:JC'/ , j'' T-7"72GG� '� `'yam)T.,- 3 r �t I Zoe fi r =s\ --yg -2-1 �f 2./i y' 7z-ree G_ ,/vriv 2c) 31, . .. osv. 7 ii z iv orly 1-49/4 si //f/i op 6'6 b f?(-4 c 2 ' 0o t- 5 S'� is �1 ` Stogy. t��w�1�a� "�Q��►'� vV� / 4 9 e rt- 4 & i , ee le d of k C &vctIee ctt r . r 01-grs ?if/ isr•rrh/ 1 /p/41-...0_S4 rg' it. ., 1. . 'n".'. ,42"4014/1P 114. 4.4A'.2bi s re f - 9e r „ „ - .. /rev 6wite ,, hAFz�s_se VN• iEf / •• II __!___"1-_?r --A ___ti-. )--,,,c -w../ fr—r,):..11,117112 ----ervirk-.) i -- c,„/ . _. - p III / L i;i ;I i • J. W R. I G H T DEVELOPMENT CO. January 13,1989 Norm and Carol Abrahamson 3408 N. E. 17th Renton, Washington 98056 Dear Norm & Carol: I enjoyed meeting you the other night at the Kennydale Hall where we discussed the Renton Highline project. Many positive things came out of the meeting and it was nice to • see, a community group that knew what they wanted and were - able to act in a positive direction. Since our meeting we have employed a transportation consultant to address a number of the issues regarding the traffic problem on Monroe Avenue, Sunset Avenue, and 12th Street. The consultant reviewed and visited the sites on Tuesday and Wednesday, January 10th and llth. Below are his findings: Regarding the site distance problem at the intersection of m©k4 ap and Sunset we would propose to clear the brambles from _ the S.W. corner of that intersection, plant grass, and maintain it for one year.. This would increase the site distance at that location. In addition, we propose a crosswalk on the western side of that intersection across Sunset and a crosswalk sign on the sidewalk with a yellow flashing light attached to the sign (not a hanging yellow flasher over the intersection) to warn vehicle traffic in 'both directions of possible pedestrians. The effect of this' sign is twofold, first it will warn the traffic of pedes- trians in the roadway and second the flasher will slow traffic down on that corner. For the corners. of 12th Street and Monroe we propose ai top sig for westbound traffic on 12th at Monroe. This wirl—enable access and egress of the south end of Monroe in a much- safer fashion. . At the meeting you stated you were willing to write a letter to the residents who attended our meeting requesting they come up with some recommendations to the city and to support our project. We suggest the above proposals. Any neigh- borhood support is very important to our project and we find meetings such as`the one the other night extremely helpful. 1111 THIRD AVENUE, SUITE #700 • SEATTLE, WA 98101 • (206) 328-3000 . } • Norm and Carol Abrahamson January 13, 1989 Page Two You may want to say in your letter that you have talked with the applicant (J. Wright Development Co. ) and they are willing to participate in these improvements. The best - person to address your letter to would be Don Erickson, Zoning Administrator with the City of Renton Building Department. If you have any questions, please call me at my office (206) 340-1747 or my home (206) 328-8009. Sincerely, J. WRIGHT DEVELOPME CO. /4/7 1,/,* Jeffrey Wright JW:vg yy\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3 .3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (108 ± suites) upon a 3 . 03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. -- single family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. This decision will be finalized in 15 days. Written comments received after 5: 00 p.m. , January 30, 1989 will not be considered. A fourteen (14) day appeal period will commence following the finalization of DNS-M. The mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Planning Division of the Community Development Department, Municipal Building Renton, Washington 98055, . Phone: 235-2550. Published: January 16, 1989 • • • ENVIRONMENTAL • DECLARATION • • APPLICATION NO. ECF; R; CU; SA-116-88 . APPLICANT RENTON HIGHLANDS RETIREMENT RESIDENCE P (�Pl(� F��u C imuApplicant seeks to: 1) rezone 3.3 acre parcel (comprised s combined) from G-1, General Use, to R-3, Medium Density • Residential Use; 2) obtain a conditional use permit to allow the development of • . a 90,000 sq.ft. retirement facility (108 + suites) upon a 3.03 acre section of GFRe� t ne��� �� the property (the remaining .27 acre • s,)38 et-Pa 9 tNo n( a venueRESqmrcel will remain developed with the NE and NE Sunset Blvd. existing single family structure); and • 3) obtain site plan approval for the proposed retirement living center. • ' POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (E.R.C.) HAS DETERMINED THAT THE PROPOSED ACTION • DOES DOES NOT •_ HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. • AN ENVIRONMENTAL IMPACT STATEMENT WILL1)4, WILL NOT BE REQUIRED. THE CITY OF RENTON WILL NOT ACT ON THIS PROPOSAL FOR 15 DAYS FROM THE DATE BELOW. COMMENTS MUST BE RECEIVED BY JANUARY 30, 1989 AN APPEAL OF THE ABOVE DETERMINATION MAY BE FILED WITH THE RENTON HEARING EXAMINER . BY 5:00 P.M., • • • • FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON PLANNING DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION. • CERTIFICATION STATE OF WASHINGTON) • ss. COUNTY OF KING ) • I 6011%4 HEREBY CERTIFY THAT°WOP I ES OF THE ABOVE WERE POSTED BY ME IN THREE�aR-4nOn E CONSPICUOUS PLACES ON THE PROPERTY NOTICE COPIES WERE POSTED AT THE RENTON MUNICIPAL BUILDING, 200 MILL AVENUE S. , RENTON,AWA ONND DATE OF SUBSCr AD AND SWORN TO BE ME this / �[� day �`j'�t; 18 S I GN E D II oeid Notary Pub and for the State of Waehingtaa, residing at L ---A5,r2) P� oT c mos ENviRoNmENTAL DECLARATION APPLICATION NO. ECF; R; CU; SA-116-88 APPLICANT RENTON HIGHLANDS RETIREMENT RESIDENCE pop p9POSEQ ACTIO pplicant seeks to: . pa ( o i u parce s combined) from G-1 1), Generalrezone Use33 acre, to R-3, me dium com Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90,000 sq.ft. retirement facility (108 + suites) upon a 3.03 acre section of a the property (the remaining .27 acre ci R l OgcaiaraRNf�1�IoD oORvADDRES§ra.rcel will remain developed with the NE and NE Sunset Blvd. existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (E.R.C.) HAS DETERMINED THAT THE • PROPOSED ACTION DOES DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL Ii WILL NOT BE REQUIRED. THE CITY OF RENTON WILL NOT ACT ON THIS PROPOSAL FOR 15 DAYS FROM THE DATE BELOW. COMMENTS MUST BE RECEIVED BY JANUARY 30, 19'89 • AN APPEAL 'OF THE ABOVE DETERMINATION MAY BE FILED WITH THE RENTON HEARING EXAMINER BY 5:00 P.M., FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON PLANNING DIVISION AT 2 3 5-2 5 5 0. • DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION. • r i'.�r` .. .i,t:. gab. ... .":•�.. • .• If CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ENVIRONMENTAL CHECKLIST NO. : ECF-116-88 APPLICATION NO(S) : R; CU; SA-116-88 PROPONENT: J. Wright Development Company/ Jack Lynch DESCRIPTION OF PROPOSAL: Applicant seeks to: 1) rezone 3 . 3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (108 suites) upon a 3 . 03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. LOCATION OF PROPOSAL: The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E.-- single-family residence will remain; 2) 1416 Monroe Avenue N.E. --existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E.--existing single- family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is. now vacant, will be developed with the retirement center. LEAD AGENCY: City of Renton Community Development Department Planning Division The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43 . 21C. 030 (2) (c) . Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-2822 (D) Renton Municipal Code (see attached sheet) . These conditions are necessary to mitigate environmental impacts identified during the environmental review process. This DNS is issued under WAC 197-11-340 (2) . Because mitigation measures have been imposed, the lead agency will not act on this proposal for fifteen (15) days from January 16, 1989 . Any interested party may submit written comments which must be submitted by 5: 00 p.m. , January 30, 1989, in order to be considered. A fourteen (14) day appeal period will commence following the finalization of the DNS. Responsible Official: Environmental Review Committee c/o Don Erickson, Zoning Administrator Planning Division Community Development Department 200 Mill Avenue South Renton, WA 98055 p f Determination of Non-Significance-Mitigated Renton Highlands Retirement Residence January 11, 1989 Page 2 PUBLICATION DATE: January 16, 1989 DATE OF DECISION: January 11, 1989 SIGNATURES: /I" /Alia A ,Rcsndld G. Nelson :prin-aer Building Official Flann ig Ma •:ger er-41.\(N.....- ----- Lyn Gutitmann Pu is Works Director 's o DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES PROJECT: Renton Highlands Retirement Residence ENVIRONMENTAL CHECKLIST: ECF-116-88 APPLICATION NUMBER: R; CU; SA-116-88 DESCRIPTION OF PROPOSAL: Applicant seeks to: 1) rezone a 3 . 3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90, 000 square foot retirement facility (108 suites) upon a 3 . 03 acre section of the property: (the remaining . 27 acre parcel will remain developed with the existing single family structure) ; and 3) obtain site plan approval for the proposed retirement living center. LOCATION OF PROPOSAL: Southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. -- single-family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single- family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. RECOMMENDATIONS: ERC issued a Determination of Non- Significance - Mitigated - with the following conditions: 1) That the applicant be required to provide a traffic analysis, subject to requirements set by the Traffic Engineering Department to measure impacts to/from the site to the Monroe Avenue access route and to the Monroe Avenue N.E/Sunset Boulevard intersection, and to develop a plan to mitigate traffic impacts, subject to approval by the Traffic Engineering Division. 2) That the applicant be required to provide a plan for mitigation measures (e.g. signage, crosswalks, and signalization) to permit safe, attractive environment for pedestrian travel, subject to approval by the Public Works Department and the Planning Division. Mitigation Measures Renton Highland Retirement Residence Page 2 3) That the, applicant provide a storm drainage management plan, subject to approval by the Public Works Department. 4) That the applicant provide: a) a plan for landscaping/landscaping maintenance (automatic irrigation system) ; and b) a screening plan subject to approval by the Landscape Planner. These measures are intended to protect some of the existing natural environment, as well as to mitigate aesthetic impacts, visual impacts, light and glare impacts and noise impacts. 5) That the applicant provide a bond in the amount of $2, 000. 00 to ensure landscaping maintenance. 6) That the applicant provide a marked secondary emergency access, subject to approval by the Fire Prevention Bureau. This access will be for emergency vehicles only. No delivery trucks or residential vehicles will be permitted. (Note: Any easement access must be duly recorded with the City of Renton and King County. ) 7) That the applicant be required to: a) provide an erosion control plan; b) provide a plan for restricting hours of hauling operations in conjunction with construction; c) provide a plan - for wheel-washing of construction vehicles on site to minimize tracking of debris off site; and d) provide a bond in the amount of $2 ,000. 00 for street clean up. These plans and bond are to be subject to City approval. 8) That the applicant be required to provide interior insulation to limit noise to 50 dBA in order to mitigate noise impacts to the site. Note # 1: At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the 2 . 5 acre parcel on the east side of the property to a retirement center (for well elderly) with a maximum density of 35 units per acre. Note #2 : At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the three parcels (approximately .25 acres per parcel) on the west side of the property to a level of density equivalent to that permitted in the R-2 zone. These parcels are identified as: 1408 Monroe Avenue N.E. ; 1416 Monroe Avenue N.E. and 1500 Monroe Avenue N.E. Note #3 : At the time of land use review the applicant may be required to revise the site plan and provide improved on-site recreational amenities in order to mitigate land use impacts. mmdoc -cam t40 CITY OF RENTON DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION January 13, 1988 Jack Lynch and Associates 1001 N.E. Boat Street , Seattle, WA 98105 • Re: Renton Highlands Retirement Residence Southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Blvd. ECF; R; CU; SA-116-88 Dear Mr. Lynch: This letter is to inform you that the Environmental Review Committee completed their review of the environmental impacts of the above referenced project. The Committee on January 11, 1989 decided that your project may be issued a Determination of Non- Significance-Mitigated with the following conditions: 1) That the applicant be required to provide a traffic analysis, subject to requirements set by the Traffic Engineering Department to measure impacts to/from the site to the Monroe Avenue access route and to the Monroe Avenue N.E/Sunset Boulevard intersection, and to develop a plan to mitigate traffic impacts, subject to approval by the Traffic Engineering Division. 2) That the applicant be required to provide a plan for mitigation measures (e.g. - signage, crosswalks, and signalization) to permit safe, attractive environment for pedestrian travel, subject to approval by the Public Works Department and the Planning Division. 3) That the applicant provide a storm drainage management plan, subject to approval by the Public Works Department. 4) That. the applicant provide: a) a plan for landscaping/landscaping maintenance (automatic irrigation system); and b) a screening plan subject to approval by the , Landscape Planner. These measures are intended to protect some of the existing natural environment, as well as to mitigate aesthetic impacts, visual impacts, light and glare impacts and noise impacts. 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 •• Jack Lynch ail' ',,ssociates Renton Highh Retirement Center - January 12, 1989 Page 2 5) That the applicant provide a bond d in the amount of $2,000.00 to ensure landscaping maintenance. 6) That the applicant provide a marked secondary emergency access, subject to approval by the Fire Prevention Bureau. Note to Applicant: This access will be for emergency vehicles only. No delivery trucks or residential vehicles will be permitted. Any easement access must be duly recorded with the City of Renton and King County. 7) That the applicant be required to: a) provide an erosion control plan; b) provide a plan for restricting hours of hauling operations in conjunction with construction; c) provide a plan for wheel-washing of construction vehicles on site to minimize tracking of debris off site; and d) provide a bond in the amount of $2,000.00 for street clean up. These plans and bond are to be subject to City approval. • 8) That the applicant be required to provide interior insulation to limit interior noise to 50 dBA or less in order to mitigate noise impacts to the site from traffic on Sunset Blvd. In addition to the above mitigation requirements, staff would like to advise the applicant that: 1. At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the 2.5 acre parcel on the east side of the property to a retirement center (for well elderly) with a maximum density of 35 units per acre. 2. At the time of land use hearing staff will recommend that the applicant be required to file a covenant restricting development of the three parcels (approximately .25 acres per parcel) on the west side of the property to a level of density equivalent to that permitted in the R-2 zone. These parcels are identified as: 1408 Monroe Avenue N.E.; 1416 Monroe Avenue N.E. and 1500 Monroe Avenue N.E. • 3. At the time of land use review the applicant may be required to revise the site plan and provide improved on-site recreational amenities in order to mitigate land use impacts. Because the Environmental Review Committee imposed specific mitigation measures rather than issue a Determination of Significance, there is a required fifteen (15) day comment period during which comments are solicited from various agencies, jurisdictions or individuals who may have an interest in the Committee's decision. The comment period will end January 30, 1989. Following the end of the comment period, the City will finalize it's Determination unless comments received require a reevaluation. Following the finalization of the Determination, there is a required fourteen (14) day appeal period. Jack Lynch ai Lssociates Renton Hight;, ,:;< Retirement Center . January 12, 1989 Page 3 In addition, by the end of the comment period, we should be able to establish a tentative public hearing date before the Hearing Examiner. The above listed SEPA conditions must be met before the public hearing is conducted. If you have any questions or desire clarification of the above, please call our office at 235-2550 and ask for Lenora Blauman or me. For the Environmental Review Committee, Sincerely, c_____ 40,4) u , S-4/(4---___________., , Donald K. Erickson, AICP Zoning Administrator DKE:mjp �� • CITY OF RENTON DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION January 12, 1988 Washington State Department of Ecology Environmental Review Section Mail Stop PV-11 Olympia, WA 98504 • Re: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination issued on January 10, 1989: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED RENTON HIGHLANDS RETIREMENT RESIDENCE ECF; R; CU; SA-116-88 Applicant seeks to: 1) rezone 3.3 acre parcel (comprised of four individual parcels combined) from G-1, General Use, to R-3, Medium Density Residential Use; 2) obtain a conditional use permit to allow the development of a 90,000 square foot retirement facility (108 suites) upon a 3.03 acre section of the property (the remaining .27 acre parcel will remain developed with the existing single family structure); and 3) obtain site plan approval for the proposed retirement living center. The property is located in the southwest quadrant of Monroe Avenue N.E. and N.E. Sunset Boulevard. Individual sites are addressed as follows: 1) 1408 Monroe Avenue N.E. -- single family residence will remain; 2) 1416 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 3) 1500 Monroe Avenue N.E. -- existing single-family residence will be replaced by retirement center; 4) unaddressed parcel at southwest quadrant of Monroe and N.E. Sunset Boulevard, which is now vacant, will be developed with the retirement center. The fifteen (15) day comment period for these projects will end on January 30, 1989. Following the end of the comment period, the City will finalize it's Determination unless comments received require a reevaluation. Following the finalization of the Determination, there is a required 14 day appeal period. 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 Environmental Determi ions January 11, 1989 Page 2 • If you have questions, please call Lenora Blauman or me at 235-2550. -Sineerely, Donald . Erickson, AICP Zoning Administrator • cc: Mr. Gerald W. Marbett, King County Bldg. & Land Division Mr. Gregory M. Bush, Metro Department of Wildlife Mr. Joe Robels, Department of Fisheries DKE:mjp t$ CITY OF RENTON "LL PARKS and RECREATION Earl Clymer, Mayor John E. Webley, Director HOUSING AND HUMAN RESOURCES DIVISION DATE: January 9, 1989 TO: Lenora Blauman FROM: John Morris .. SUBJECT: Senior Housing ItA0 id/ The discussion of the J. Wright Development Company's proposed Renton Highlands Retirement residence at the last TAC meeting included elements, that while they are not part of the Park Departments official record for this project, should be included as part of that record. This department believes there should be a mix of senior housing that reflects a range of income levels. Currently, senior housing in Renton is almost exclusively of the low income and subsidized variety. The proposed project will be a first step in achieving a better income mixture, because it will serve the middle to higher income senior population. Based on our knowledge of the senior population in Renton, it is safe to conclude that, in part, it is composed of people with middle to high incomes who currently have to go outside the City for the type of housing this project represents. We support this project and encourage more like it. PLANNING DIVISION CITY OF RENTON 'JAN 1 0 1989 15) 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2560 Gmrcimim /9AR) 9AR-9S1A • Y �l Washington State Duane Bore son •, Department of Transportation Secretary of Transportation District 1 15325 S.E.30th Place Bellevue,Washington 98007-6568 (206)562-4000 January 4, 1989 PLANING CITYF E OF City of Renton Planning and Community Development 'jAN 6 1989 200 Mill Avenue South Renton, WA 98055 E M E 0 SR 900 MP 13.43 CS 171300 Rezone for Renton Highlands Retirement Residence File No. SA-116-88 Dear Sir: This letter is in response to the rezone and conditional use applications that we received for review from the city of Renton on December 27, 1988. The proposed development is located south of NE Sunset Boulevard (SR 900) , between Monroe Avenue NE and Pierce Place NE. This development seeks to rezone a 2 .54 acre site from G-1 to R-3 to allow for construction of a 108 unit retirement home. We have reviewed this proposal and have the following comments: 1. Because the WSDOT maintains the roadway surface from curb to curb on SR 900 (NE Sunset Blvd. ) , we are concerned about the impact the proposed project may have on WSDOT maintenance activities. We request that our office be included in the review process to examine the maintenance impacts, particularly if the roadway surface is affected by new construction. 2 . Since the proposed development is located within the city • limits of Renton, any access point granted is the city's responsibility. The access point should be designed properly (sight distance) , present no safety hazard to the state highway operation, and meet acceptable road design standards. We recommend that the access point be at least 150 feet from an intersection. 3 . Any changes or alterations to the channelization of a state highway requires approval of the WSDOT Headquarters Division. These variances could be in the form of shoulder or lane widening, constructing added lanes, or other means of preserving a highway's functional characteristics. The Department of Transportation is willing to work closely with the city of Renton on this and all future developments adjacent to state highways within the city limits. City of Renton January 4, 1989 Page 2 Thank you for the opportunity to comment on this proposal. Should you have any questions, please feel free to contact Donald Hurter (562-4274) or Phillip Riggins (562-4298) of my Developer Section. Sincerely, ES L. LUTZ, .E. tilities/Developer Engineer RE:jjk wl.wkl cc: State Aid, WSDOT, MS 121 {11 ill Il. . 111 I;1 I i I . 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III /- 111 11 1 i 111 . . ./ 11, OF R�ti r1� A U b% °• Z NOTICE :fir �9q b• • ;. 0,9gTEO SEPSe�P • • OF PENDING SITE PLAN APPLICATION D E,S C R I P T I O N RENTON HIGHLANDS RETIREMENT RESIDENCE • APPLICATION FOR A REZONE FROM G-1 TO R-3 AND A CONDITIONAL USE AND A SITE PLAN APPROVAL TO CONSTRUCT A 108 UNIT RETIREMENT HOME. 3 , GENERAL LOCATION AND/OR ADDRESS: 1500 MONROE AVENUE N.E. • • • PUBLIC APPROVALS REQUIRED : 1. REZONE 2. CONDITIONAL USE PERMIT 3. SITE PLAN APPROVAL 4. BUILDING PERMIT • PUBLIC COMMENTS WILL BE RECEIVED • BY THE BUILDING & ZONING DEPARTMENT •ANYTIME PRIOR TO PUBLIC HEARINGS AND DURING PUBLIC HEARINGS. FOR FURTHER INFORMATION CALL THE CITY OF RENTON BUILDING & ZONING DEPARTMENT 235-2550 THIS NOTICE NOT TO BE REMOVED . WITHOUT PROPER AUTHORIZATION CERTIFICATION • I , Maris .Save.iok , HEREBY CERTIFY THAT 3 COPIES OF - • -- THE ABOVE DOCUMENT WERE POSTED BY ME IN 3 CONSPICUOUS PLACES ON OR NEARBY THE DESCRIBED PROPERTY ON i5On Ave.Moiine ICE • - ATTEST: Subscribed and sworn to before me, a Notary Public, in a for the State of Washington • residing r� , on the SIGNED : M ,c�,r�„�P. . dry of DO..k144,(/,,.f rC b 0 OF I ( 1 . NDTICE 91iSEPS OF PENDING SITi PLAN APPLICATION DESCRIPTION . RENTON-HIGHLANDS RETIREMENT RESIDENCE APPLICATION FOR A REZONE FROM G-1 TO R-3 AND A CONDITIONAL USE AND A SITE PLAN APPROVAL TO CONSTRUCT A 108 UNIT RETIREMENT HOME. GENERAL LOCATION AND/OR ADDRESS: 1500 MONROE AVENUE N.E. PUBLIC APPROVALS REQUIRED : 1. REZONE 2. CONDITIONAL USE PERMIT 3 . SITE PLAN APPROVAL 4. BUILDING PERMIT PUBLIC COMMENTS WILL BE RECEIVED BY THE BUILDING & ZONING DEPARTMENT .ANYTIME , PRIOR TO PUBLIC HEARINGS AND' DURING PUBLIC HEARINGS. FOR FURTHER 'INFORMATION CALL THE CITY OF RENTON BUILDING & ZONING DEPARTMENT . 235-2550 THIS NOTICE NOT TO BE REMOVED WITHOUT PROPER AUTHORIZATION lit Application No. R; CU; SA-116-88 J. Wright Development Company Renton Highlands Retirement Residence 1. Proposed project is not totally consistent with the comp plan. A significant portion of the property is designated for single-family residential; therefore, a comprehensive plan amendment should be required 2 . The applicant should submit a senior citizen housing study which includes but not limit to the following: . Senior citizen population in the city; . Existing and projected demand for senior housing within the city; . Existing and anticipated supply for senior housing within the city; . The need for senior housing base on the above information; ▪ Availability of property zoned for R-3 within the city; . Analysis of locational criteria for senior housing; . Feasibility analysis of propertis with R-3 zoning for senior housing within the city; . Affordability of the proposed senior housing based on. the Renton senior citizen income analysis; 3 .Applicant should submit a tree cutting plan and its environmental impacts for the city to review. 4 . Applicant should analyze the cumulative impact on traffic in the area; 5. Applicant should submit a land use compatibility analysis for the area. . 0 CITY „F RENTON .JL DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION • NOTICE OF PENDING SITE PLAN APPROVAL RENTON, WASHINGTON A Site Plan Application has been filed and accepted with the Planning Division of the Community Development Department. The following briefly describes the application and the necessary Public Approvals. - DESCRIPTION: RENTON HIGHLANDS RETIREMENT RE SIDENCE SA-116-88 • APPLICATION FOR A REZONE FROM G-1 TO R-3 AND A CONDITIONAL USE AND A SITE PLAN APPROVAL TO CONSTRUCT A 108 UNIT RFTIREMFNT HOME . GENERAL LOCATION: 1500 MONROE AVENUE N.E. • PUBLIC.APPROVALS: 1. REZONE 2. CONDITIONAL USE PERMIT 3. SITE PLAN APPROVAL 4. BUILDING PERMIT . The application can be reviewed at the Planning Division located on the third floor of Renton City Hall. Comments will be accepted anytime prior to Public Hearings, during Public Hearings, or prior to an administrative site plan approval. For further information on the application or dates of final action by the City, please contact the Planning Division at 235-2550. 200 Mill Avenue South - Renton, Washington 98055.- (206)235-2550 • • • • • _ 1.•. f_ E-� g1.VD/ • sr NO IJrr ram _ RrN RtTRftltRT`RttrtRRt.•L•- , S/� wr�n""'"`.c. ,` •-.AL.�• ..... 1; 1 , - .• Y -. ear I.Know _ I ♦w�`c r�i.xw r.�rt �-v SION 0- • • . . / 1116ZEE; .7)=-.1 rai 1, MTS • o COVERED PARKING :Pyrsl�"� °r•.a - • - J.- -o�— PP,. `� ` -------- __ _ ,rWegt�y�i�� •/•' OPT -!/ On:•^ _._ .. - o \�� AREA MAP - • • art• ° a • ��` • .' �•^,w - ' •• 1 • - • `• ` •.LUKwy ■--ri .. ..i R.MRF 's �.�.- \ ° ' "_ '� , ,. + ij • • • • •- 0,-, _ __ • • -ry ...new , --� i 1 .:)). ,. r �R, ION.] a. Isr.o•- ] � • 1.' l �/ar . w` • • I 1�� o�. ,..• 90• limn.. - 1 --II. VK .1,' -p _... NC r.rrt rNETNIEYENT N! NCE ' -: pI.l 1I , • • .Ii. e • .11 7. ' 7.';'. , .,,,,•- . __: .- L'ii' C\ \cV. 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Wal,AtvU� a- Mrhlt¢t STA,,ET,.STREET.< ,o:,.,,, O,.,a„ RETIREMENT a. - S.ILr WLGd,r>bx 54[..OR.•>b9 . — rNoa 1503)370-7070 m, r • NENTON, WASHINGTON , • ` F • :T • A o �. I.,__ _ n_n. - 7 , WE 17jt Hl q I n l _III .I II IN i i— i i = — I i 1��1_1_� ®©EINEN.mil 1 I u■u • I IDIC ID]lif NE NNE NiitENN%E ENE_ ) iFi Wit.�l laiWiilu o �.-_ - T— IILII II]II I mom.n■ i ❑.I�J. I IDIL71I II EAST ELEVATION , NONTI1 ION - ' • MINDEN • SUITE ELEVATION. •NI `�j1�• - •,—C,j.' `+-� STUCCO'WALL6 <-T�11 - • _ •` � //ALUM ININDONIS ,11E OMAYICAL SCREEN - - • • — • .tk.,., •••• • - zT �• II 1 11 ' �-, '. — va u• woos — t1 / ����_ CEILING Jh. J- .yv —.IL.T—JIr�L T.► ��, .—vUL- 4 = - — .ae !:•_,r I I ■ {E. •,I • WEST ELEVATION - • — ` ate, • --�— - — _ _/—\ — ,-....„.„.... . h• A EI ) aU III IE i I ]iI 1 I O I .Y� -.' III— - I i .. IA• 11ri . ,;:, g .. • . . , . 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I - .... li :.:.4 :'.'._:.:{1,--.1,-'.4i.1.- ' / A. . • • • ...11-' ti k A I • +- e . \ , / . ... , : 10 I s I . . , . I. . . ., B A A A 4( A C • '777 _ SECTION AT CORE • . . . THIRD FLOOR .. . • . . RENTON- HOLIDAY RETIREMENT CORP. HIHLANDS ( ----:• i 1 - . RETIREMENTG RESIDENCE I I AZa.; I t 1111 2741 I 2 Tm STREET SE P 0 SOP 14111 /I 41 TITO . SALEM.OREGON 0,302 SALEM.OP 97309 gaga, I iff I :74:ill I , PNONE...1503/370-7070 CENSOPCNN• I L N..•clm.No Am 1 , • J RENTON, WASHINGTON ' '.! a • a— _ � r.. .. Ny.�T�- .� I •\. .a Nii."' `w`�'''T•G.•rw /�N•"F •+ry_ .='—'•- •a -_' _. - gU M rA'c•.E.M \ • I rc .tir. . . -STYE - _ �'ll l• "I .dal 6M�M• N'• �� �•Ia .'�I� � •!S_�77:7V�.-��- � 1�. ,. +� 'a 1. .. .. - 4w•so'.. 44 ikii 1•- '���� r ►��10\�ri -,„.....,..Fry...„ 3' f v A __---' -n ems iV••'� IO Rt•g10 0,Jlkl . r"..',==..........• 1:31: . 40111,e66. --__ Aii 7.• Ilk . .•tirAllip ,‘',.------),— • .41. r, • L4EFill.19.14- /fie ' itiiii-e . , • .r..r ' yl'"_ stop ply-N --1,_ A✓F"j • •.e•'.. ' j%--.' +��.7+N.• - ���% -- -•'• _ -^ A. YV¢6r 7a%.f•W .C- P - l` \MM bHb` e✓I+M• l ARE BAP _ • 1110111 a. GARDEN SUITE d r D i• a E --.Al! 24.6 . • ' 1 AI. r/� Vlro+la'... F e�qc •W mwn.,c'•5' 4¢r,J�:.,eA /a it f .11 -. ��.:`\ '� 4-4' ��.. •' : •N_ •� �. 1 .a.ra'' is i�•jU1■dae-' W•- ..kg^•5w {t..) y:PP 4'+ •'•`'.-. I ...Ire 1A �1. - •R`zo■ / �-I -1 _ 1 .arua.. _ e > Rb•. 1MA•+•.....\'� to cvmw. - -- • al Rl-z'o'• �f' D1 I� • Ib I v e T-•an_ C�� y.' 9•�'W Ia'.. - . �o _ `�If(D✓r L �(- 'I�rp'� 1.WDo -�'� I--_ O 'pow• �:I`o . b• as. r ",' �+(A ,• .....elo'r. • : d ,e�q�.`1.y.. - �- i�i�• i64 l• --• j _ _ 'if*• , 1 r . •..wy,•� - �( IDS`1101TE. r' _ 1,F•. 7 i'a �� > ma�c-.-'`:_'1 !�"" ,� a ,'. ,. ••C,a^ q�E/F ey a: Rfi' , FVAI►Iyv- � �, � 7�a9 4IT/{ 5'ww sir* y, \�•. c•ua•`-- I,�� RETIREMENT Nt ` •a': - / r T. '•i .1/I,- l,� -' 1a /1 EO•` .E1_9 Gf•.X... �• r : NCE dkia'$'.-_--+. 1, nto _ ^ Ia b.. + _\.ik, •s1i 4+.D,..4•.....e" ,11' `• ?6 w.bw• ..• _ .1HA►oi. �f• Q --r '- • ••! - ... 1n I ttj Iy��-.'�_ S '� i l �ii ' -,•- N�� �t. �.i•nw.n ~ E. a AG.v'M- ' 'l�. I�1_f ,z_i '1�'��� II I �fI.C�® �'�w�x'a•. • n.1.N.r,eo■ �---- c\Pi'•` �t1� "' �--- t �._ ?I,im.AiliaI �? ?' .� �r•.r rani III-s r /���a�� I iol•e' i �dre - t •L. 11y 1--• L- Z .''� -.. %o. 'GI}O■E 65••RawO•.AC.. • `b` V' a A. 1-}, 9` ,:-1; �' '\� • �^•dr( 1}zoii.., a ryee•! ° - i11 �YliL. VICINITY INso■r• - • W a (+^ b 33 Fa7, ye i 617 rI-£.- `s 1/ i -;'' 1•_►n 1• ° • g !1 ..__• .» .... �� .•, d a•..• �'.;•er^.Z.:.It ' '` 4, • a 'o it _ Eli i+r ,+ae _d' I ^� � �1tL�i� I' .,.��aa 1 �AP•e�.'a. 1' _ \- j' .... .... ........... O d' ,I c.+� �•� !1 '�iSr: Z42 ^ . 1!rwy r aJ - ? j..:r ' I .O `.(,jtiL'fi� �'� �' :`ee:a' -..r3 ae_o., eo__e.�• T :''>!= •- .:117 .. liVIII .z. F I. -as laDa.ir, \ + PPP- .....wa w..ue .» ,..ro sNE1^ xEJOITS ADDITION, D I' `/ --- `/IJA -- ' • _ . +' °»-... t RIP�••Iild. �•� s •Y' // rI� •yam sorer.. SJMFCdF'M;Y In' �`bM!►iG.. y -+---- -!N M.,.-- .-.- �..... i wo. {` d V ' MO,WM'aY---- �_ ~—mow ».... » ..... i - : F 3ew.4'nri R•m`k•dA• w, a _=a — ' _ � woe..ac.�. y •tea -r *r,\�oa. •-- •e:c =�� - e.:_.�> .`-co,>-':5• A + Rom'•. 66 I b•• �� f _ .\ fi�rr,, ( 2'a+. v.i•r • fobr-65'u.. °g} v Lay-1(MO.1•.Yl°.50..k�,;". . .'. IR,..,i• 1• O,,' s''•. -+w.' 0': 7.41 i- COVERED PANNING .d..- 1 ® _� - ZCamso.. ¢ W `lw7fiE ���rw.w. Ic a•-.b;y fellit4 Er cV 7T' • RENTON ? �G•" �I•iAl.. 7• _�C / __ - nLia._i=:aC �__ . • M:i.y - NETIREYENT RESIDENCE.''1- �;I1: w' .- IE b.el0' Wilr5 WPC a 10'Qk _ _. .+ram +yl:r .,4.- �, ��..�� ��\' , RENTrIC'DEFEeaE IIIG51Nr 1.1•L•TAS..r. ID Oo✓•�04 .2.•Jd.r L' Y 1WN 104A, •IGII � "^}M'.•r'^�•e . __.. ==`_�`= �.n,,. Ior,R.«.. sa. SITE/LANDSCAPE a."'"*"C 'I -I.'o. • PLAN "~r`" a _"" � HOLIDAY RETIREMENT CORP. = =a' "^' ,,�,� 2ul 1}T»STREET SE P.D.B.,111 COLSON RENTON HIGHLANDS RETIREMENT RESID ICE C,.-ORECON }D} '''"'•GR•'-''' COLSON .A_.... �.e •�W - CHRISTOPHER AP. ARCHITECT wm nor..._, awN DacArE ARCHITECT ....ONE (6031370-7070 RENTON.:W ASHINGTON I ,/ RE )N COMMUNITY DEVELOPMENT 1,.LJ ARTMENT ENVIRONMENTAL CHECKLIST REVIEW SHEET REVIEWING DEPARTMENT: ,LO/C/47 -/VC DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12 ',.n .NON R ON , ECF- 116-88 ' 1989 i.DEC APPLICATION NO(S) :R; CU; SA-116-88 l5 M LS a I E PROPONENT: J. Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on .a 3 . 04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110,436 sq. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth ° ° ° o ° ° 2 . Air ° ° ° o ° ° 3 . Water ° ° ° o ° ° 4 . Plants ° ° ° ° ° 5. Animals ° ° ° o ° ° 6. Energy & Natural Resources ° ° o ° ° 7. Environmental Health ° ° ° ° ° 8. Land & Shoreline Use ° ° ° ° ° 9. Housing ° ° ° ° ° 10. Aesthetics ° ° ° ° ° 11. Light & Glare ° ° ° o ° ° 12 . Recreation ° ° ° ° ° 13 . Historic & Cultural Preservation ° o ° ° 14. Transportation ° ° ° o ° ° 15. Public Services ° ° ° ° ° ° 16. Utilities ° ° COMMENTS: (5-L---- We have reviewed this application with particular attention to those areas which we have expertise and have identified areas of probable impact or are whe 1 io al informati n is needed to properly assess this proposal eieL7aQ Signature of Directo or Authorized Representative Date Rev. 6/88 REN, or COMMUNITY DEVELOPMENT DJ IRTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 pyN1N�pIV1S10�N APPLICATION NO(S) . :R; CU; SA-116-88 T1\ DED 4 1g89 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence _ BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-i to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: j{.pr», ltidVer COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988 . REVIEWING DEPARTMENT/DIVISION: ( �, �4 APPROVED APPROVED_ WITH CONDITIONS NOT APPROVED AA7Zx 1 DATE / 0 (� SIGNATURE OF DI CTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 Application No. R; CU; SA-116-88 J. Wright Development Company Renton Highlands Retirement Residence 1. Proposed project is not totally consistent with the comp plan. A significant portion of the property is designated for single-family residential; therefore, a comprehensive plan amendment should be required 2 . The applicant should submit a senior citizen housing study which includes but not limit to the following: . Senior citizen population in the city; . Existing and projected demand for senior housing within the city; . Existing and anticipated supply for senior housing within the city; . The need for senior housing base on the above information; . Availability of property zoned for R-3 within the city; . Analysis of locational criteria for senior housing; . Feasibility analysis of propertis with R-3 zoning for senior housing within the city; . Affordability of the proposed senior housing based on. the Renton senior citizen income analysis; 3 .Applicant should submit a tree cutting plan and its environmental impacts for the city to review. 4 . Applicant should analyze the cumulative impact on traffic in the area; 5. Applicant should submit a land use compatibility analysis for the area. CL!'lO 6' RA G-1. Go n• rn r ) '� PLANNING DIVISION ;/ RE_.-_iN COMMUNITY DEVELOPMENT L�. 'ART r_ �T CllYOFRENr0N49 ENVIRONMENTAL CHECKLIST REVIEW :N Emmy 1 5 + / 1989 REVIEWING DEPARTMENT: `i1�c , 1� 11 LS lyEfi 2 DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12/28/88 ra_ ;—) ECF- 116-88 '' � rr:FiFrio'npruauI -;_ _�� , f c�= u APPLICATION NO(S) :R; CU; SA-116-88 PROPONENT: J. Wright Development Company _ .-- PROJECT TITLE: Renton Highlands Retirement Residence ', 4 `'7" BRIEF DESCRIPTION OF PROJECT: The applicant is requesting ra rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 . 04 acre site. LOCATION: 1500 Monroe Ave. N.E. K SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110, 436 sct. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE , MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth 0 ° 0 ° ° ° 2. Air 0 ° o 0 ° 3 . Water ° ° o ° 0 4. Plants ° 0 ° o 0 ° 5.. Animals 0 0 ° o ° ° 6. Energy & Natural Resources ° ° ° ° ° 7. Environmental Health ° ° ° O 0 ° 8. Land & Shoreline'Use ° ° 0 o ° 0 9. Housing ° ° ° o ° ° 10. Aesthetics ° ° ° o 0 ° 11. Light & Glare ° ° ° o ° ° 12 . Recreation 0 ° ° o ° 0 13 . Historic & Cultural Preservation ° O ° 0 14. Transportation ° ° ° 0 0 0 15. Public Services 0 ° ° o 0 0 16. Utilities ° ° 0 COMMENTS: - .2e OlGol-e-4, 71.44,c,24- ZcAavyYl -t/Afr. "161 49/2 Alrea/"/744" • -1.e_e.4 ife-eVied . We have reviewed this application with particular attention to those areas which we have expertise and have identified areas of probable impact or are where additional information is needed to properly assess th' s proposal. /6640x4:7, _ _ ..i, • , Signature of Director or Authorized Representative Date /4,/9 M Rev. 6/88 RED.,_ _J COMMUNITY DEVELOPMENT D ►RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 PLANNING DIVISION APPLICATION NO(S) . :R; CU; SA-116-88 CIIYOFRENTON PROPONENT:J.Wright Development Company 0 DEC 1 5 1989 .0 PROJECT TITLE: Renton Highlands Retirement Residence L5 C IE 0 17 E BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: 5 i-or y, Water COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION)/ \rc eLberl)M11Y1 APPROVED V APPROVED WITH CONDITIONS NOT APPROVED Any development and/or construction shall comply with current Fire and Building Codes and Ordi- nances. A second means of approved access is required. Fire Department access roads/lanes shall be paved minimum width 20'; minimum height 13' 6". No Preliminary fire flow calculations show a fire flow of 'd 0 0 is required. Z. hydrants with a minimum flow of /a-e-a gpm each is required. Primary hydrant is required to be within /SD ,feet of the structure. Secondary hydrants are required to be within 30 0 ' feet of the structure. An approved automatic sprinkler system is required to protect the total structure. Yes "No_..._ All fire department access roads are to be paved and installed prior to construction. Yes No All fire hydrants are required to be installed and approved prior to cortstr -ciion. Yes fr No /-14;1 atte/24/, • ..7.4192 /9,s, c. co iD DATE c,dyy 7' SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 �, rZ�,!/✓,,/4//7'e/ o'`®/1)/ 1 REQUIRCU FIRE FLOw CALCULATIONS 1. HAZARD IDENTIFICATION INFORMATION NAME � 7 6 - ,ei/,g,0,,gicir �, :s/ 0Ce U.B.C. CLASS OF BUILD ADDRESS /S-DD /17D.cs2®E ,'UC /v. el FIRE MGMT AREA 2. DETERMINE TYPE OF CONSTRUCTION- CLASS (CIRCLE ONE): I - II IV III V' FIRE-RESISTIVE NON-COMBUSTIBLE ORDINARY WOOD MIXED (NOTE: IF "MIXED", SEE SPECIAL INSTRUCTION FOR AREA AND BASIC FIRE FLOW) 3. DETERMINE AREA: GROUND FLOOR AREA: FT2 (A) NUMBER OF STORIES: • TOTAL BUILDING AREA: //A S Up 4. DETERMINE BASIC FIRE FLOW FROM TABLE 01, USING AREA (A): 3,03.5- GPM (B) 5. DETERMINE OCCUPANCY FACTOR ADJUSTMENT: ADJUSTMENT: - g I . . 5- GPM (C) IF LOW HAZARD, SUBTRACT UP TO 25% OF (B): IF HIGH HAZARDr ADD UP TO 25% OF (B) 6. COMPUTE SUB-TOTAL (B+C): - CIF B+C IS LESS THAN 500 GPM, INSERT 500 GPM) 02 457, 6 GPM (D) 7. DETERMINE SPRINKLER ADJUSTMENT: ADJUSTMENT: 1 z1$, 7 5 GPM (E) (IF COMPLETELY SPRINKLERED, SUBTRACT UP TO 50% OF (D): IF LIGHT HAZARD OCCUPANCY AND FIRE RESISTIVE OR NON-COMBUSTIBLE CONSTRUCTION, SUBTRACT UP TO 75% OF CD). 8. DETERMINE EXPOSURE ADJUSTMENT: USING THE TABLE AT LEFT AS A GUIDE, ENTER THE SEPARATION AND ADJUSTMENT FOR EACH OF THE "FOUR FACES" OF THE BUILDING IN THE TABLE AT THE RIGHT: SEPARATION MAX. ADJUSTMENT EXPOSURE SEPARATION ACT. ADJ. 0 - 10 25% MAX. NORTH ±-I-C) ADD - % 11 - 30 20% MAX. EAST 3/' ADD 1S % 31 - 60 15% MAX. SOUTH ' -1- iS U ADD —a--- % 61 -100 10% MAX. WEST 30 ' ADD Za % 101 -150 5; MAX. TOTAL % OF ADJUSTMENT 150 OR 4-HR WALL 0% MAX. (NOT TO EXCEED 75%) : _35- % (TOTAL % ADJUSTMENT TIMES (D) ADJUSTMENT: *- 85-3. I Z S- GPM (F) 9. DETERMINE ROOF AND SIDING COVERING ADJUSTMENT: CIF SHINGLE COVERING, ADD 500 GPM) ADJUSTMENT: GPM (G) N. COMPUTE ESTIMATED FIRE FLOW REQUIRED: CIF D+E+F+G IS LESS THAN 500 GPM, INSERT 500 GPM) (IF D+E+F+G IS GREATER THAN 1-7-000 GPM, INSERT 12,Q30 GPM) 0 ? I, 8 7-' (D+E+F+G) REQUIRED FIRE FLOW: (7020 GPM (H) U. SIGNED: 1----144, ' __. I�aTE /,y/-si��,--- i /RE ....N COMMUNITY DEVELOPMENT 11. ...£RTMENT ENVIRONMENTAL CHECKLIST REVIEW SHEET REVIEWING DEPARTMENT: 00,--Cs./4/V �Z DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12/28/88 CITY OF RENTON ECF- 116-88 RECEIVED APPLICATION NO(S) :R; CU; SA-116-88 DEC231988 PROPONENT: J. Wright Development Company BUILDING DIV111ON PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 . 04 acre site. LOCATION: 1500 Monroe Ave,. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110. 436 sq. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT/ IMPACT NECESSARY 1. Earth ° v` ° ° 2. Air : � ///' ° ° C / 0 ° 3 . Water // ° ° 4 . Plants ° ° ° . ° ° 5. Animals ° ° 0 ° 6. Energy & Natural Resources ° ° ° o ° ° 7. Environmental Health ° ° ° o ° 0 8. Land & Shoreline Use 0 ° ° 9. Housing ° ° ° ° 10. Aesthetics ° ° ° O ° ° 11. Light & Glare ° ° ° o ° ° 12 . Recreation ° ° ° O ° ° 13 . Historic & Cultural Preservation ° ° ° 14 . Transportation ° ° ° o ° ° 15. Public Services ° ° ° ° ° 0 16. Utilities ° ° ° COMMENTS: /kir e' j .c_71-i .. d''e-d er We have reviewed this application with particular attention to those areas which we have expertise and have identified areas of probable impact or are where addition 1 i formation is needed to properly assess this pro osal. Signa ure of Director or Authorized Representative Date Rev. 6/88 REN__d COMMUNITY DEVELOPMENT DE ._._ZTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R; CU; SA-116-88 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: 3 i'or n, Voter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988 . REVIEWING DEPARTMENT/DIVISION: APPROVED OPAPPROVED WITH CONDITIONS ONOT APPROVED A/c" (94e-CY-, I(23-3-r- ApplA840,-r _.re..17 txE3:4,,u7r RuA4,46 _ t64-1V-t7 1-71.14A,Fre-t7 l N t L 1-ZEL 111 rum-)- 4.111 're%) 6 L2 6 -i- �14 6 � Ii o Tta il 44_ L1-( ALL �eG(4 /58 DATE tZ ' r' SIGNATURE OF DIREC OR OR AUTHORI E REPRESENTATIVE REV. 6/88 / , RLirON COMMUNITY DEVELOPMENT DEPARTMENT ENVIRONMENTAL CHECKLIST REVIEW SHEET REVIEWING DEPARTMENT: 7i2A9-k-- /e6e- DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12/28/88_ ECF- 116-8 8 CflY t�F RENTON APPLICATION NO(S) :R; CU; SA-116-88 " RECEIVED DEC 2 3 1988 PROPONENT: J. Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BUILDING DIVISION BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 . 04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA, (gross) : 110,436 sa. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth ° ✓ ° ° 2 . Air ° I ° ° 3 . Water ° ° ° o ° ° 4. Plants . of . ° o / / ° ° 5. Animals 0 V ° 0 a / e 6. Energy & Natural Resources ° 0 7. Environmental Health ° 0 ° ° / ° 0 8. Land & Shoreline Use 0 t/ ° ° . . ° 9. Housing ° ° ei„or) o ° ° 10. Aesthetics ° ° ° o ° ° 11. Light & Glare ° ° o ° ° 12 . Recreation ° � -. ° ° o 0 ° 13 . Historic & Cultural Preservation ----- ° o ° ° 14. Transportation ° L , ° ° o ° ° 15. Public Services ° . V rodi:4- ) o ° ° 16. Utilities 0 ° ° COMMENTS: We have reviewed this application with particular attention to those areas which we have exper is and have identified areas of probable impact or are where addit'onal in oiatio is needed to properly assess this proposal. �' / 2� gg Signature of' Dir c • or Autho ized Representative Da e Rev. 6/88 N a RE1,_.AT COMMUNITY DEVELOPMENT D1 RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R; CU; SA-116-88 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION \(6 TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: 3}or q, Voter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION: APPROVED APPROVED WITH CONDITIONS __KNOT APPROVED A 0/7 o f /04%pi'ovetirr- /g Svc cs SiceeiJa//c,S (eK 117cvrvoe Ave_ /eicoeev .Jn,sC A),F. /2 4 2 Si" A-5 ce Si-✓ee ekt i. 2-Sec/i ar, Zc,,75 S' 176/1 roe f rop.Sc4 Sof v ons i f regu,id 6r' 4.1prove 5 ry DATE un c \ DAT /2 Zd U SIGNATURE F D!E- CTOR OR AUTHORIZED REPRESENTATIVE I REV. 6/88 / a,, REN'i'UN COMMUNITY DEVELOPMENT DEPARTMENT ® G1,;> r i ENVIRONMENTAL CHECKLIST REVIEW SHE J� c, �`` /Op' REVIEWING DEPARTMENT: `PQ /[; -a n 72 DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12/28/88_ p e, ECF- 116-88 APPLICATION NO(S) :R; CU; SA-116-88 PROPONENT: J. Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 . 04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110,436 sq. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth ° ° . . . 2 . Air . ° . . . . 3 . Water 0 . . . . . 4 . Plants . . . . . . 5. Animals . . . . . 6. Energy & Natural Resources . . . . . 7. Environmental Health . . . . . . 8. Land & Shoreline Use . . . . 0 . 9 . Housing . . . . . . 10. Aesthetics . . . 0 . 0 11. Light & Glare . . . . . . 12 . Recreation . ° . . . . 13 . Historic & Cultural Preservation . . . . 14 . Transportation . . . . . . 15. Public Services . . . . . . 16. Utilities . 0 . COMMENTS: We have reviewed this application with particular attention to those areas which w have expertise and have identified areas of probable impact or are wher ion I? informat ' p is needed to properly assess this proposal. ilr" (7;, .1 -' c„, Si4naturf Director or Authorized Representative Date Rev. 6/88 44 RENTG- COMMUNITY DEVELOPMENT DEI__J'MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R; CU; SA-116-88 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU YPOLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: S i-or», Voter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION: po lkc _ APPROVED APPROVED WITH CONDITIONS NOT APPROVED DATE SIGNATURE Op—DIRECTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 /tAit REi N COMMUNITY DEVELOPMENT LJ ARTMEN i ORAO pt9 psi ENVIRONMENTAL CHECKLIST REVIEW S /leC r �N N REVIEWING DEPARTMENT: j /_S & 77/77 ` • ' x c DATE CIRCULATED: December 14, 1988 COMMENTS DUE: 12/28/88_ �� //2 ECF- 116-88 APPLICATION NO(S) :R; CU; SA-116-88 PROPONENT: J. Wright. Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 . 04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110,436 sq. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth ° ° ° o ° ° 2. Air 0 0 ° o ° 0 3 . Water 0 ° ° -0 0 ° 4 . Plants ° ° ° O 0 0 5. Animals ° ° ° o ° 0 6. Energy & Natural Resources ° ° ° o ° ° 7. Environmental Health ° ° ° o ° 0 8. Land & Shoreline Use ° ° ° o 0 0 9. Housing ° ° ° O ° ° 10. Aesthetics 0 0 ° o ° ° 11. Light & Glare ° ° ° 12 . Recreation ° ° ° o ° 0 13 . Historic & Cultural Preservation ° ° o ° 0 14 . Transportation ° ° ° ° ° ° 15. Public Services ° ° ° o ° 0 16. Utilities ° ° 0 COMMENTS: ..,� �U /11a/'r ,'Ye7 l vQ i•Gl/ �7J 'ef74"dG de- `e Cry /o w areqaL i f ci4 dey-re 2e. / /Ilv/i e /Gg/I`e c/ %°I2 feed?le f c5/vv( /7e d e add/ 4•02u� • We have reviewed this application with particular attention to those areas which we have expertise and have identified areas of probable impact or are where ad rmation is needed to properly assess this proposal. l /4f/ S 1 Signat of Director or Authorized Representative Date Rev. 6/88 r- REIM COMMUNITY DEVELOPMENT DEC'___:tTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R; CU; SA-116-88 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. 1 TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE yPARKS AND RECREATION DEPARTMENT OTHERS: 3 i•or►„ V ter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION: AL„4f ¢ ece.,..eireyiro-c, APPROVED L—APPROVED WITH CONDITIONS NOT APPROVED fGle-,-.(4/ d./e h� the // fcC/Ce 7-Le /267/ P l G-7 ae6 .I u--4 Teo 71— /5 1e. r- � c�" ���2 v � /72 `49.0./ e q 2 44'e f ?k e 62cii �- Ce.c/4 v ` 1CiCC7`/ate. . e7 uii C7Ev'J'e ed, d egt.? .(/ e-c e SIGNATU OF DIREC OR OR AUTHORIZED REPRESENTATIVE _ REV. 6/88 1;1 te��ar- ��C���levvect_ ce r-c u 1/7L7V"-- Z.' a !�, Ic,-G CG✓ eicla P Ry.., ON COMMUNITY DEVELOPMENT APARTMENT P� ENVIRONMENTAL CHECKLIST REVIEW r T°/ ' 1)-0''(;'.2, I))\C C ' REVIEWING DEPARTMENT: U�t � � •CIJj ,e Zs DATE CIRCULATED: December 14, 1988 COMMENTS DUE:12/28 8� "'%9 ECF- 116-88 APPLICATION NO(S) :R; CU; SA-116-88 PROPONENT: J. Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3 .04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110,436 sq. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth ° o ° ° 2 . Air 0 o ° ° 3 . Water ° o ° ° 4. Plants ° ° ° 5. Animals ° ° ° 6. Energy & Natural Resources ° ° ° 7. Environmental Health ° o ° ° - - 8. Land & Shoreline Use ° ° ° 9 . Housing ° ° 10. Aesthetics ° o ° 0 11. Light & Glare ° o ° ° 12 . Recreation ° o ° ° 13 . Historic & Cultural Preservation ° ° ° ° 14. Transportation ° ° 15. Public Services / ° o ✓ ° ° 16. Utilities ° COMMENTS: We have rev' - - application with particular attention to those areas which we h - -x•- 1 . e and have identified areas of probable impact or are where add' ional ill ation is needed to properly assess this proposal. ‘I .1 I All / 2 /lei Signature •f Director or Authorized Representative Dat Rev: 6/88 REN' COMMUNITY DEVELOPMENT D] _RTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R; CU; SA-116-88 PROPONENT:J.Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use .Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: j}or h, Voter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION: L/ 7/_IT� pNGIN.E,E /A/6 (1C'zan((3 OIJ(- / APPROVED i APPROVED WITH CONDITIONS NOT APPROVED /A/Zoa&42 AepatFee Peo7&cv 1O,I UTILITY APPROVAL SUBJECT TO 711 LATE COI EIS AGREEPAE[�T- -- S 5 W.3/5 0:gt g/x 474.9G '- 'S /8l0. /4 i-ie LATE COMERS AGREEPr3Ei; :I No SYSTEM DEVEL0PMEHT C:: • W:c 5 / °O x.11/o8'uyifs _ '/8.190D. — SYSTEMDEVELOPP�E i Ems._ __ 5 $'/ 5 D°X 10 g udr��s _ /S� '?DD,o0 {{N��,,PEC! L/A�S i rySESSFEi I Sv&i A�[/o 3 Z g®® ,D? 4'J4eCE3���•:: ttr 0(5/,ADC Q6-5(6(R-( 61/�C,RA ( Q' .;ffi ? rKrG of 13(41 ern/(. l' A UYNth,.9wav �i'Icle:61hE. II mC 7.o' N DATE gy/a . ACP SIGNATURE R CTOR OR AUTHORIZED REPRESENTATIVE REV. 6/88 REN', ' COMMUNITY DEVELOPMENT DI_:.__RTMENT A ENVIRONMENTAL CHECKLIST - 'Pc C� � REVIEW SH �p REVIEWING DEPARTMENT: ����///� �44r` G�77 2_ -/ e F� ? DATE CIRCULATED: December 14, 1988 COMMENTS DUE:12/28/88_ �`988 ECF- 116-88 APPLICATION NO(S) :R; CU; SA-116-88 PROPONENT: J. Wright Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT: The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement home on a 3. 04 acre site. LOCATION: 1500 Monroe Ave. N.E. SITE AREA 3 . 04 acres BUILDING AREA (gross) : 110,436 sa. ft. IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE MINOR MAJOR INFORMATION IMPACT IMPACT NECESSARY 1. Earth 0 0 0 O 0 0 2. Air 0 ° ° o ° ° 3 . Water ° �2 ° ° o ° O 4. " Plants ° ° ° o ° ° 5. Animals 0 0 o 0 0 6. Energy & Natural Resources ° o ° ° 7. Environmental Health 0 0 0 O 0 0 8. Land & Shoreline Use 0 ° O 0 0 9. Housing ° ° o ° ° 10. Aesthetics 0 . 0 0 0 ° 11. Light & Glare ° ° ° ° 12 .. Recreation 0 0 ; O 0 0 13 . Historic & Cultural Preservation ° ° 0 O 0 0 14. Transportation ° ° o ° ° 15. Public Services ° 0 0 O 0 0 16. Utilities ° ° COMMENTS: -eG 1�X1 � 3 e - We have reviewed this application with particular attention to those areas which we have expertise and have identified areas of probable impact or are where additional information is needed to properly assess this proposal. lz zo jai-';::' Signature of Director or Auti'orized Representative Date Rev. 6/88 r RENTCo,_ COMMUNITY DEVELOPMENT DEP__,._2MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 116-88 APPLICATION NO(S) . :R;. CU; SA-116-88 PROPONENT:J.Wricght Development Company PROJECT TITLE: Renton Highlands Retirement Residence BRIEF DESCRIPTION OF PROJECT:The applicant is requesting a rezone from G-1 to R-3 and a Conditional Use Permit to construct a 108 unit retirement residence on 3 . 04 acres. LOCATION: 1500 Monroe Ave. N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE:Jan. 11, 1988 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG. DIVISION FIRE PREVENTION BUREAU POLICE DEPARTMENT COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION PLANNING DIVISION SHORT RANGE LONG RANGE PARKS AND RECREATION DEPARTMENT OTHERS: 3}cr w, Voter COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DIVISION OF THE COMMUNITY DEVELOPMENT DEPARTMENT BY 5: 00 P.M. ON DECEMBER 28, 1988. REVIEWING DEPARTMENT/DIVISION: 611/ -- t02: ^,APPROVED APPROVED WITH CONDITIONS NOT APPROVED HO c,,bde cd1 ov. 140 Re. ,-1 <- rn� c,riG✓ S�o�'r-. d��a� e, %V�TG ss e ss �' S S �S L De-'6�`'`ii6 � Lv i I ) h�•,it '�a be. b�- c!� or-,- 'l Z �� 5¢-o r�r� v,� l O `rl�►� "�1faJS'� b 10 T 1 7 v�1�-�Gv� �'�rc +dJ 3 4. _, 2CA). +. l),---- DATE I 7� SIGNATURE OF DIRECTOR OR A HORIZEEYREPRESENTATIVE ' REV. 6/88 CITY OF RENTON , ..LL DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION • December 14, 1988 Jack Lynch and Associates 1001 N.E. Boat Street Seattle, Washington 98105 Re: Renton Highlands Retirement Residence CF; RC_LI;SA2:11_`6=88= Dear Mr. Lynch: 0 The Community Development Department has formally accepted the above referenced application. It has been routed for departmental review and is tentatively scheduled for the Technical Advisory Committee on January 4, 1988 for consideration. If you have any questions regarding the scheduling of this project, please contact our office at 235-2550. Sincerel Donald K. Erickson, AICP Zoning Administrator DKE/MJP 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 �(Y. o� clITY OF RENTCN'1 FILE NO(S): c�; E.,-:.LDING & ZONING DEPARTIL.AT e • ru MASTER APPLICATION NOTE TO APPLICANT: Since this is a comprehensive application form, only those items related to your specific type of application(s) ore to be completed. (Please print or type. Attach additional sheets if necessary.) APPLICANT TYPE OF APPLICATION NAME • . FEES J. WRIGHT DEVELOPMENT CO. ADDRESS ® REZONE*(FROM C7,-1 TO R `�3 ) :",� --- , 1111 Third Avenue,' Suite 700 SPECIAL PERMIT* CITY ZIP ED. TEMPORARY PERMIT* Seattle , WA 98101 • AI CONDITIONAL USE PERMIT* .Z C TELEPHONE ED SITE PLAN APPROVAL b•. - r D SPECIAL PERMIT FOR GRADE AND FILL I (2 0 6) 3 2 8-3 0 0 0 I No. of Cubic Yards: CONTACT PERSON 0 . VARIANCE* . From Section: NAME ' * Justification Required Jack Lynch and Associates ADDRESS ' SUBDIVISIONS: 4 1001 N. E. Boat Street D SHORT PLAT CITY ' ZIP 0 TENTATIVE PLAT Seattle, Washington 98105 0 PRELIMINARY PLAT TELEPHONE FINAL PLAT (2n6) 632-8855 0 WAIVER (Justification Required) OWNER I . NO. OF LOTS: NAME PLAT NAME: Roger I. Lewis , Inc. . P.S. - ADDRESS PLANNED UNIT DEVELOPMENT: 100 South Second Street D PRELIMINARY CITY , ZIP 0 FINAL Renton, WA 98057-0273 P.U.D. NAME: TELEPHONE (2 0 6) 2 2 6-4 6 6 0 0 Residential 0 Industrial DCommercial D Mixed LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS 0 TENTATIVE • EXISTING USE PRESENT ZONING PRELIMINARY g9 C .,.—�.-- _` D FINAL PROPOSED USE ! , PARK NAME: ip.el y • a..7 ei� ' i NUMBER OF SPACES: . ` PS: ENVIRONMENTAL REVIEW COMMITTEE 2C64CS ; SQ. FT. ACRES w AREA: //G f3/ � Z' � , a,Z h111,100 le TOTAL FEES 1 5��, / RZ rwe 1 a �rP T USEONLY -- ADMINISTRATIVE PROCESSING DATE lJ APPLICATION RECEIVED BY: ' A I L_j - ��O 101g CAT R APPLIION DETERMINED TO BE: \ v Accepted CUILDING/ZONIN( DEPT, Incomplete Notification Sent On By: (Initials) DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: APPLICATION DETERMINED TO BE: ... e 0 Accepted . 0 Incomplete Notification Sent On By: (Initials) ROUTED TO: 101 Building _Design Eng. ' Fire MI Parks EA Police .� Policy Dev. . �' Traffic Eng. laj Utilities REVISED 1-31-84 Legal description of property (if more space is required, attach a separate sheet). That Portion of' the East half of the Northwest Quarter of the Southwest Quarter of' the Southeast Quarter of Section 9, Township 23 North , Range 5 East, lying South of P. S. H. No . 2. All situated in King County, Washington . Less portion thereof conveyed to the State of Washington for S.R. 900 Right of Way. AFFIDAVIT I, Roger I. Lewis • , being duly sworn, declare that I am authorized representative to act for the property owner,Downer 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 ME THIS 8th DAY OF Aucrust 19 88 . NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, RESIDING AT ' Kent Washin on Aff (Name of Notary Public) (Sign. t (of 0 ner) as personal Representative of the Estate of Earl McLaughlin 9625 South 232nd, Kent, Wa. P. 0. Box 273, Renton, Wa. 98057 (Address) (Address) (City) (State) (Zip) o!a (- t (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 °�' \. (SY" o TY OF RENT FILE NO(S): Et, V & �LDING & ZONING DEPARTM T mit 1.‘Nrro MASTER APPLICATION NOTE TO APPLICANT: Since this is a comprehensive application form, only those • items related to your specific type of application(e) are to be completed. (Please print or type. , Attach additional sheets if necessary.) 1 APPLICANT • ' IITYPE OF APPLICATION NAME FEES %''I��,�i q.e.42 5 VOX Cgi REZONE*(FROM(-/ TO tRz5 ) ADDRESS • .47,O r---A, 4eO�'L,� /41 . C] SPECIAL PERMIT* CITY ZIPTEMPORARY PERMIT* l,,, o1 3 f. ./4 .7o ✓� CLEJ SITE ou TIO PLAN AAPPROVAL L USE RMIT* TELEPHONE ©/ _v 2 6 /`/3� 0 SPECIAL PERMIT FOR GRADE AND FILL V� - No. of Cubic Yards: CONTACT PERSON Q . VARIANCE* From Section: * Justification Required NAME • 11q� a ADDRESS i SUBDIVISIONS: - Q SHORT PLAT CITY ' ZIP Q TENTATIVE PLAT 0 PRELIMINARY PLAT • TELEPHONE Q FINAL PLAT . 0 WAIVER (Justification'Required) OWNER NO. LOTS: NAME PLAT NAME: - ADDRESS - - - --- - - PLANNED UNIT DEVELOPMENT - _ • Q PRELIMINARY . CITY ZIP 0 FINAL P.U.D. NAME: - TELEPHONE 0 Residential ED , Industrial Commercial D Mixed LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS / 1j' 6:7D),✓/7 x A/0 CD TENTATIVE 0 PRELIMINARY EXISTING USE PRESENT ZONING .5-iil/. r 4L Y ire . .---/ V FINAL PROPOSED USE / V C� PARK NAME: •iv-3 •/ Ave pal V'61Aitei—d G/ v/Ki NUMBER OF SPACES: • 0 ENVIRONMENTAL REVIEW COMMITTEE SQ. FT. ACRES -- -. AREA: -/o1 Z/• I 2 3 A C g • - ' TOTAL•FEES • wa • li USE ONLY -- ADMINISTRATIVE PROCESSING DATE STAMP - - g G� In, �, APPLICATION RECEIVED BY: (J - OV,�,i,� APPLICATION DETERMINED TO BE: caAccepted Incomplete Notification Sent On By: • • - . (Initials) DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: r II' �� APPLICATION DETERMINED TO BE:I 0 Accepted / Q Incomplete Notification Sent On By: • (Initials) ROUTED T0: ; •EN-Building Design Eng. Fire P Parks � r a Police n Policy Dev. b��J Traffic Eng. CV Utilities ' REVISED 1-31-84 Legal description of property (if more space is required, attach a separate sheet). Lot 1, Block 2 of the Plat of Shepard Heights . Addition, Less State Highway • AFFIDAVIT I, Maynard O. Svor{and Rose Mae Svor , being duly sworn, declare that I am authorized 'representative to act for the property owner,®owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. SUBSCRIBED AND SWORN TO BEFORE ME THIS 2 7 i DAY . OF October 19 88 NOTARY PUBLIC IN AND FOR THE STATE OF WAS ON, RESIDING AT /*47:ry (Name of Notary Public) (Signature of Owner) ?e 4 2(7 ! .- -, toz ves 7 . /ado (Address) (Address) /Z,oA%T /: r/'Q • 1$656 (City) (State) (Zip) Z06—. 2 z 6 — 17737 (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 (vY° o r'TTY OF RENTOXT FILE NO(S): - C B__DING & ZONING DEPARTN....JT ♦ A ra v‘NI-VOC.'' 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 IITYPE OF APPLICATION NAME • FEES (Ad/41;.. / REZONE*(FROM G-I TO / - '-:,-_-�(':. ADDRESS - • /32 y' /��i�'vl/Ze e, / .e 4).E SPECIAL PERMIT* CITY' / ��/ ZIP / TEMPORARY FERMIT* AA.14,1 4 7( 05 �-�� CONDITIONAL USE PERMIT* TELEPHONE L.�---{{J SITE PLAN APPROVAL • c EJ SPECIAL PERMIT FOR GRADE AND FILL 7Z6 _-/`2'/✓ No. of Cubic Yards: CONTACT PERSON Q , VARIANCE*From Section: NAME ' * Justification Required ADDRESS ' SUBDIVISIONS: Q SHORT PLAT CITY ZIP TENTATIVE PLAT 0 • PRELIMINARY PLAT TELEPHONE FINAL PLAT 1:::3 WAIVER (Justification Required) OWNER NO. OF LOTS: NAME PLAT NAME: ADDRESS .- PLANNED UNIT DEVELOPMENT: 0 PRELIMINARY CITY ZIP Q FINAL P.U.D. NAME: TELEPHONE 0 Residential Q Industrial Commercial D Mixed LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS . 1/40e /`n enA pe 4e A)E Q TENTATIVE EXISTING USE _ PRESENT ZONING 0 PRELIMINARY _= S/•v.e�/e �/�vvt: l/�,( FINAL ¢(-3 .- ' PROPOSED USIE - - - PARK NAME: - i a L e 1 fh.,.;C..Y .-- _ _ NUMBER OF SPACES: ENVIRONMENTAL kEVIEW COMMITTEE ' "`'""'° I SQ. FT. ' ACRES AREA: i / / G I' ,i Z '_r TOTAL FEES /! CM �'p° t3E1�1T SE ONLY -- ADMINISTRATIVE PROCESSING • DATE ST P, { 1`, �� il® �z _ g APPLICATION RECEIVED BY: Ng a APPLICATION DETERMINED TO BE: 7 s��J 4,�� Accepted L,i8; !NGIzoNIN� utP ! U Incomplete Notification Sent On By: (Initials) DATE, ROUTED ADDITIONAL MATERIAL RECEIVED BY: l'd 14 I 6 APPLICATION DETERMINED TO BE: vv 0 Accepted QIncomplete Notification Sent On By: (Initials) ROUTED T0: VIBuilding g Design Eng. �0 Fire Parks 0 Police Policy Bev. . Ei Traffic Eng. Utilities REVISED 1=31-84 Legal description of property (if more space is required, attach a separate sheet). Lot 3, Block 2 :of the Plat of Shepard Heights Addition AFFIDAVIT i, V1011i- S lbge91 L . IVtrA) , being ° duly sworn, declare that I am =authorized 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 ME THIS 0�`/7 DAY OF `�opp 19 / . NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, RESIDING AT "LO)-e-f- a ` t) )- .0 cL_.Yn. taco& ctmn1 •eke 3- 1 (Name,or Notary Public) (Signet re of Owner) P,b . 66t a•lb -6h Oil- 981)5 aV e 4-e 41.� . (Address) (Address) t6-1-4L- W/f fe0_5"‘ D ' (City) (State) ( ip) 0?.�6 - /R/g (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 ..,_,,,,,i �Y" o �`''ITY OF RENTC''T FILE NO(S): E. .LDING & ZONING DEPARTI.,,..IT U • re . MASTER APPLICATION NOTE TO APPLICANT: Since this is a comprehensive application form, only those items related to your specific type of application(s) ore to be completed. . • (Please print or type. Attach additional sheets if necessary.) APPLICANT • TYPE OF APPLICATION NAME . FEES ADDRESS CZ] � �� TO A `3' ) // / .3,eL6 rfl� .SCAT. flee) ED SPECIAL PERMIT* a CITY ZIP TEMPORARY PERMIT* �J7-1_•e' `d 1En Q CONDITIONAL USE PERMIT* TELEPHONE SITE:PL.AN APPROVAL �p�J^���v�\ Em SPECIAL PERMIT FOR GRADE AND FILL �GC.7 No. of Cubic Yards: CONTACT PERSON • Q VARIANCE*From Section: • - NAME * Justification Required c;%q--C� Li/le-4 -Jslc-,�Lyivc'A', . ADDRESS SUBDIVISIONS:: J.0 f-/ /v�/i' /Saa" s/ eet- ED SHORT PLAT • CITY ZIP Q TENTATIVE PLAT S atilt/Q G/.41 97Z S Q PRELIMINARY PLAT TEL EPHONE / ` Q FINAL PLAT 32 0GSs t ED WAIVER (Justification Required) OWNER NO. OF LOTS: NAME PLAT NAME: ADDRESS PLANNED UNIT DEVELOPMENT: / / /`Ver .A7,',, Q PRELIMINARY • CITY ZIP a ' �j FINAL • , �-;. aZ1 1/l.� 9"_ -� P.U.D. NAME: . TELEPHONE 253 /�7 Q Residential Q Industrial / Commercial Q Mixed LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS /41 CQ "�Q�W,9e, TENTATIVE EXISTING USE PRESENT ZONING ED PRELIMINARY _ f r, flfg���P� PROPOSED USE I 4^4{: ,, ;" * t�6 4 " 4e y`Y G,•ems irde//v.?.//viz..] L if,1// Pt) 1 s� '(JU3WI CES•ti"' b :/.0 - '..VIRQ�IAVI AL REVIEW COMMITTEE SQ. FT. ACRES1'1 ;?,��'4,4a4, '.off -- .. AREA: �'Ia l�f1w T . Z `^ 'd"' ?r'rresaaa"�.4 ii,ob TOTAL FEES '/ ?A tat rAt) ;'a e 1 Al F v � `YL r9 i1 14_ i F USE ONLY -- ADMINISTRATi'VEPROCESSING DALfSTAM �$� C�QQ APPLICATION RECEIVED BY: a �� " ��JUIi ' APPLICATIO_N DETERMINED TO BE: b • E., ,,,rr 2:0.%t ~� ! L 'T. Accepted f Ins Q Incomplete Notification Sent On By: 1 (Initials) DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: , APPLICATION DETERMINED TO BE: I '' i 4--2 % ED Accepted QIncomplete Notification Sent On By: (Initials) ROUTED TO: Building . 4 Design Eng. gi Fire Parks 'T Police IJ Policy Dev. Traffic Eng. Utilities >,—ter ' i REVISED 1-.31-84 • Legal description of property (if more space is required, attach a separate sheet). • • AFFIDAVIT OkI,l2VJn2r , being r•-•duly sworn, declare that I am authorized representative to act for the property owner,I owner of thepproperty 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 ME THIS 2- y . DAY . OF 19 ) NOTARY PUBLIC IN AND FOR THE STATE OF WASHING (PN, RESIDING ATatit's • • v-1(Name of Notary PiIic) O• I (Si tune of Owner) N .PUBl.1�. ,`C �,' �i ti�'r�► ''a. ''�, , c,r /y/( o rp, rT o 12 2 (Address) %Yr w1145 +� (Address) 6)/1.- 71Goa. '90 (City) (State) (Zip) aas - \7,3-7 (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 LEGAL DESCRIPTION OF 1416 MONROE AVE N.E. RENTON, WASHINGTON KING COUNTY Lot 2, Block 2, SHEPARD HEIGHTS ADDTTION, according to the plat thereof recorded in Volume 46 of Plats, page 79, records • of KING COUNTY, WASHINGTON; EXCEPT that portion deeded to the State of Washington for SR No. 900 by deed recorded under Recording No. 7103150258. situate in the County of King, State of Washington. ei 6Y OY R NTO _ tii)1 @,11: E NOV-a1988 F''.:1_D! G/ZON;03 PgPT. PLANNING Ceilrf2V OFf �S�ON r 7 Architects 0 NovTON ECEodd CONCEPT The Retirement Residence is a facility for the elderly . Our concept is designed for those who are still ambulatory , but in need of some support . Private rooms afford the advantages of independent living while the services included provide support, security and friendship . The private suites include studio , one and two bedroom versions. Each is similar to an apartment except a kitchen is not included . Services include three prepared meals daily , housekeeping , Laundering , private bus transportation and various activities. Staff are "in house" 24 hours a day . The monthly rent payment covers the private room , all services and utilities . Typically our resident will be a single person in their Late 70 ' s or B0 ' s . Approximately 10% of the rooms will be rented by couples . Fewer than 25% of the residents will be driving their own cars . SITE DESIGN Neighborhood compatability is achieved in the site planning and building design . The wind ends and building center step down to one story which provides for privacy and a gentle change of scale . Care is taken to minimize the impact to the existing community . The site is to be extensively Landscaped . The concept includes shaping the building to create a formal entry covered drive up for the convenience of residents and visitors . Usable outdoor spaces include extensive lawn and a partially covered patio off the craft and exercise rooms . There are paths which connect all exits from the building to provide walking areas for the residents . BUILDING DESIGN The building construction will be wood frame with stucco and wood siding , and a tile roof. The building interior design has common areas for a variety of uses. There is a common dining room and kitchen for shared meals . There will be a multi—purpose room, beauty shop, crafts room , tv room , lounges and exercise room . The circulation is organized around a central atrium . Each room will be connected to the manager with both emergency pull -cords and voice communications. The building will be fully fire sprinklered . OFFICE 471 HIGH S.E. P.O. BOX 40 SALEM, OREGON 97308-0040 (503) 399-1090 FAX(503) 399-0565 PLANNING DIVISION CITY OF RENTON Conditional Use Permit Justification D Nov 1 8 1988 II A. Purpose of Request The accompanying rezone request, together with this Con- ditional Use Permit request, are for the purpose of develoving a 3. 04 acre site into a 108 suite retirement center with a resident population of approximately 121 persons or a resident population of 40 persons per acre. B. Chapter 7, Section 4-709(B) (3) (C) states that retirement homes with a maximum resident population of fifty (50) persons per acre may be allowed in the R-3 zone by Con- ditional Use Permit. C. Criteria for Conditional Use Permit Approval 1 . Comprehensive Plan See analysis as part of rezone application 2 , Community need for use and at proposed location - Considerations: a. Location The proposed retirement center would not result in an over-concentration of retirement facilities in the immediate area or the City. There are no similar facilities in the immediate area, with the closet retirement center being location on the West side of Renton. This facility is the Renton Villa Retirement Residence. The proposed location is very appropriate for this particular use because of the proximity to major transportation facilities and transit service and extensive shopping/restaurant/ personal services -- all within two blocks. The site has existing foliage that can be retained and, thereby, reduce the visual impact of a retirement facility and afford privacy for the residents. Additionally, water sewer and storm drain facilities are available in the immediate vicinity; Sunset is a fully developed arterial with a two-way left turn lane, curbs and sidewalks; and Monroe is served by all utilities; underground power and curbs and sidewalks connecting to Sunset Boulevard. 3 . Effect on Adjacent Properties a. Lot Coverage - Per 4-709A(C) ( 7) ; the lot area to be covered by buildings shall not exceed 35%. The proposal would have a building site coverage of 30%. b. Yards - The proposed building setbacks are as follows: Front - 30 feet; sides - 20 feet and rear 20 feet -- all meeting or exceeding City standards. c. Height - The height of the building will be 40 feet, well within the R-3 height limit of 50 feet. No views from off-site will be affected by this project. Footnote: 1 The total number of suites proposed is 110, including two garden suites in the northwest corner of the site. Page Two 4. Compatibility with residential scale and character of neighborhood. Even though the retirement facility would be different in scale than other buildings in the area, the vegetation to be retained on the site, the proposed new land- scaping and the significant setbacks between the retirement facility and all adjacent structures means that there will be little, if any, impact on the surround- ing area. Additionally, the building is designed to minimize long, unbroken walls or roofs. 5 . Parking - Sixty-two surface parking spaces will be provided, with fourteen of the spaces to be covered. (See request for delay in implementing full parking and site plan) . 6. Traffic - The Traffic Engineering Division has reviewed the proposal and sees no significant impacts from the proposal with the access on Monroe. An emergency access will be available to the east side of the property through an easement agreement with adjacent property. . _ 7 . Noise, Glare and Light - The proposal will generate very little traffic, the residents are very quiet people, and low-level shrouded parking lights will minimize glare to off-site properties. 8 . Landscaping - All areas that are not covered by buildings, parking, driveways or walkways will be landscaped as per the site development plan. Landscaping will consist of both existing natural vegetation (all trees greater than ten inches in diameter as measured two feet above ground) and newly planted landscaping (see landscaping plan) . 9 . Accessory Uses - No accessory uses as identified in 4-748 C49 are proposed. 10. Conversion - A retirement home facility such as proposed in this application is a single use building and could not be easily converted to another use. 11 . Public Improvements - Public improvements and utilities such as water, sewer, and storm drainage are available to the site. The impact on police and fire services should be minimal because of the age of the residents and because the building will be sprinklered. Both Monroe and Sunset Boulevard are fully improved (curb, gutter, sidewalk, and paved streets) ; as a result no improvements are contemplated. D • )8' 4-708 4-709A e. C,1) (b) Two Dwelling Units: Shall not exceed 12.1 dwelling units per acre ty ! (including area dedicated for public purposes). The lot area shall not be less than seven thousand two hundred (7,200) square feet. (Ord. 3599, 1-11-82) ss 2. Lot Width: A minimum of sixty feet (60') for an interior lot and seventy feet (70') for a corner lot. (Ord. 3940, 9-16-85) 19 3 3. Lot Depth: A minimum of eighty five feet (85'). d. 4. Setbacks: sir a. Front Yard: A minimum depth of twenty feet (20'). m b. Rear Yard: A minimum depth of twenty five feet (25'). 'S c. Side Yards: (Ord. 3599, 1-11-82) Ily J ; (1) Interior Lots: A minimum of five feet (5'). (Ord. 3904, 4-22-85) (2) Corner Lots: The side yard along a street shall not be less than twenty 1d feet (20') in width, except on previously existing platted lots which are s, F fifty feet (50') or less in width in which case the side yard shall be ten lic feet (10'). If a corner lot is less than the minimum width required by gs this section, then for each foot in width in excess of fifty feet (50') of the required yard shall be increased from a minimum of ten feet (10') • s4 ' by one foot (1') up to twenty feet (20'). 5. Special Setbacks: • is ty a. Detached accessory buildings shall have a minimum of three feet (3') side and rear yard setback, a minimum of six feet (6') setback from residences, .; and shall not be allowed within required front or side yards along streets. m ' ? ; 6. Height: The height of a dwelling or structure shall not exceed thirty five feet (35'). (s 7. Lot Coverage: The maximum area covered by buildings shall not exceed thirty ,; ; five percent (35%) of the total area. re a 8. Parking: See Chapter 22, Title IV of the City Code. : 9. Signs: See Chapter 19, Title IV of the City Code. Dr r 10. Pre-Existing Plats: Nothing herein contained shall be deemed to prohibit I the construction of single family dwelling or two (2)dwelling units and associated nt v accessory buildings on a pre-existing platted lot with less area than herein required. (Ord. 3599, 1,-11-82) re ;. 4-709A: R-3 RESIDENCE DISTRICT: - �n f (A) Purpose: The Residential Zone (R-3) is established to provide and protect suitable environments for medium density multi-family dwellings: It is further intended .4-; 1285 4-709A 4-709A A) to prohibit the development of incompatible uses that are detrimental to the 4'F residential environment. This zoning classification may be permitted in an area I; designated as medium density multi-family residential in the Comprehensive Plan. (B) Uses: In the Residential Zone (R-3) the following uses and similar uses are permitted: Principal,Uses: (a) Single family, two family and multiple family dwellings up to four (4) dwelling units and their accessory buildings on a pre-existing platted lot with less area than herein required. The structure must comply with lot coverage and setback requirements. 'I ti)'Nlultiple"family'dwelling'un• its; (c) Gardening or fruit raising, noncommercial. (d) Neighborhood and community ty parks. (Ord. 3641, 6-28-82) (e) Hobby kennel [See Section 4-704(B)1,e(3)1. (Ord. 3927, 7-15-85) 2. Accessory Uses: • (a) Detached buildings and/or structures, and recreational facilities, such as are ordinarily associated with single or multi-family dwellings. (b) Home occupations when approved by the Board of Public Works. .I (c) Day care for a maximum of six (6) persons (Ord. 3641, 6-28-82) 3 Condidonal4Uses lr the Residential Zone (R-3) the following uses (in a s paste b`uilclingl and their accessory uses may be allowed by contitional use permit as provided in Section 4-748 of the City Code. (a) Multiple family dwelling units with dwelling unit densities greater than twenty five (25) dwelling units per acre and less than thirty five (35) units per acre, provided parking is placed underground or totally within the structure. 1, (b) Art galleries, libraries, museums. (c) Boarding and lodging houses, convalescent homes/nursing homes, group homes and retirement homes with a maximum resident population of fifty (50) persons per acre. (d) Churches. (e) Clubs or fraternity societies, community club houses, memorial buildings, except those the chief activity of which is a service customarily carried on as a business. (Ord. 3689, 12-20-82) 985 { 4—709A 4-709A rr 5,31 (f) (Rep. by Ord. 3804, 4-16-84) (g) Public and quasi-public uses essential to the physical and economic �• welfare of an area, such as fire stations, electrical substations, telephone ex- changes and regional parks. Buildings shall conform to and harmonize with the surrounding buildings as to type of architecture, setback and landscaping. (h) Schools and colleges, public and private. (i) The provision of care for seven (7) or more persons. (Ord. 3689, 12-20-82) R I (j) Parking lots which are accessory to other uses which are allowed . in more intensive zones, provided that the parking lot is not adjacent to a parcel zoned G-1, R-1 or R-2 Zoning Districts. (Ord. 3745, 8-22-83) (k) Recycling collection stations, provided the following conditions have •` been complied with: l'. (1) The collection station is accessory to a public or. quasi-public use. (2) The collection station is portable and temporary (not to exceed 90 calendar days out of each year). (3) The collection station is not located on any public right-of-way unless a right-of-way use permit is granted by the Board of Public Works. • (4) The property owners or managers shall keep the area •f surrounding the recycling collection station maintained and clean of debris. (I) Recycling collection station in conjunction with an approved public or quasi-public use when the collection station is utilized for more than ninety (90) days per calendar year. (Ord. 3905, 4-22-85) (C) Developmerrtal;-'-Standards: In the Residential Zone (R-3) the following • developmental"standards shall apply: 1. DwellingwUnit=Densitji`a`R �r�, E nd tot;Area: 1 ,... .,.s�•Y 'F'S8';'.'b`i�i�t.''>_i3r'• ?r`rs� .,�,',�,...' .'."...y. .r`1 (a)`Multiple:Family"Dwelling;_Units. Shall not:.exceedittwenty,five°(251F._;� dwelling units per net acre. The lot area-shall.not be less than sevenf.thousand"; two"bond_`red'l(7;200Lsquare feeng 2. Lot Width: A minimum of sixty feet (60'). 1 r •- : 3. Lot Depth: A minimum of eighty five feet (85'). 685 I r:j'J 4-.709A 4-709A �, C) 4etbacks - -" laTiFrprit Yardsinimum yards on the following types of streets as "i defined by"the Six-Year Road Plan shall be: 1 Street Type Front Yard Setback Arterial (Major and Secondary) 30' Arterial (Collector) 25' • All Others 20' ' (b),Rear`and.Side Yards.: Minimum setbacks for rear and side yards are a based on twenty percent (20%) of the lot width, as generally follows: I (1) Lot Width Rear and Side Yard Setbacks 30 feet 6 feet 40 feet 8 feet !I, 45 feet 9 feet 50 feet 10 feet 55 feet 11,feet ;� 60+ feet 12 feet I' (2) Corner Lots: The side yard along a street shall not be less than twenty feet (20') in width, except on previously existing platted lots which are fifty feet (50') or less in width in which case the side yard shall be no less than ten feet (10'). If a corner lot is less than the minimum width —ii - l. feet (50'), the required yard shall be increased from a minimum of ten -, feet (10') by one foot (1') up to a maximum of twenty feet (20'). ' 5":Spec al� Setbac s:yj:,-—;z, ` (a).Wtere an R-3 zone abuts a single family residence located on a lot which is designated single family on the City Comprehensive Plan and R-1 on • the,City,,Zoning,Map;.,there.shall be a_.landscaped minimum setback of twenty feet (20') from the single family lot line. , (b) The above special setback requirement does not apply if the property owner voluntarily develops this property to the density and development standards of the R-2 District. 6. Height: (a) The height of a dwelling shall be a maximum of fifty feet (50'). (b) The height of an accessory building shall be a maximum of thirty feet (30'). 7. Lot Coverage: (a) Interior Lots: The maximum area cofered by buildings shall not exceed thirty five percent'(35%) of the total area. 882 4—709A C,7) (b) Corner Lots: The maximum area covered by buildings shall not rexceed thirty percent (30%) of the total lot area. 8. Parking: See Chapter 22, Title IV of the City Code. 5 t 9. Signs: See Chapter 19, Title IV of the City Code. • 4-709B: R-4 RESIDENCE DISTRICT: (A) Purpose: The Residential Zone (R-4) is established to provide and protect suitable environments for high density multi-family dwellings. It is further intended to I prohibit the development of incompatible uses that are detrimental to the residen- I • tial environment. This zoning classification may be permitted in an area designated as high density multi-family residential in the Comprehensive Plan. (B) Uses: In the Residential Zone (R-4) the following uses and similar uses are permitted: 1. Principal Uses: • (a) Single family, two family and multiple family dwellings up to four (4) •f I dwelling units and their accessory buildings on a pre-existing platted lot with less area than herein required. The structure must comply with lot coverage • ic and setback requirements. i/\{�11 .Mul ip et familytdwellin� uniis.�r- :�. 4'i:J'..'�' i Y.F3d.• � _ wait..Ls.'m'y�y..�.__:.�.. 9 S (c) Gardening or fruit raising, noncommercial. F (d) Neighborhood and community parks. (Ord. 3641, 6-28-82) (e) Hobby kennel [See Section 4-704(B)1,e(3)1. (Ord. 3927, 7-15-85) 2. Accessory Uses: (a) Detached buildings and/or structures, and recreational facilities, such as are ordinarily associated with single or multi-family dwellings. (b) Home occupations when approved by the Board of Public Works. (c) Day care for a maximum of six (6) persons. (Ord. 3641 , 6-28-82) (d) Recycling collection stations, provided the following conditions have been complied with: - ;, (1) The collection station is accessory to public or quasi-public use. (2) The collection station is portable and temporary (not to exceed 90 calendar days out of each year). (3) The collection station is not located on any public right of way unless a right-of-way use permit is granted by the Board of Public Works. • • 985 TRAFFIC To help you understand the traffic Loadings , we have prepared these estimates based on 100 suites . 10 service trips per day B van trips 60 resident trips (20% may have cars ; 3 trips per day each ) 60 visitors to residents ( if 20% have visitors per day ) 40 other visitors per day 24 staff trips per day to and from work This would result in an average total of 215 trips generated per day by the retirement residence . backup (6 ) :a/mft EMPLOYEES There will be five full—time and six part—time employees; five will be there at most times . WATER CONSUMPTION These are some figures on sewage flows for the Madrona Hills Retirement Residence which Holiday Management operates in Salem , Oregon . Also included are the figures for an apartment complex in Salem which is . of similar size to Madrona Hills Retirement Residence . For comparison , water usage was used to figure sewer flow . Madrona Hills Retirement Residence provides the following services for its clients : private room , central dining room and food service , maid service , and a full line of social activity programs . The average retirement home water usage for two months exclusive of ground irrigation was 49, 700 cubic feet . The average census of Madrona Hills Retirement Residence during this period was 105, which figures to a monthly per person average of 236 .6 cubic feet, or 7 .8 cubic feet per day (approximately 59 gallons) . The apartment complex used for comparison is located at 585 Winter Street , Salem , Oregon . The complex contains 101 apartments. The average water usage for a two—month period was 106 ,600 cubic feet exclusive of grounds irrigation. The average month ' s use per apartment was 263 .8 cubic feet, or 17.5 cubic feet per day (approximately 131 .2 gallons) . The motel/hotel used for comparison has 150 rooms plus a dining room which seats 120 and a lounge seating 125. Its average water usage for a two—month period was 171 ,500 cubic feet exclusive of grounds irrigation. If this hotel was downsized to match our retirement residence the water usage would be 114,333 cubic feet. In summary , the retirement residence used only approximately 46% of the water used by the apartments , end 43% of a comparable size hotel/motel with associated restaurant/bar. An average single—family dwelling unit uses 1900 cubic feet of water every two months or 31 .66 cubic feet per day . The facts supplied were provided by Don Johanson of the City of Salem , Department of Public Works, who selected the comparison and calculated the water flows . backup (7 ) :a/mft WATER CONSUMPTION October 1980 to October 1984 MADRONA HILLS RETIREMENT CENTER 707 Madrona Avenue Salem , Oregon ALL consumption figures are given in cubic feet and for two—month periods . DATE CONSUMPTION 10-07-80 84200 12-08-80 61400 02-06-81 46100 04-07-81 50200 06-09-81 5000 (Dead ) 08-07-81 57500 10-06-81 166800 12-08-81 91 200 02-03-82 67300 04-05-82 65000 06-09-82 102500 08-03-82 110200 10-05-82 109300 12-04-82 70300 02-03-83 67200 03-31-83 58100 06-01-83 52000 08-02-83 134900 10-03-83 134200 12-05-83 84000 02-02-84 49700 03-30-84 72000 05-31-84 78500 08-02-84 120700 10-04-84 149700 Figures provided by Don Johansen of the City of Salem , Department of Public Works . backup (8 ) : a/mft • Magnolia Retirement Residence Riverside , California Water Consumption 05-12-87 MONTH CONSUMPTION AMOUNT (CCF] 1986 January 436 $248.10 February 395 227 . 60 March 336 198.10 April 406 233 .10 May 543 301 .60 June 497 278 .60 July 513 286 .60 August 600 330 .10 September 503 281 .60 October 572 316 .1 0 November 385 222.60 December 456 258.10 1987 January 392 $226 .10 February 395 227 .60 March 265 162.60 A '" PLANNING DIVISION CITY OF RENTON Request for Delay in Installation of NOV 1 8 1988 Parking Lot Improvements IE ( f' rI N E Chapter 22 of the City Code at 4-2208(12) states that the City Building Official may approve a delay in the installation of up to 50% of the minimum number of parking spaces required, provided: 1. The applicant provides data which substantiates the reduced need for parking. See attached information provided by Holiday Retirement Corp. that shows the amount of parking and the average number of spaces per site provided at other retirement facilities managed by Holiday. This information shows that the average number of parking spaces required at other facilities is . 50 per suite. The applicants are proposing to provide 65 parking spaces, which amounts to. 56 per suite or 56% of the required minimum number of spaces, per the City Code requirement for "Boarding and Lodging Houses. " l The project site plans show how additional spaces would be accomodated on-site, if the need should arise that additional parking is needed. 2 . The applicant reserves on-site area so that the minimum number of parking spaces can be provided. As stated under item 1 above, the site plans do show how the minimum number of spaces specified in the City Code can be provided. • Footnote: 1 Renton City Code, 4-2208 1 A (6) requires one parking space for each four(4) dwelling units for "Multiple dwellings for low income elderly. " eb 4-2208 4-2208 .4 K {�•,4 A ACTIVITY NUMBER OF PARKING SPACES 1. Living Activities. A. Dwellings: (1) Single-family Two (2) parking spaces per single-family dwelling. Tandem parking is allowed. (2) Two-family Two (2) parking spaces per dwelling unit. Tandem parking is allowed. (3) Multi-family and apart- One and one-half (1 Y2) parking spaces for ment houses each dwelling unit. • (4) Guest parking One guest parking space shall be required for every four (4) dwelling units required in apartment or planned development with five (5) units or more. (5) Recreational parking Provision of parking space for recreational vehicles shall be optional and as follows: Complexes less than fifty (50) units: none. Complexes more than fifty (50) units: one -� for every fifteen (15) units. All recreational vehicle parking spaces shall be screened. Provided, that such parking areas are not prohibited by the restrictive covenants approved by the City and recorded with King County. (6) Multiple dwellings for One parking spad&for each four(4) dwell-_ • :. --low incorhe elderly in9 its B. Boarding and lodging One parking space'lor.-the'proprietor.-plus Houses orie space for each sleeping room for boarders and/or lodging use 'plus one additional space for each four (4) persons employed on the premises. C. Mobile homes Two (2) parking spaces for each trailer site plus one screened space for each ten (10) lots for recreational vehicles. • 686 SUITES/APPROVED PARKING SPACES MANAGED BY HOLIDAY RETIREMENT CORP . AS OF 04-13-88 PARKING SPACES RETIREMENT RESIDENCE SUITES SPACES PER SUITE BRITISH COLUMBIA. CANADA Surrey , Surrey 102 73 . 71 Victorian , Victoria 91 43 .47 CALIFORNIA Bridgecreek, West Covina 108 54 .50 Hilltop , Redding 96 41 .43 La Mesa , La Mesa 90 42 . 46 Las Brisas , San Luis Obispo 100 45 .45 Magnolia , Riverside 97 35 .36 Mission Commons, Redlands 139 104 .74 Modesto , Modesto 102 65 .63 Oakmont , Chico 92 51 . 55 Pinole , Pinole 96 51 . 53 Redwood , Napa 97 52 . 54 Visalia , Visalia 101 53 .52 Vista , Vista 114 58 .51 COLORADO Lakewood , Lakewood 90 52 . 57 Longmont , Longmont 96 67 .69 Mesa View , Grand Junction 101 39 . 39 Sunridge , Colorado Springs 90 45 . 50 The Regency , Pueblo 97 41 .42 GEORGIA Atlanta , Decatur 102 60 . 58 IDAHO Chateau de ' Boise , Boise 98 42 .43 LOUISIANA Kenner , Kenner 111 43 . 38 Nouveau Mark , New Orleans 108 _ 33 . 51 Shreveport , Shreveport 101 52 .51 OREGON Garden Valley , Roseburg 92 45 .49 Gresham Manor, Gresham 102 46 .45 Junction City , Junction City 67 19 . 28 Rogue Valley , Grants Pass 90 40 .44 Royal Oak, Medford 90 45 . 50 NEVADA Carson City , Carson City 96 58 . 60 TEXAS Austin , Austin 110 64 .58 The Clairmont , Amarillo 96 41 .43 UTAH Harrison House , Ogden 90 39 .43 Orem , Orem 97 54 . 55 WASHINGTON Capitol Manor , Olympia 104 56 .54 Harvard Park, Spokane 105 39 - .37 Parkway Chateau , Bellingham 109 60 . 55 Pt . Defiance , Tacoma 116 71 .61 The average number of parking spaces approved per suite is 0 .50 backup (5) :a/mft HOLIDAY MANAGEMENT CO. PARKING SURVEY RESULTS MAY 28, 1986 TOTAL OCCUPD I OF I OF 1 OF X OF UNITS PER UNITS RESIDENTS is of • TOTAL OCCUPIED PARKING i'OF RESIDENTS EMPLYEE PARKING PERCENT JARKING PER PEk R¢6,ve." FACILITY UNITS UNITS PLACES RESIDENTS CARS CARS USED OCCUPIED PLACE CAR CAR 0/LAKs BRIDSECREEK 108 49 53 58 24 .0 45.31 45.4X 2.0 2.6 2.4 41 CHATEAU DE BOISE 97 93 40 104 27 6 82.51 95.9% 2.4 3.4 3.9 2.10 CLAIRMONT 96 79 51 82 25 10 68.61 . 82.31 1.9 ' 3.2 3.3 3► EUGENE CAMLU 59 59 35 60 4 5 25.11 100.0% 1.7 14.8 15.0 1 GARDEN VALLEY 91 77 . 44 87 32 10 95.51 84:61 2.1 2.4 2.7 31 GRESHAM MANOR 102 73 46 B0 21 7 60.9% 71.6% . 2.2 3.5 3.8 26 HARRISON REGENT 90 84 36 81 21 7 7/.81 93.3X 2.5 4.0 A.1 z.1 HARVARD PARK 105 102 39 111 30 3 84.61 . 97.11 2.7 3.4 1.7 2,q HILLTOP 95 89 49 97 23 11 69.41 93.7X 1.9 3.9 4.7 2-1 HOLIDAY GARDENS 77 77 18 85 15 8 60.51 100.0X 2.0 5.1 5.1 13 HOLIDAY PARK 48 48 8 54 6 2 100.0% 100.0% 6.0 8.0 9.0 1� • MADRONA HILLS 102 96 56 104 19 9 50.0% 94.1% 1.8 5.1. 5.5 • 1Y MAGNOLIA 95 95 40 105 32 8 100.01 100.01 2.4 3.6 3.3 3 - DAKNONT 91 75 53 B0 16 6 41.5% 82'.41 1,.7 '4.7 5.0 20 PARKWAY CHATEAU 109. 69 60 80 17 11 46.71 63.3X 1.8 4.1 4.7 7-1 THE PUEBLO REGENT 97 54 44 62 21 7 63.61 55.7X- 2.2 2.6• 3.0 31 • _ REDWOOD 97 96 57 113 43 6 86.0% 99.0X 1.7 2.2 2.6 3 Y REGENT 82 66 49 72 • ,20 9 59.2% 80.5% 1.7 3.3 3.6 Z Y RENO CAMLU 70 64 30 65 7 9 53.31 91.4X 2.3 9.1 . 9.3 .'t ROGUE VALLEY 90 67 39 ' 74 16 6 56.4X 74.4% • 2.3 4.2 4.6 y Z ROYAL MARC 77 72 52 77 6 9 28.81 93.51 1.5 12.0 12.E ROYAL OAK 88 82 63 90 19 9 44.41 93.2% 1.4 4.3 4.7 2.I • ,OLVANG 99 97 51 105 35 8 84.3% .98.O1 • 1.9 2.8 3.04 3 3 :iUNRID6E 90 37 44 38 7 7 31.8X . 41.1X 2.0 5.3 5.4 II COMPANY TOTAL 2155 1800 1077 1970 486 173 61.2% -83.5% 2.0 3.7 4.1 5,16 Avg•=Z`/z PC n'NlaGN/S Repar Nov 1 Rezone Justification .12 /-, 81988 riof EO LS' 1 .. A. Rezone is appropriate and timely 1 . Rezoning of the subject property was not specifically considered at the time of the NE Renton plan in 1980-1981 . In fact, the current G-1 zoning has apparently been in place since the early 1950 ' s, according to the Building Department and the Annexation/Zoning Map maintained by the City Engineering Department on the 4th Floor of the Renton Muncipal Building. 2. The N.E. Renton Plan was adopted in 1981 and the Comprehensive Plan Map designates most of the subject property as low density multiple family. However, the zoning is still G-1. This area is one of the areas that the City staff recognizes as needing to be up- dated and brought into compliance with the Comprehensive Plan. 3 . A number of events have occurred since the current zoning was adopted including: Commercial development along sunset Boulevard within one-two blocks from the subject site, public improvements along Sunset Boulevard, and an increase in the numbers of people over 70 years of age in the City. 4. Market Analysis - A report was prepared by H.R. Wacker and Associates, Inc. , a real estate appraisal and consulting firm that has extensive experience with retirement facilities appraisal and analysis on the West Coast. The Wacker analysis demonstrates that the number of persons over 65 and 75 years of age are increasing at a significantly higher rate than the total growth in population. This ratio is even greater when considering the primary market area (South of I-90 to SR516 and South Seattle/Puget Sound to - Maple Valley) for this proposed project. In the market area there are seven comparable private ,retirement facilities providing a total of 942 rental units . One of these facilities, is in the Renton area and one is in Tukwila. The other five facilities are located at the periphery of the market area in DesMoines and Kent. Based on national statistics for the market for private apartment rental housing for retired persons as of -1990 the primary market area will be at the low end of the range of the number of units needed for income qualified retired persons . This proposed project would bring the market area back into the mid-range of the number of units needed. The complete Wacker and Associates report is attached. B. Rezone is Consistent With Comprehensive Plan and Policies 1. N. E. Renton Plan Page Two A. Establishes the land use for the subject property and other properties along Monroe and Sunset Boulevard as low density multi-family. R-2 is the zone identified in the Zoning Code as suitable for low to medium density multi-family residential dwellings . This request is for R-3 zoning (limited to a retirement home facility only) which is identified as suitable for medium density, multi-family dwellings. The City Code at 44702(D) 3 defines a dwelling as: "a building or portion thereof designed exclusively for residential occupancy, including single-family, two-family and multiple-family dwellings but not including hotels, boarding and lodging houses. " 4-702(R) 4 defines a Retirement Home as: "Dwellings designed to meet the needs of occupied exclusively by senior citizens. If each unit contains a cooking facility, then it shall be considered a multiple- family dwelling. If the retirement facility includes a common kitchen and dining room and not individualized cooking facilities, then the retirement home shall be considered a boarding and lodging house. " 4-702(B) 4 defines Boarding or Lodging House as: "A dwelling or part thereof other than a motel or hotel where lodging with or without meals is provided for compensation. Sleeping rooms do not contain kitchen facilities. " All of these definitions make it clear that retirement facilities are recognized as different than multi-family dwellings . In fact, retirement homes cause less impact on streets due to the: modest number of average daily trips to and from the facilities (average of 2 trips per day per suite, including all service trips made by staff and the passenger trips made by employees) ; the modest amount of parking needed ( .50 spaces per suite) ; minimal demands on sewer and water services; the low number of persons per suite (1. 1 per suite) , and the relatively small size of the suites ( average is 540 square feet) . Information in support of each of these statements is attached. Additionally, the rezone request is for R-3 with the condition that development be limited to a retirement home facility. this restriction would be established through the contract rezone process. A significant amount ofnatural vegetation will be retained (see landscape plan) . Several other properties in the immediate vicinity are ai'so requesting rezoning at the same time so that the . adopted zoning will better reflect the intent of the Comprehensive Plan ( see attachment - for map of all sites proposed for rezone) . The impacts of development of a retirement home at a density allowed in the R-3 zone equates to development significantly less intensive than multi-family development that would normally be allowed in the . R-3 zone. The R-3 zone as the first zone where retirement homes are specifically identified and, therefore, was contemplated as one of two zones (R-3 and R-4) that should be used for retirement homes. age Three B. The Comprehensive Plan Map illustrates the ultimate pattern of development for a twenty to fifty year period; however, the primary emphasis is on development . within the period of 1978 to 1990. By 1990 the Plan anticipates an increase in single family households of 31% and in multi-family households of 87%. From 1990 to after the year 2000 single family households are expected to increase 207% and multi-family households are expected to increase 275%4page 55, Northeast Renton) . C. The factor identified as the key to the timing of development is the availability of adequate infra- structure (public services, utilities, and transportation systems) . D. The distinction between lands "potentially appropriate" and sites which are "ready now" is important since City policy states that urban growth and development should occur in a logical and timely progression and that available utility and service resources should be minimized, i .e. that land use and infrastructure decisions should direct growth to neighborhoods and corridors where both fiscal and environmental impacts can be reduced. E. The policies in the Land Use Element of the NE Quadrant Comprehensive Plan state that land use decisions should be consistent with available transportation, community facilities, and utilities and that land development should progress logically from West to East on the East Renton Plateau ( IIIB(1) , ( 3) : that multiple family residential uses should be encouraged as buffers between commercial uses and less intensive uses (commercial, development policies) , IIIB(5) ; that pedestrian links should be developed between residential and commercial areas to minimize the requirement for vehicular trips to provide for convenience shopping ( III ,B( 5) ; and the utilities policies state that the availability of sanitary sewers should be a prerequisite for new land development. This proposal is responsive to all of these policies. 2 . Comprehensive Plan A. General Goals, Objectives and Policies - The following objective and policies are cited as relevant to this application: 1 . Growth and development should occur in a timely and logical progression of the existing urban area to maximize the use of existing services 2 . Vacant land surrounded by developed land should be given priority for development 3 . Land where adequate public utilities are available should be given priority for development 4. All developed property should be appropriately landscaped and desirable natural vegetation should be incorporated into the design where appropriate. 5. Housing densities and types to suit a variety of family sizes, age groups, life styles , and income levels should be encouraged. Page Four 6 . Multi-family dwellings should be located near arterial streets to assure adequate access. 7. Single family dwellings should be buffered by low density multiple family uses from more intense uses and medium or high density multiple-family dwellings should be a buffer between low density multi-family residential and more intensive uses . 8 . Multi-family dwellings should be located near employment and shopping centers . 9. New development should be designed to provide for safe collection and discharge of runoff 10. All development should be connected to a sanitary sewer system. This proposal is responsive to all of these policies. • 4;,' 702. 4-702 B,3,a) (13) Solid waste holding and disposal areas. (14) Tank farms including distribution and loading systems. (b) Bulk storage facilities excluded: (1) Land banks, greenbelts, watersheds or public water reservoirs. (2) Parking lots or structures for private licensed automobiles. ;i-- (3) Ship yards. (4) Warehouses alone or in conjunction with manufacturing on the site and when not including any of the uses in Section 4-702(b)3(a). (5) Facilities for storage of petroleum or any of its by-products, for use incidental to the primary use of the property (e.g. heating, boiler or vehicular fuel or lubricants.) <.,. (6) Retail service stations. (7) Retail sales lots for new or used automobiles. (Ord. 3653, 8-23-82) ;- 4. BOARDING OR LODGING HOUSE: A dwelling or part thereof, other than a motel or hotel, where lodging with or without meals is provided for compensation. Sleeping rooms do not contain kitchen facilities. 5. BUILDING HEIGHT: The vertical distance above a referenced datum measured =q:".4 to the highest point of the coping of a flat roof or to the deck line of a mansard . roof or to the average height of the highest gable of a pitched or hipped roof. The reference datum shall be selected by either of the following whichever yields a greater height of building: (a) The elevation of the highest adjoining sidewalk or ground surface within a five foot (5') horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten feet (10') above lowest grade. (b) An elevation ten feet (10') higher than the lowest grade when the sidewalk or ground surface described in paragraph 1 above is more than ten feet (10') above lowest grade. (Ord. 3641, 6-28-82) 6. BUILDING ENVELOPE: The allowable building area permissible for the construction of one single family dwelling unit in a residential cluster. (Ord. 3922, 7-1-85) 7. BUILDABLE AREA: The portion of a lot or site, exclusive of required yard areas, setbacks, landscaping or open space, within which a structure may be built. 8. BUILDING FOOTPRINT: The area of a lot or site included within the surrounding exterior walls of a building, or portion thereof, exclusive of courtyards. In the absence of surrounding exterior walls, the building footprint shall be the area under the horizontal projection of the roof. (Ord. 3935, 9-16-85) 1285 4-702 4-702 i ! (C) 1. CAPACITY: The volume of a liquid which could be retained within the dyked area without a breach of the dyke at any point. 2. CEILING 'C' LIMIT VALUE: A maximum concentration of certain airborne materials which apply to the conditions started in threshold limit value and adopted by ACGIH. 3. CERTIFIED: A facility and staff qualified and able to provide certain tests and measurements relating to specific tasks and traceable to established standards. ti f 4. COMMISSION: Planning Commission of the City. Whenever the term "this Chapter" is used herein, it shall be deemed to include, where the context permits, all amendments thereto as the same may hereafter from time to time be adopted. 5. CONDUIT: A tube for pneumatic shuttles, a pipe for coaxial cables, a waveguide, a closed path for laser transmission, fiber optics or similar function. 6. CONTAINER: A structure of any size made or used solely to hold or enclose a specific substance. 7. COURT: An open, unoccupied space other than a yard on the lot on which a building is erected or situated. A court, one entire side or end of which is .bounded by a front yard, a rear yard or a side yard, or by the front of a lot, by a street or public alley, is an "outer court". Every court which is not an "outer court" is an "inner court". 8. COURT HEIGHT: The court height shall be measured from the floor level of the lowest story' in the building in which there are windows served by the said court, to the highest point of the enclosing walls of the said court. (Ord. 3543, 5-4-81) 9. CLUB: An incorporated or unincorporated association of persons organized for social, education, literary or charitable purposes. (Ord. 3641, 6-28-82) 10. CLUSTER (Residential): The placement of more than one building envelope on a single lot or parcel of land for the purpose of constructing single family t' residential dwelling units in either attached or detached construction arrangement, and where the property ownership outside the building envelopes is commonly held by all single family dwellings on that lot or parcel of land. (Ord. 3922, 7-1-85) (D) 1. DAILY TRAFFIC: An average of at least one motor vehicle crossing in one direction per working day for any continuous thirty (30) day period. 2. DISTRICT LINE: A boundary designating the various use districts or zones. Where the boundary is between use districts of a similar character such that the proposed facility could be located in either use district then the next outer district boundary from the facility is to be considered the "district line"for the purpose of these standards. 3. DWELLING:A building or portion thereof designed exclusively for residential occupancy, including single-family, two-family and multiple-family dwellings, but not including hotels, boarding and lodging houses. (Ord. 3543, 5-4-81) , • 'E 1`, 785 -4-702•, 4-702 R) 4. RETIREMENT HOME: Dwellings designed to meet the needs of and occupied exclusively by senior citizens, if each unit contains a cooking facility, then it shall be considered a multiple family dwelling. If the retirement facility includes a common kitchen and dining room and not individualized cooking facilities, then the retirement home shall be considered a boarding and lodging house. (Ord. 3641, 6-28-82) 5. RECYCLING, COLLECTION STATION: A container or containers for the collection of secondhand goods and recyclable materials. 6. RECYCLING, COLLECTION CENTER: A collection point for small recyclable items, such as cans, bottles, newspapers, and secondhand goods. Activities shall be limited to sorting, compaction and transferring. 7. RECYCLING, PROCESSING CENTER: A facility where collected recyclable items are brought for processing including changing the form of materials. (Ord. 3905, 4-22-85) (S) 1. SETBACK: The minimum required distance between the building footprint and the property line. 2. SETBACK AREA: The portion of a lot or site between the building footprint and the lot line within which no building or other structure or portion thereof may be erected above grade level, except as provided in this Code. 3. SIDE YARD: An open unoccupied space of the same lot with a building between the side wall line of the building and the side of the same lot. 4:SINGLE-FAMILY DWELLING:A building arranged or designed to be occupied bynot more than one family. 5. SMALL FARM ANIMALS: Small farm animals include anirfials such as rabbits, mink,ducks, geese, swans, chickens, and other similar-sized mammals and fowl. 6. SPECIFIED ANATOMICAL AREAS (Adult Motion Picture Theaters): (a) Less than completely and opaquely covered human genitals, pubic region, buttock and female breast below a point immediately above the top of the areola; and (b) Human male genitals in a discernible turgid state, even if completely and opaquely covered. . 7. SPECIFIED SEXUAL ACTIVITIES (Adult Motion Picture Theaters): (a) Human genitals in a state of sexual stimulation or arousal; (b) Acts of human masturbation, sexual intercourse or sodomy; I (c) Fondling or other erotic touching of human genitals, pubic region,. buttock or female breast. 985 PLANNING DIVISION Cny DRENT0N H.R.WACKER&ASSOC.INC. NovENO Real Estate Appraisers and Consultants /,� 8 U 19 8 �rj 1,5 0 Rn August 5, 1988 Jeffrey Wright J. Wright Development Co. 1111 Third Avenue, Suite 700 Seattle, WA 98101 Dear Sir: As you may know, the need for elderly housing facilities is increasing as the United States population ages. Nationally, the elderly population is growing more rapidly than the overall popu- lation. Between 1970 and 1980 the total United States population increased by 10%, while the elderly population grew by 27%. In 1980, 25.7 million people in the United States were 65 years of age or older. The number of people in this age bracket has been projected to reach 28.5 million by the year 1985 and 34. 9 million by the year 2000. The 1985 projected population referenced above represents approximately 12% of the U.S. population, or about one in every eight Americans. In addition, we have also found that the older population itself is aging. In 1985 the 65+ to 74 age group was nearly eight times larger than that in 1900, while the 75 to 84 group was eleven times larger and the 85+ was 22 times larger. In 1985, persons reaching age 65 had an average life expectancy of an additional 16.8 years. Approximately 2 .1 million persons cele- brated their 65th birthday in 1985, while in the same year approx- imately 1.5 million persons 65 or older died, resulting in a net increase of over 560, 000. In the State of Washington, the 1984 and 1985 projected popu- lation totals for the 65+ age group represented 492, 000 and 505, 000, respectively. These totals represent approximately an 11. 3% increase over the 1980 census level. Enclosed is Figure 1 which demonstrates the population growth. of the total population for the 65+ and 75+ age groups in King County. These estimates/projections are provided by the Washington Office of Financial Management Publication. Below each year's estimate are the indicated percent changes since the 1980 census. Note the larger percentage change in the elderly groups. The second part of Figure 1 depicts the growth of the 65+ and 75+ population groups within the primary market area defined as the Renton environs. Below each yearly figure is the calculated percentage change since the 1980 census. The primary market area is defined as that area from which it is believed residents would migrate. 310 SW Fourth Avenue,Suite 1110 Portland,Oregon 97204 503/227-6431 Jeffrey Wright August 5, 1988 Page Two Data estimates/projections from 1980, 1988, and 1993 were provided by the census and National Planning Data Corp. (NPDC) . The yearly figures were our estimates based on interpolated growth. From this table we see the projected growth for this area, particularly in the 65+ and 75+ age groups. The median effective household buying income in the subject area is $34,396 per household for 1988. The median household income of those between ages 65 and 74 is estimated at $17,892, with those over 75 estimated at $12,255. Many retirement apart- ment management companies have found that a reasonable annual income level of residents in the "for profit" rental retirement apartment complexes generally starts around $15,000. This is based on an estimation that a person can generally spend between 70% and 80% of their income for shelter, food, and transportation. For the 'subject the majority of studio units are projected to be between $900 and $1,000 per month. Therefore, it is assumed that the minimum income level for a resident to afford the subject facility is approximately $15,000. While marketing of the studio units will be directed toward this lower income group, the larger units will be, marketable to those with higher income levels. Figure 2 illustrates the growing numbers in this group who are age 65+ and have annual incomes of $15, 000 or more. In making a comparison to the subject we have surveyed the market for housing facilities that are not government subsidized, church subsidized, buy-in/endowment plans or nonprofit organiza- tions. This exclusion is primarily due to the following reasons: 1) ;, Government subsidized developments place restric- tions on eligible income levels and people that qualify for this type housing would be unable to afford "for profit" rental developments. 2) The church subsidized developments, in many in- stances, promote church affiliation which could be construed to indicate an exclusive tendency. The subsidized nature may also place income restrictions similar to government sub- sidized facilities. Therefore, because these complexes appeal strongly to the church constituency, are in many instances subsidized and generally full with lengthy waiting lists, their direct comparability with a rental retirement facility could be construed as being minimal. Jeffrey Wright;, August 5, 1988. Page Three 3) The buy-in/endowment fee plan generally requires a substantial down payment as well as monthly maintenance fees, which in some instances may come close to rates found in "for profit" rental facilities. In many instances, these complexes also offer a continuing care concept which makes provision for elderly housing ranging from independent living through nursing care. If the facility does not offer continuing care, we have found in several markets throughout the United States that their performance is poor in comparison to the rental facilities when the two concepts are being marketed at the same time. This poor performance is primarily the result of the high down payment generally required, which in many instances excludes many residents. This concept can also be likened to comparing a life estate in a multifamily development to a rental apartment complex. Under this scenario the comparability would be impaired considerably. 4) ; In surveying many nonprofit facilities across the country, it has been found that the newly constructed com- plexes compare somewhat favorably with the "for profit" rental retirement apartment facilities. However, as these complexes age the less comparable they become, due in part to the lack of refurbishment and upgrades which are an ongoing process in a "for profit" rental retirement apartment com- plex. However, it should be recognized that complexes which are a few years old generally remain full with long waiting lists and, in most instances, compete more closely with the subsidized facilities than the "for profit" rental complexes because of their lower rates. In a survey of the market area, we have found there are seven facilities which are considered to be competing with the proposed subject. In these seven facilities there are a total of 942 existing rental units. In estimating demand for retirement apartment developments, penetration levels in other areas of the county, have been examined. According to statistical data compiled by such firms as Laventhol and Horwath, Health Central Enterprises, and our firm of H. R. Wacker and Associates, a national penetration level ranging from 8% to 12% of the income qualified ($15, 000/year plus) elderly (65+) is indicated. In support of this range, our firm has conducted studies in the Portland, Oregon and Spokane, Washington areas, having found penetration levels in these two cities approximating 9%. In the subject's area current penetration rates Jeffrey Wright August 5, 1988 . Page Four for 1988 are in the mid range at 10.9% (please refer to Figure 2 following this section) . In comparison, by the year 1990 the penetration rates (inclusive of the subject) are lower than the existing rates. Cognizant of the increasing population and the anticipated opening of the subject in 1989, the following chart denotes that with the addition of the subject a reasonable penetration rate will continue to be realized. It is concluded through the data presented above, that there appears to be a continuing need for elderly housing facilities in the primary market area of the proposed subject, and that the economic base., is strong enough to support a facility of this type. Respectfully submitted, H. R. WACKER & ASSOCIATES, INC. Mark D. Rauchenstein C. /*Inzge-- Steven C. Bottemiller Figure 1, Population Projections and Change 1980 1988 1989 1990 1991 1992 1993 KING COUNTY Total Population 1,269,684 1,391,532 1,406,778 1,423,529 1,440,143 1,457,848 1,475,504 % Change since 1980 -- 9.6 10.8 12.1 13.5 14.8 16.2 65+ Population 129,414 161,442 165,115 168,770 171,787 174,247 176,680 X Change since 1980 -- 24.7 27.6 30.4 32.7 34.6 36.5 75+ Population 52,367 68,742 71,101 73,566 75,720 77,747 79,903 % Change since 1980 -- 31.3 35.8 40.5 44.6 48.5 52.6 PRIMARY MARKET AREA Total Population 275,139 319,044 324,147 329,333 334,600 339,950 345,387 % of Change since 1980 -- 16.0 17.8 19.7 21.6 23.6 25.5 65+ Population 17,633 28,402 29,856 31,384 32,991 34,680 36,449 X of Change since 1980 -- 61.1 69.3 78.0 87.1 96.7 106.7 75+ Population 6,567 8,803 9,478 10,206 10,990 11,833 12,739 X of Change since 1980 -- 34.0 44.3 55.4 67.4 80.2 94.0 Figure 2, Population and Penetration Table 1980 1988 1989 1990 1991 1992 1993 Total Population 275,139 319,044 324,147 329,333 334,600 339,956 345,387 65+ Population 17,633 28,402 29,856 31,384 32,991 34,680 36,449 Income Qualified -- 8,629 9,329 10,087 10,905 11,791 12,748 Penetration of Existing Units* - . 10.9% . 10.1% 9.3% 8.6% 8.0% 7.4% Penetration With Subject (1,042 Units) -- 12.1% 11.2% 10.4% 9.6% 8.9% 8.2% *In 1988 the existing units totaled 942 NERRY ' •Yue... �' .0 J. t o • �- ESLER®� O Y C` < r �eattle� ►� LACEY V. , 1., ■, lwntom „z N tt Bey �`��•;• MURRDW . — S 1� es o " ~ 90 Beaux "►. in j �►. i E.`P,TH • SE 2.r u11 �' 7y� BRIDGE • A p�+ p24TH 37. ST. ST. tt .37 • l� GA`• �Prn 's `� �E • a. Mercer - ♦y• x 90t; Monohan ;i y Lk. < . iR � �® 163 \I land.o . f:: �..;, 4 mma fish ti` =.a �'" ! . • . ♦ 10TN S7. ?„f, NEWrOgr $ < C4• p F. V t �� eg vtl • i a'1111\ S.wud i )))t.a,t,i�E2Sl ale < . \S.mm.misI '< • aENFSEE Park Newp . • ,� Newpo Fg11kMre lts t t t x a Lak. ms4Tt L� `,•• :k $hOf ! •', }k Heights a. •" SI•l\PUA s•. 4- ,aT. sA(k 10` f ones r Haielwoo+ 1 ' 'sir-� ' � .•ft,�.rr �r.5,.* �bT.� GRANAAt•'©�<v s 4 rye �`. ,r - 6STH,`'ti4 90 b w°.. 4 $ tt c 5 . Spokan ST. May Pi ;.' .N stle' , To • DEN< ��' Cre:, (i3. ON goer._ �• 1 �. !•♦ Bo R4 NEWCAS7LE\l (.•^• �II , �, .�� WW , ti : i Inagua �Ve • ��tl� • yr •, ••t..,,.�,.. COAtPiE(o,E' ti: ;t,:' ( • • 111 ill 154 Cig S SW. ; �et♦j \ ''.1y >�.\ • r,.�,,. 7. .`1`J `_' or`'r• •►� .•e) ' taTH • r fir\` Bryn Mawr .\ �\} .. it ? t $ • e •COalfld' % F ca t 3 isk. .s_ cit•Tiis SWcrio win. nk i „,tAr \S . <tiTrH • ST. �< YL •�1\ f:w. Z• �b� / '.1, 0' rSn QI. j � ��#,a��.fJJ SE. 1,, ST• i > < S. 135TH b p0 Z1$U• / r�+-.�� Renton .. e N r .i_ > �� R0,` ' i 3r ) a, i Lake •(I \/ �____ (,' / ; ' �• n,zNO S T. ST. 't. 2 • iU • < l�rhleen \f r N • La4e Burieq � • ' ' it l' O k•15 ND• ETA (y'h T� 1'` A Map1ew00d • • ear JONES RO U McDonald air 0 J p$unnYdaje . e: ''' ■( Tukwi: p, 1 l t< k. cam u i o t, ,'' t .a� ri. u 1-•••, " Rea • j i ul a: v! W ` Cedar Po E ,!ilk� ti S' S nbtii •# r51 t7b T,, PET ROVITSKY .' •,< '•Mc;nla10 EONR t + y PG /`)_Lake i c W 1 r • h�1 6T:;'. e • •1i, UAP `•t RO ,, FUnire < l ,b.i". , :p : NCW, d11.-0 ha 4`•'�6/3au LA: • .,, ♦ o- , ('.�l z LX. V xmandy.i•';!i0 s , tl ir ap t. tebTH :T.� Culls 'i Spring Park , _ ie' .' ► « Lake Cedar F,4 .0 l+6 15 ti`. +b iA antherzilill r° �rove F La •• to jt {{ �. `•' i r> , Youngs n t , Mli • \• '+ / •� ipt , 'l r3<�t21YT}I `�'� ST ♦ SE. 2obTH w IPpy '1 , C.149 ;,f H - SE. 22,TN 9T. \USLaAe r "Fl •Maple 34.1 Des Moines ;.: 4 ',,,i,...',;• ' ', Pr',, tr o o. �o Valley < 'c . n.DE 25�`„ •i I. a u C 1 st Beach 148 �► • i W ,SE 232ND Sr. I' Y obhion ph., L:.cv.. K t t.. E. 240TH I N SE. �1' 240TH F • 1 t ,. I v t Cbrk Lk.; a� ♦ `� i = p ., . �}• Wilderness 3 Salswuu C 4 • Te ', y r Lake\ Seats Park ' ir • �� 66. 256TH I ST. ? 4 Lake w overty Bay °T' `I Lak. !i >_ N q� +,' •Meridian Laverne 4,Fsnwick <'( >> N� �0 6tWo� N Heights Pipe Lake, :Cherotee Bay } • Woodmont Beach:. / s. 2i2No sr. ... Park • ',�Star Lake ff 6 `-a W \ Lake z w. •e ® ` r Redondo 51.t..441 • <\Meridian �� • • a T ► 2a,TH I 7a6TH ST. j Thomas "`', 8T. • 1' Buonna• a,` ® t . 4 Berrydale - laide ..r C > < S. aOeTH Si. rn • { 1 tom` r- a�� 87. Lake `" i (� � ' C\a+ • '\\DoUo/i (� / - _ vvv 209 a17TN Si. � � t:., � •,SE. N2TN 67. 4 _ _�_ J 320TH< ♦ t SE. 320TH ST. Br �I ONO \ MOO 14.4 1M ,_. 143; Aubu a Onm PWM•:j �t.� CK O PRIMARY. , MARKET . AREA COMPETING FACILITIES r-- NUMBER OF OCCUPANTS/SUITES OCCUPIED • MANAGED BY HOLIDAY RETIREMENT CORP. As of 04-13-88 RETIREMENT YEAR SUITES NUMBER AVERAGE RESIDENCE OPENED OCCUPIED OCCUPANTS PER STE CALIFORNIA Bri_dgecreek, West Covina 1986 107 119 1 .11 Hilltop, Redding 1985 93 100 1 . 08 Holiday Gardens, Fresno 1977 77 80 1 . 04 Magnolia , Riverside 1985 93 99 1 . 06 Oakmont , Chico 1985 87 98 1 .13 Redwood , Napa 1985 92 103 1 .12 Standiford Place , Modesto 1987 88 95 1 . 08 COLORADO Ft Collins , Ft Collins 1987 62 66 1 . 06 Greeley Place , Greeley 1986 78 86 1 .10 Longmont Regent , Longmont 1986 74 86 1 .16 Pueblo Regent , Pueblo 1985 73 81 1 .11 GEORGIA Regency House , Atlanta 1987 100 115 1 . 15 IDAHO Chateau de ' Boise , Boise 1984 86 . 95 1 .10 OREGON Eugene Camlu , Eugene 1972 ' 58 59 1 .02 Garden Valley , Roseburg 1984 89 97 . 1 .09 Madrona Hills , Salem 1980 103 114 1 . 11 Regent , Corvallis . 1981 72 78 1 .08 Royal Mark, Milwaukee 1980 74 81 1 .09 Royal Oak, Medford 1984 84 95 1 .1 3 Solvang , Eugene 1982 99 111 1 .12 TEXAS Arlington Plaza , Arlington 1987 47 49 1 . 04 Clairmont , Amarillo 1985 90 97 1 . 08 UTAH _ Harrison House , Ogden 1985 84 91 1 .08 WASHINGTON Capital Place , Olympia 1986 89 103 1 .16 Harvard Park, Spokane 1985 105 116 1 .10 ' Parkway Chateau , Bellingham 1985 107 124 1 .16 AVERAGE NUMBER OF OCCUPANTS PER OCCUPIED SUITE 1 .10 backup (4) :a/mft "o \ �,ycl y R7 p7 �r ve °,17Ae. 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'46'-'-''.-- '' ..::::5;::::::::::::::::-*:::::::::::::::-::::::::::::':••••:*:::::::::::::W.::••::::::::::::::::::2:::::::t•:4•X'75!:!:X' :::-.•'::::::::':::*:' ;: -6" ,- . .,p44-ze0.6,-6. 6,6•-5.-;•5•,'.t',5:..,'.,A.4,:*%5,X-,;'„ 45i:*'... ," ^.. ; ' '' '-• '''''''" ::-.`‘ -2"'•'s ' :::-:::-..:.:::,;,::.:::::.:::::::::•:::::::::::•::':::'::::::;::5:::-:':::::::::::•:':.':':::•::::::::":*:*::::::::•;::::::::::;;;:::::;::::::•;:f.::::•:f.:::5;;:: :; : •••• 6'.; s'..t-r.4.:t.74-. 5, '5,.....65 ' 5';:` •:::,••'6,5,'.'1,6,..x-toe-5„:5.,,,r•, ,"?. ---•';' '; •:: - ....::::::::::::::i::::;K:::::::::::*.::::::::::::::,.......f.....:::::::::::::•::::.......:„...,...,..........,.....:.:.:;:...,..„...:...,,:.,:,,.........., :, . ' 4 ' •:.:.:...:.:.:.:...:%:.:4:..":4:.:.:4•••••••:....:....:.:-:.:....:.:.:':':':.•:::••••:,;••••:••5:::;::•:::i:5:4515•2;.;N:5....5:5.5 5_,.6 5 3. Development on slopes should be parallel with natural contours. M. SOILS OBJECTIVE: Development should be harmonious with the soils. POLICIES: 1. Prime agricultural soils should be preserved. ,i111012. Structures should be built only on soils with adequateload-bearing capacity including structural design';adequate,;to accommodate - existing soil conditions.::," • .• " ` . - :'.., - • IL ECONOMIC GOAL: TO PROMOTE A SOUND, DIVERSIFIED'ECONOMIC BASE. — A. FISCAL BALANCE OBJECTIVE: Activities that provide a favorable 'fiscal:T balance between municipal costs and revenue should be encouraged. • POLICIES: • -� 1. Activities must minimize pollution, thereby- protecting the-public`. ` • v interest, welfare, health and safety, and the City's image.,, , • : _�!j' ii.• -.Y':i". it ,',{' - _ :./L.•`. _ 2. Activities should not overextend public facilities or services:. J' .:�e der:: •. 0 S.... ,.... • :�:� - 3 - Activities i,,with-'-'a'-ifavorable ratio. `� • '- 1,',,of'.:cost of,.:publicu'services to::h,r - potential re•venues shou• ld be encouraged. . - _ 4. The City '� :�.a . ._,:: 4 � • �'"-- ' . y establish a taxing and utilitY:rate policy that is . attractive and competitive. ; B. EMPLOYMENT OBJECTIVE: Activities that:,provide for, a, stable Work ;, - force'should'be encouraged. ` '; ,; `' POLICIES: ' i1 '-„ii.r l.. • Y: •^1. t ae J r�. p :"�'' I.` ' -'Diversiification of industry.should be encouraged. ``; 2. A wide range of employment opportunities should be provided.. '. o - 3. Balanced industrial and commercial growth should be encouraged.. ' 7- •• - III. Ipligimmt TO PROMOTE AESTHETIC AND FUNCTIONAL - OVIDE A PROPER BALANCE ...OF RESIDENTIAL, , _ - COMMERCIAL AND INDUSTRIAL AREAS. • '' --" . ' -• ', r ),...,-,..,--a- ...,,, 4 ..., .: - - ,t. rtr�..ts7t„ -,"s•`+7 -`{%, t J i'•f- - , , -,„, . •c. �t •r' ib :r tt - x 4`,, `-x •' :sue" ri'' :. Y":. ,t. f_-,.: 1'S. !u. `•"r�" f _ .'r :,.'. .dam' fiA r Wit. b. -try` - ' _ N• ` - - ''r• is :1 . �,'. 'f� . qa ..f It C.i Y tF • T' f .<. .. ,.:`-;K .,...- z=...'"r.:. ,. � ..•,... . + ,.+ r,t-: �T.::.r.9�..t.:.a..-..�.•3S.•";f;i;�:)r�f.+{.". . .... :•i..w "•f„-,jri:,. .. ,•,ti°�:.«+'. ,,, � ��rr:,i.�"Y+ r x .. tr,A., (12) POLICIES: 1. To minimize the necessity for redevelopment, premature development should only be allowed where it can be shown to be compatible with future uses in the vicinity. 2• Development beyond the nvQf,:,,i ,: t? 'should only be allowed where it is a consistent extensio o uruan services. 5Vi T-4:fe.k,..'xj`4 'riV .3 Y +!'`it �i 5,, of C ji.'ii ',:it LNClt:i f ;):T..•-tt4`{.H%' gr yy ` 4Y `{ j ry µ r' f y(�y ' f7,}r Yrl Y:ill.hl,r f\v: �Et t4,1%,v ,i,3:!: - a 4_J:'_. l• Y.�I�.1F7�['lrl} y�1Y � �Vf'}i41$�4,L.LY� lI`l.i�J..r:�.� Fy _.... 5. A balance of residential, commercial, and industrial areas should be achieved. 6. The upgrading and/or redevelopment of marginal areas should be encouraged. ` 7. The City should identify its sphere of influence. j 8. Annexations should have logical boundaries.. '. • 9. To reduce processing time and effort and providefor-efficient use of existing public facilities, large annexations should_be encouraged. 10. Annexations that are economically advantageous should be encouraged. :. -^ „ , ` 11. Development requirements should be definite and reasonable. B. DISTRICTS OBJECTIVE: Districts.should be identified and their integrity preserved. POLICIES• • 1. Districts should have an efficient` and functional 'relationship between various land uses. ; ; • {.0 2. Declining areas should be rehabilitated. 3. Boundaries of districts should be buffered by uses compatible with each district. , „ . , -.",_ as 4. ;•a:ti.,-.'_1..,,_? ;•r.).e.-."1 s should be convedesigned to berted from one ucompatiblese to another with soon as -�ssi• e, with new uses • existing uses of the district. r 5. Districts should project54a rfavorablerimage; ' r,„....v:+`' ;• 6. Each district should be encouraged to have its own identity. . . 8 (13) 1 7. A landscape theme for each district should be encouraged. • 8. Development should be harmonious both in intensity and architectural design within a district. C ` ° 1 t Landscaping should be used for buffering, '' ess attractive activities, and minimizing detrimental impact between uses. POLICIES: 1. Landscaping which enhances the primary design`should''be-placed 1 around all structures, in the interior of parking lots. and along the 1 periphery of the site. _ 2. Refuse and/or other ' unsightly areas should be .screened' and b landscaped. • 3. Landscaping which is suitable for screening and buffering should be provided between use areas. 4. Transportation corridors and facilities should be landscaped. 5. To provide continuity adjacent' 'owners:'should be encouraged to:: landscape and maintain planting'.strips�and=portions of unimproved public rights-of- : _ . . . ,. way. _ : �:;�- '� �:'`� ;�,;;rt • _- . 6. Areas with a'`comrmon` ;h:; , j '.;,, :•desi` .; ,;,°r: s�;.:i g t eme`or.; gn should- be;encourage0,tc 7, adoptplandscape theme:; - . r::.,,�� , .a� _ _- � . - :�=�z,. t-,. _ _�.��. .. . 7. All developed property should be appropriately landscaped. D. LANDSCAPING DESIGN AND MAINTENANCE--OBJECTIVES Landscaping - ,- I should be designed and maintained to produce a desirable effect;`and;:to' promote safety. ;,.e%,•., `,`.-. -.._...rnr' q. - ;.'ti,i;'ai-. ��.......................`_,,c..:.ys4_:-'.,r. ,,,,, _,;,•_.`.r' ...:rir:._ :y,': i:r';.`.• - _POLICIES.,. :::?`-' 1:''.:-. ,: �:�, : $0 ,-: ' ::4 =r: '. -!:.::,:,1,`,.:' .; '-: :: ,...:�.::;-., . �� - air{:T'-i`�fsai'^S%':: ..,t 1. Use of qualified designers should be encouraged. <' ' . _ r I 2. ' Materials and designs should reflect the function. scale, and type of area being landscaped. . - , 3. An adequate irrigation system should be installed where appropriate. 1 4. Plant materials should be selected to promote safety and minimize interference with utilities and traffic. 5. Community participation should be encouraged to . promote landscaping on public and private land. - -' � µ , - 6. ` ' I �Desirableneturalvegetations ouldbe 7ncorpo}ra ted,..into'.thedesign...:- _ where`aopriate' _ " ' :`: ,4 ;4:,;,::r::,,;pp r k . - tic i:r , . ,f. 'fr n5t", t, ..;`.„ :�}?I`:.:.,1f ,•TAT: mil ' ' 'i � - �,.d'��.i fdr' /rt,•- - r•.T'• . •1 - "tY'. { S: SJ. p • / (14) 7. Low maintenance landscaping should be encouraged. 8. All landscaping should be well maintained. 9. Landscaping that will improve wildlife habitats should be encouraged. 10. Landscaping should be compatible with significant natural conditions. E. • J1 ^, t,ns should be compatible with the site and . •h' • -ma-. POLICIES: E1. , Signs should be compatible with the scale and architectural style of development. . - 4 2. Landscaping should be installed around signs where appropriate. 1 3. Traffic hazards should be minimized by proper location and design of signs. 4. Visibility of other signs and/or, scenic •areas should not be - obstructed. -= >,,:: 5.: t I TO ENCOURAGE .'SUITABLE .HOUSING AND" LIVING : ; ' A. NEIGHBORHOODS OBJECTIVE: Sound viable neighborhoods r should -be created and/or maintained; and declining neighborhoods should be revitalized. ::,. ;+' POLICIES: , r, 1. 2. . All residents should have an equal opportunity to obtain sound housing. - 3. Views should be maintained or enhanced. • 4. Incompatible uses should be gradually eliminated. ' 5. Group homes and publicly assisted housing should be dispersed throughout the City. 6. A balance should be sought or maintained between housing and the • available access, utilities, and community facilities. aI. 7. F s.. _ ¢. r.:u S I' _ La , 1 f �v y�R r yS i s _ fit+ .F.ti'." �. r: I- Fh•vj `1' f i' ��f. v3'Yv' ,1 ,2 �r� :t �:� Yam,..rrt i."-r':,7 vf., J .7;• 4. F 1-7 7 :h M ryw`i'ti`: y.i _ G. t ,'Y''�'Y .I' 't az^^+ y .r- 1`''`4 sir:' !'-%,�y 4r. �.ti- �1L�'. k'fu {.,`•, "r'', - - :P 'r' `f+r':"- ,'fir.te;',�. , 'r � ..y• T ._, �..,.• _. ,., �ti;- ti .._ : '�t'�;�i'�;;i:`�'.,...:1 .�sr."K`;.:-.' .,.- ..•. r ''z? +..,.,-.. .. .7:..� .. ....,,,`'73�:.;:;',;' •a;4'?,. ... ..... .... ...... �s+-},„• i % • (15) 8. Adequate access for emergency and service equipment should be required. 1 9. Housing alternatives should encourage a variety of choice in architectural design, physical location. building arrangement. and ownership patterns. I B. HOUSING QUALITY OBJECTIVE: Only well designed, constructed, and maintained dwellings should be allowed. iPOLICIES: 1. Substandard dwellings should be rehabilitated or removed. 2. Design and materials that minimize energy consumption should be encouraged. I3. Dwellings should be designed to take advantage of views, site character. and other amenities. I C. ' ' ` t% KLA°Ari'+�ri `rV, +�,kl y he density and location of dwellings an. mobile homes s ou . a" e into consideration natural features, the character of the area, community facilities. utilities, and transportation 1 .. facilities. • . • - . POLICIES:..'; . _ r- ' ;;'_ -, ~ •� - �` � y, •'°' 1. 1 2. All dwellings and mobile homes should have a full complement of urban utilities, access, and community facilities. I 3. , _ r. _, ',I..Y^r• J O'. 1 ,/.. 4,c'�,.. , :`t'i-, fz'f-'' - - L. . ` /4.a c ::!+ a )� w ,[file ,,j ztnl_ � "3�t.r:';17 kt- ., �, 4 ' r. S„,' _ C11,,. :. -c,_ iv;' ;1. 7•T"t,4,.'ir1. Ati.t ;rC ,f� '-;.1;i :. •r_aj.r..,'j"4:1{t- .1..1 J rLr,' / . . .. 5. fy I . : " , I/ / . 6. To provide for efficiency of access. utilities. and open space. areas of high residential density should be geographically concentrated and not spread indiscriminately. 7. The design of multiple family dwelling sites and mobile home parks should achieve.the same.basic amenities within the development as ' - ' generally, available to sin le famil 4, •.. -- =`f 4 x 9 ..., Y dwellin s 'lx: " . 4 :r ;. .; 0.'i'. �1-1:-', .Y--�:.. r •.,N .O.':`N.'e"• T t ' t, . , . - .... e. .._ - /. ,: . .. _ _. .. .._ ... Y'r-. 3 as .;_.t ,.. . , , , �t rlti,. ra: . -, ) ` i",. u Y-' - .' L ._1,.'t' h. :�."4 i _. a i4 :�..s, _i � _ 'D.. w _ ' -' . - ,, j .'-. ...}, .,"•^ At, ., , r .` ' Northeast Plan, , '�, III ; :' . 2. A. INTRODUCTION . The Northeast Quadrant Comprehensive Plan provides a policy framework ji . for growth and development for those areas of Renton north of the Cedar River and east of the I-405 Freeway and Lake Washington. Although the;; Land Use Element map illustrates the ultimate pattern of development, ' actual development of property will occur over,. the next..20 to.50.years. Not all areas designated for urban uses in-the Land Use Element will be - appropriate for development"within'the 1990 time-frame of the Plan. As a 1111 result, the discussion of issues such.'as utilities,; transportation and.other: . services are only adequate for'projected,',development; through the' year 1990. • - . • . ' i , The'proposed,Northeast Quadrant Plan covers,nearly 1'1,700 acres, with the projected development of 4,590 households,'.providing for, 'a population' + ; 'increase of about 12,750 persons between 1978 and 1990.' The following . figures illustrate some of,the changes expected•by 1990: .01 , ' NORTHEAST PLANNING AREA ' ' 1,978 . Single'Family'_Households'` ;1. '8,680' •r ... . • '' ,' Multiiple`Family'•Households ., ' 2,14 �` , ' .'' ,, ',Total'Population 0-� ' ' ' • . ,• 1990 ,,. , Single Family Households' ,.• . • J Multi • 1 i"41'0.. ..; ,r' ple Family'Households . , . ., „ 4,0 - - :,- . Estimated Population50 _ � • • ,r, ;. .�'43,050 It ,- • Full development(After the year 2000) . ' Single.Family Households i'` 35',000 °��� """' i. . �, Multiple Family Households' ' r' „ ' is,000:--.`', }�"° Estimated,Population 110;0 { ' ' ;:,;The Currentlyavailabletransportation public.service, utility•'and systems': ' -:�:; ' -, are'not;capable of accommodating full development'Of.the planning ''area: ;Further,. unknown or -unforeseen „ dimensions ;of,' policy;' 'energy, '` environmental and other considerations;will'affect.future decisions'on land f, use within the planning area. . Therefore, the Plan,Elements which'address, . the infrastructure for accommodating physical deVelopment'illustrate'only r ; . those facilities which "will, be required' to support `1990;population levels., However, the location of specific. developments is difficult .to an`ticipate,,,-' . .,,.;1` I so the infrastructure plans will, in. most,.:cases, ,provide, service, to, a . • , , population base which would;net exist before the,mid-1990's:' ' ' , II ,. , _. ., 'a I d: I .;i,y. •}"ry,Ytrf''o=r ,�� :i r::::r. Jy^ �• ' ' ' •, ., ti ; + .a xt +�'. 1.,� 'r4' ; y�}y�� 'R. : xp'" `°""Yyr,r.' .` .'' ik ',, •, , , , , ' u , , , .,. ' • • ",, , „ - , , , ' ,. , Northeast Plan 5: • „ (57) 10 b. Provide for a broad range of .,commercial, professional and administrative offices in' a • "park-like" or "campus" setting. ' .' ,,,,• • • :', • „" . • • • P c. Provide for a high degree of architectural = compatibility with the site including major li setbacks from public streets and adjacent uses. , - d. Provide for up to 20% of the site to be retained in , .. 11 e. landscaped open space. Integrate significant natural elements contained on ' • the site Into the overall design. • : • , „ • • , ii f. ' Provide for accessory retail uses consistent with an , ii , . • ' office setting • ,- - , ,:•.' , ' ,, • ' ', . , , . (6) Approximately 60 : acres, of office 'park ' should' be • . accommodated along N.E. 4th generally between Union and ', • . , • , Duvall in accordance with Land Use Policy 1/4 above. (7) Where appropriate design ' can be r, developed, ' mixed , ,, , ,„ ' ,. - ,',, -, .: ., ;,• residential and business uses should be accommodated in,. '-• ''.: '' • „ '',' ''' - 'conimercial land use designations : , ',,.' • , , .....,`;',.,:„f,.., . ,0,,,...=i , „ -: ., . . • . , , l • (8) . . Upon implementation of the community''shopping center . .0 , . . , • ' `, 'E allowed by Commercial Development PolicY1t6, the land ' • , ,uses adjoining •., the, commercial and ,- office - land, use • • . . . . , . , ''',, , , - • .' designations should be ,re-evaluated in light of location of . . 111 • , the community shopping center.: .- ' ,,, . , .'' I ` ,•, = j , , • 4 • COMMERCIAL DEVELOPMENT OBJECTIVE: , ,. • , , , , . . The Land ' Use Plan should provide' for sufficient retail services to , • . -'accommodate the projected residential Population. , ; , .., ' , , . • -, ' . POLICIES. =44 " ' , ' ' • . (1) :: -. Commercial uses developed along N.E.-4th'Street and along ii Sunset Boulevard N.E.' .should be oriented within shopping centers or other sizeable complexes. , ,' .,, , • , - . , , ,Till . „, . • (2) Strip commercial development should only be allowed When: ' , ' • , , • , . no other design alternative is available. , . i (3) Commercial development should be designed to 'Unlit the ' • number of access points to arterial streets:, , • ,, ., - , . ,• ,. • , . (4) Commercial development along major arterials should be ) " ' . ., • designed with private 'perimeter access 'roadways which concentrate arterial street access at a„rn1nimum number of ., . ., . • . , . , , , , . points ,, ' - , . - , ,.- ,, , ' ,, -4,,.0,,,,6,,,-;,-p,•.',. ''. -'',),N,,,L4141,44x,,t-‘, Northeast Plan (SO) ..:c1 r t,n :� r G 1i •` scale The Land Use Plan recognizes that one is justified - the (6) in center (20± retail shopping N.E. 4th within the anticipated market for the area along city limits during the life of the plan. Sufficient area is designated at N.E. 4th Street and Union Avenue N.E. to provide for community shopping facilities at the northwest.. northeast.`;, and southeast comerswll;, Only one of these:'� • , available at the " northeast corner of N.E. 4th andcenter., - corners, should be developed as a retainsh shopping the' . Uponimplementation hensive Plan should be evaluated for, appropriate Comprehensiv corners. 'use c . of the.remaining : (T) Retail commercial facilities at S.E. 128th Street and 164th Avenue, S.E. should be sufficiePlateau to �without residenre4u ringof the • �,>�,' � � ''�unincorporated East Renton of.Renton.� � ' , retail trips to be extended into the City •Highway Y (8)= Retail commercial located immediatelses along the y a st e 'Valley the Cedar - - � � : ,• should be generally development easterly and not extended in strip '. . . , , _ River Park ., . . , ,, along the Highway. .COMMUNITY•FACIL171ES OBJECTIVE: o accommodate the. level'.-of facilities should be sufficient ,to ,, Community. plan. . ' :, -' . .. ,L,,: ; population anticipated in the. POL'_IC:_ the ghlands Fire Station d.` roperty. 'Hi Sunset., -� To•protect life an „P vicinity of of (1) ,. _ 'be- moved ' easterly5; =toy.;the a new fire-' should. and Union' Avenue: :N.E., while t. statio ash should be developed in the'Kennydale area. i - .. .- . -. - . .` station should - , •,;. ,`. � .. . ark 'improvements should .focus. .on fulfilling -. � _ �. � � t2)` :°.Priority p ` � . , existing recreational needs. • , on (3) Neighborhood parks' -should Place ,a-...first priority Providing for active recreational, activities, with resource- based parks maintaining,a.lower..priority: • (4) The Comprehensive Park Plan should serve as the guide=to new park construction and design,, ; ' a 1y• 'i '. _ • 10 2. • , -, , Northeast Plan ' (59) 01 ,3!.iro,„:',!1,•,.!,•••-, :•:4.:.11-".•;i•a,rt...•-r44-_,...,,f,„,.,ki.,i••,,,• -,,, . The Northeast Quadrant Plan proposes an integrated transportation system, including private vehicles and pedestrian/bicycle facilities. POLICIES: 14 (1) The Northeast Quadrant Comprehensive Plan strongly endorses the need for a traffic study to thoroughly evaluate all of the transportation requirements to accommodate the proposed level of development. (2) .1;A or.9;;; .•;---,r,:,±„''„ ,•,...,,, r, .r.• ; ,• ,-:t j if.,: •• . ' .- ..4' •:,' • . ,. , , ..!•=,:-:,?-:‹Vt:e", ,. .'' ' ' ,''' ' ' 'V' • ' ' . —....-----= v , (3) Mass transit' opportunities, through, effective land use , design should be encouraged. . , (4) Park-and-ride and park-and-pool facilities should ' be ,,.., provided at strategic locations, with particular emphasis . upon facilities east of the current city limits to minimize , • , • '• , impacts,upomexisting City streets. :• . .. • - ... ... . , , • -'• ARTERIAL STREET IMPROVEMENT OBJECTIVE: , , - -, • _ . h To provide- for sufficient vehicular movement opportunities, the arterial • , street system should be expanded. • , ',,, ' :' ' / • ' - , , : , •. . - , . •• POLICIES: : - • :` ,• -, - , •• , p (1) • ' 138th, Avenue S.E. should be extended ,southerly in an 'alignment which will provide for connection to 140th Place • . S.E. connecting the East Renton Plateau and the SoOs ' Creek Plateau with a north/south arterial connection. - • , 1 ' _ • •, (2) Edmonds Avenue N.E. should be extended sOutherly from , N.E. 4th Street to the Maple Valley Highway. . , s (3) An arterial street extension should be extended westerly from the southerly terminus of Union Avenue S.E. to the ' , proposed southerly extension of Edmonds Avenue S.W. on an alignment at approximately,S.E. 3rd Street.' P , . . , - , , , ., ,,,-;,,, •!..,, , , „. , ..•(;,h,,,,•4•,4,•••A. '41 fr. •i,4i• V'•''''•• 4 4.`',^,,",-,,o, ,...A.pf.),,,,4. • • 4 -1'4'4'1'17, 'it '-, .. . — 0-, ''S4:‘c: 1-, ,0''' • ,i!*%1 r, -' 41 , ' ' '. , x<,-;,',. , '"_ ., 7 • 't• ,"S*1-,r 4••• ,• , '•• • ':c '',,,' Northeast Plan (60) analysis should be (4) An environmental and engineering of extending accomplished to determine the feasibility' tot connect with Edmonds Avenue N.E. across May 116th Avenue S.E. (5) Development along Duvall th enue N.E.secial (13zed th Avenue e Sand E.) should be designed with landscaping design to create a "boulevard" architectural effect. UTILITIES OBJECTIVE: the proposed level of growth. safe and healthful public = , To accommodate , utilities should be provided. ` POLICIES: (1) y l , (2) The Honey creek creek Sewer Interceptor should be constructed. . , Sanitary sewer interceptors should. be constructed in the :(3) Maplewood Creek Sewer Drainage Basin. utilities_should'. only be ,the life 'south of May Creek, and (q). During of the plan, City 142nd Avenue S.E. `sou. � � extended. to � • 116th Avenue S.E. north of May Creek. ��, (5) The May Creek Basin Plan for 'storm drainage should be - emented by the City in conjunction with other jurisdictions. ment proposals should be' conditioned 'n Plan.r modified,(6� Develop - Creek Basin to maintain compliance with the May :: set forth in :the:May Creek ' - _ ' (7)' Stream corridor guidelines. 'asBasin Plan, should be imp lamented ,during development „ �, -. review for all greenbelt streams in the Northeast Planning \ Aga. as designated as "greenbelt". should _be, -considered, . - (g) Are oses. critical areas for storm.drainage purp ' cr (9) Geographical areas upstream from critical storm drainage. areas should also be �considers areas. GRANT OF ACCESS EASEMENT TORLAND/J. WRIGHT DEVELOPMENT cL Microbiological° and Arthur N. and J. G. Torland, a ( "Torland" ) , is the owner of the real property . . located in Renton, Washington, and described in Exhibit A attached hereto and incorporated herein by this reference (the "Torland Property" ) . J. Wright Development Company, a Washington corpora- tion ( "JWD" ) , has an option to purchase and is in the process of developing the real property described in Exhibit B attached hereto and incorporated herein by this reference (the "JWD Property" ) . The Torland Property is adjacent to the JWD Property. Torland hereby conveys to JWD, its successors and assigns as a covenant running with the land a nonexclusive easement twenty (20) feet in width ( the "Easement Area" ) over and across the Torland Property to be located as mutually agreed upon by Torland and JWD for the purposes and subject to the conditions set forth below: 1. Purpose. The above-described easement shall be for the purpose of constructing an emergency access road from Sunset Boulevard to the JWD Property. It is the intent of this Access Easement to provide access for emergency vehicles and equipment only, to and from the JWD Property. 2. Commencement. The easement herein granted shall be deemed effective upon recording in the auditor' s files of King County, Washington. Recording shall occur as soon as possible subsequent to JWD' s purchase of the JWD Property. If such pur- chase fails to occur for any reason whatsoever, this grant of easement shall automatically terminate and be of no further force or effect, and all rights and obligations of the parties hereto shall likewise terminate thereupon. 3. Construction and Maintenance. JWD shall construct and maintain at its expense any improvements to the Easement Area in accordance with the following conditions: (a) JWD shall notify Torland prior to commencement of any construction activity in connection with access road improve- ments ; (b) The access road improvements shall be the minimum required by the local municipality; and (c) All debris from the clearing, grubbing, road con- struction and telephone line installation operations shall be removed from the Torland Property. PLANNING DIVISIM CITY OF RENTO 08/10/88 NOV 18 1988 Otvc 1 4. Damages. JWD shall pay for, indemnify, defend, and hold Torland harmless from all damages, costs, and claims incurred by Torland and that result from use of the Easement Area by JWD, its licensees and permitees. 5. Duration. The easement granted herein and the rights ' and obligations of the parties hereto shall run with the JWD Property. This easement shall be reviewed at the end of thirty (30)- years from the date this agreement is signed and shall continue or change in accordance with the need or requirement for emergency vehicle access to the JWD Property for subsequent thirty (30) year additional terms . 6. Successors and Assigns. The terms and provisions of this Grant of Access Easement shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto. DATED this 'g day of 7,2u J 4S , 1988. GRANTOR: P CROBIOLOGICALS, a • By Its -?"2 ii 7 AR HUR N. TORLAND • )A- ORL 4/ P (--i 1 G. AND GRANTEE: J. WRIGHT DEVELOPMENT COMPANY, a Washington corporati n By / 6/�-." I s / 08/10/88 -2- . Y• r • STAT NGTON ) uJ ) ss. COUNTY OF K-I-NG certifythat I know or ha - = _ tisfactory evidenc- - i•� i/r, ,/1- —e1 signed this inst • - t, o. stated that he was authorized to execute the u - - and acknowledged it as the of PML . .iologicals, to we he free and voluntary act of - party for the uses and purpos- mentioned in the in . ent. this,,' day of / , 1988. C1"i1'i H1.0. J.v'�'AGL` �Ei; ""'- t Notary Public in and fduthe Sta e of PUFUIC-OREGOti Was414-ngten, residing at My appointment expires: �/- _ � • STATE OF W- ^' 4N T^ ) /;v ) ss. —N COUNTY OF KG 1 ) I certify that I know or have satisfactory evidence that Arthur N. Torland and J.G. Torland, signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. DATED this,'this ,77 day of 7.b e4s74 , 1988. �''jJ,,��r•`'�J Notary Public in e thei • CYNTH!A J. VAGC UI`�ER ��n, residingtate�of NOTARY PUBL1C-OREGON 6)1,7,,� at �J��`'�� �O�'�j My Comrnissicn Expires My appointment expires: STATE OF WASHINGTON ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that Jeffrey J. Wright signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of J. Wright Development Company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED this day of , 1988. Notary Public in and for the State of Washington,. residing at My appointment expires: 08/10/88 -3- AWittrPV EXHIBIT A Torland' s Property The north 125 feet of the following:. Beginning at the southwest corner of the northeast quarter of the southwest quarter of the southeast quarter; thence north to the southerly margin of Sunset Highway; thence southeasterly along said highway margin 125.27 feet; thence south 03 degrees 09 ' 00" east to the south line SUB; thence westerly to the beginning less the portion for SR 900. Situate in King County, Washington. f EXHIBIT B JWD Property That portion of the east half of the northwest quarter of the southwest quarter of the southeast quarter of Section 4, Township 23 north, Range 5 east, lying south of P.S.H. No. 2. Less portion thereof conveyed to the State of Washington for SR 900 right-of-way. All situated in King County, Washington. • 5tb4'' Sli �� i-L 1. _ � CITY OF RENTON 1 SE 68"ST le 1 I NOV 1 8 1988 Cityof Renton 000000• _...E )0000.0 lv! ,000.00.0.0.0. COMPREHENSIVE lir4 , sue, � J PLAN `I'JpNN■ 1 I. ' CP INOTE: THE COMPREHENSIVE PLAN IS NOT A I ( -• --- — FINAL BLUEPRINT, BUT RATHER A GENERAL ' . 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'j ,./..-- --....., ,‘„,.• ...,..._ ,_ l r ( l 'o Sdt.`. 10;.' ,•, v i ♦9 i --• ''� •— ` 1 • � '1 .. t t11 ai)N I • • r, • IILLJJII 6 &Mtl1N3NJ13 • • .��- 1 • I 1. 1 1 7 ■Tye a r0F R.. 4, ECF: I 'C-) �% City of Renton LU: co- 0,9gT�O P ENVIRONMENTAL CHECKLIST SEPlE-�� Purpose of Checklist: The State. Environmental Policy Act (SEPA), chapter 43,21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for allproposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impacts. Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly) Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Renton Highlands Retirement Residence 2. Name of applicant: J. Wright Development Co. 3. Address and phone number of applicant and contact.person: Applicant: Jeffrey Wright, J. Wright Development Co. , 1111 Third Avenue, Suite 700, Seattle, Washington 98101 Contact: Jack L-yirch, 1001 N.E. Boat Street, -Seattle, Washington 9810-5 - -- ( 206) 632-8855 4. Date checklist prepared: 11-10-88 5. Agency requesting checklist: City of Renton Building Department 6. Proposed timing or schedule (including phasing, if applicable): 11-18-88 applications submitted .' 3=-30-89 City approval • 4-28-89 financing PLANNING DIVISION 6-30-89 building permit CITY OFRENTON 7-30-89 construction begins r) 1=-30-90 grand opening NOV 1 8 1988 7. Do you have any p?;.,. for future additions, expansions, ,,. further activity related to or connected with this proposal? if yes, explain. NO B. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. NONE 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. NONE 10. List any governmental approvals or permits that will be needed for your proposal, if known. Building, mechanical, plumbing, and electrical permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. 90, 000 square foot retirement facility with 108 suites with central cooking facilities and dining, maid services, van service and full line of social programs In addition, either an existing house at the .corner of Monroe and Sunset will be remodeled and incorporated into the site plan as an extension of the retirement center or two c .ar e,n Ls;tzi,t'es,rill be built on the same site for retirement living. The total number of suites is llo. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topography map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Southeast quadrant of intersection of Monroe Avenue NE and NE Sunset Boulevard • B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other flat with slight slope to northeast b. What is the steepest slope on the site (approximate percent slope)? 10% c. What general types of soils are found on the site (for example, caly, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Renton Soil arrents alderwood 0" to 27" gravelly sandy loam and glacial till d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO :j:- r a. - 2 - e. Describe the, rpose, type, and approximate qu ties of any filling or grading proposed. Indicate source of fill. No fill .- some grading for building and parking f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Very slight @ north end of site. Erosion control to be provided. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 20% building and 10% paving h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fences • 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction - odors and dust from earth-moving and construction equipment; after construction - auto- mobiles b. Are there any off-site sources of emission?, NO c. Proposed measures to reduce or control emissions or other impacts to air, if any: NONE 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. NONE 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount o fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NONE - 3 - \li 4) Will the pr2„� al require surface water withdra s or diversions? Give general description, purpose, and approximately quantities if known. NO 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. NO 6) Does the proposal involve any discharges of waste materials. to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and appaoximately quantities if known. NO • 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals . . .; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None; project will be connected to City sewer system c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. • Sources; Retirement residence building and paved driveway and parking areas; method of collection and disposal; catch basins and 8" lines to City storm sewer in Monroe and Sunset Boulevards 2) Could waste materials enter ground or surface waters? If so, generally describe. NO - 4 - f d. Proposed me - res to reduce or control surface, _end, and runoff water impacts, if any: During construction silt fences; permanent storm lines underground with lawn absorbtion areas of slopes • 4. Plants a. Check or circle types of vegetation found on the site: IX deciduous tree: alder, maple, aspen, other IX evergreen tree: fir, cedar, pine, other IX Shrubs CC grass o crop or grain o Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other o water plants: water lily, eel grass, milfoil, other o other types of vegetation b. What kind and amount of vegetation will be removed or altered? Area now is covered with brush and scrub. These will be removed with significant trees @ NW corner and south boundary . left in natural state. ._(font ' d on page 13) c. List threatened or endangered species known to be on or near the site. • NONE d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Entire site to be naturally landscaped and irrigated with trees, shrubs, lawns and existing clusters of trees and formal flower gardens . This is shown on the proposed 5. Animals landscaping plan. a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, ngbi so rds other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. NONE c. Is the site part of a migration route? If so, explain. NO - 5 - • d. Proposed m, Iires to preserve or enhance wildlife_ ' any: NONE 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Natural gas for heating and cooking; elec. for lights, no oil or wood stoves; however, the design of the building is based on using solar principles in window placement and orientation. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, we have a street on the north side, open field on south and roads or accesses on east and west. With the low profile of the building the setbacks of the building and existing trees the shadows will be slight. A shadow analysis is included with the applications. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The suites have been grouped together for energy conservation. The building will be fully insulated in the walls, roof, floors and ceilings . 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. NONE 1) Describe special emergency services that might be required. NONE 2) Proposed measures to reduce or control environmental health hazards, if any: The building will be sprinklered b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? NONE - 6 - 2) What types a evals of noise would be created t r associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term - construction noise Long-term - minimal from automobile traffic 3) Proposed measures to reduce or control noise impacts, if any: NONE 8. Land and Shoreline Use • a. What is the current use of the site and adjacent properties? The 3 .04acre -lot is vacant; there are- single. family residences on the two lots fronting on Monroe ,Avenue N.E. b. Has the site been used for agriculture? If so, describe. NO c. Describe any structures on the site. There are single family residences on the two lots fronting On" Monroe Avenue N. E. d. Will any structures be demolished? If so, what? .Qie house on Monroe (the house on the second lot from the corner will be removed to provide access to the pro- e. What is the current zoning classification of the site? j ect) Cont ' d on G-1 page 13 f. What is the current comprehensive plan designation of the site? Low density multiple g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. NO i. Approximately how many people would reside or work in the completed project? 5 full time and 6 part time j. Approximately how many people would the completed project displace? Four k. Proposed measures to avoid or reduce displacement impacts, if any: The property owners were all willing sellers • 1. Proposed n; ,;ures to ensure the proposal is co. :itible with existing and projected land uses and plans, if any: Retention of as many trees as possible; extensive landscaping and building design of a residential character. 9. Housing • a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. lId suites; various income levels b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One-low to medium residential unit; possibly a second medium income unit(at corner of Monroe and Sunset) c. Proposed measures to reduce or control housing impacts, if any: The house on the corner of Monroe and Sunset. may be retained and incorporated into the project as a retirement residence. 10. ) Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s).proposed. 35 ' from grade to half way up slope of the roof. b. What views in the immediate vicinity would be altered or obstructed? Minimal if any impact on views due to location of the site and'forested `buffer. c. Proposed measures to reduce or control aesthetic impacts, if any: Tree retention Landscaping Physical location&;yet-back from streets 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The entrance and parking areas will be lighted and The building is mainly walls with small windows. b. Could light or glare from the finished. project be a safety hazard or interfere with views? No, because of setback from Monroe and buffering along Sunset c. What existing off-site sources of light or glare may affect your proposal? NONE d. Proposed measures to reduce or control light and glare impacts, if any: All outside lights are shrouded and all windows are draped. - 8 - 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? NONE b. Would the proposed project displace any existing recreational uses? If so. describe. NO c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Pathway around perimeter of site with sitting and other passive recreation areas provided. The pathway is connected ., . to both Sunset and Monroe. A wide range of social and rec- reational programs is provided for residents. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. NONE b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. NONE c. Proposed measures to reduce or control impacts, if any: NONE 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. NE Sunset Boulevard and Monroe Avenue NE. Primary access from Monroe and emergency access from Sunset. b. Is site currently served by public transit? If not, what is the approximately distance to the nearest transit stop? Transit service on Sunset to the West. • c. How many parking spaces would the completed project have? How many would the project eliminate? Provide 6.5; eliminate the __ two spaces in conjunction with the single family residenceson Monroe ------ d. Will the proposal-require any new roads or streets,-or improvements to --- existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No, however, a ;new access connection from Monroe to the project site. . The access will be paved and thirty feet wide. There will also be a perimeter access road on the east side of the building for emergency access. - 9 - e. Will the pr ;t use (or occur in the immediate nity of) water, rail, or air transportation? If so, generally describe. NO f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 215 vehicle trips per day; no peaks g. Proposed measures to reduce or control transportation impacts, if any: Project will provide van service to residents for shopping, personal business (doctor visits, etc. ) and social activities . 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. • There would .be. a• slight increased need for fire and police services and increased demands: on the water, .. sewer -and storm water utility services. b. Proposed measures to reduce or control direct impacts on public services, if any. Fire: the building will be fully sprinklered, hydrants will be installed on the site, and an emergency access will be provided on the east side of the building. Police: an emergency alarm system will be-ins-talled and the 16. Utilities will be staffed 24 hours a day, seven days a week. Cont ' d a. Circ utilities currently available at the site: electricit' , Cultural gas ate efuse servic a ephon 1 ary se 5P, septic system, other. • b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water ,sanitary&storm sewer, natural gas - all above needed during construciton - typical construction activities with temporary fencing and extensive trash removal during con struction C. 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 declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation ors willful lack of full disclosure on. my part. (ut.--)) Proponent: Name Printed: ` John P. Lynch Applicant ' s Representative • - 10 - #176 11-8-84 D. SUPPLEMENTAL SH FOR NONPROJECT ACTIONS (This sheet should only be used for actions involving decisions on policies, plans and programs. Do not use this sheet for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal. would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous sutstances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks. wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: • 4 -, - 1 1 - 5. How would the pr_,_ _sal be likely to affect land ant _ ioreline use, including ' whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 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 declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: • - 12 - r• .d. page 13 4b. The site plan shows existing trees, trees to be removed, and trees to be retained. 8d. The house on the corner of Monroe and Sun- set may be removed fpr the development of two garden suites. 15b. Utilities: retirement facilities create much less demand than other residential living. • • CERTIFICATION OF NOTIFICATION OF ADJACENT PROPERTY OWNERS/SITE PLAN * * *FOR OFFICIAL USE ONLY* * PROJECT TITLE: RENTON HIGHLANDS RETIREMENT RESIDENCE APPLICANT: J.WRIGHT DEVELOPMENT COMPANY APPLICATION NUMBER: SITE PLAN APPROVAL: SA-116-88 The following is a list of adjacent property owners and their addresses. A notification of the pending site plan application shall be sent to these individuals as prescribed by Renton City Code. Chapter 7 Section 38 of Title IV (Building Regulations) of Ordinance No. 1628 relating to site plan approval. ASSESSOR'S NAME ADDRESS PARCEL NUMBER • • City of Renton 200 Mill Avenue So. 042305-9186-0 Renton, Wa 98055 (Renton Defense Housing Property used by Renton Water Dept) Mary E. Spunaugle 1400 Monroe Ave::. N.E. 773610-0035-0 Renton, Wa 98055 E.L. Bedkley • 3517 NE.:. Sunset Blvd 042305-9074-0 Renton, Wa 98055 • . ,PML Micro Biologicals P.O. Box 459 042305-9204-09 c/o Arthur N and J.G. Tulatin:,: Ore 97062 Torland City of Renton 200 Mill Avenue So. N/A - Public Works Dept. Renton, Wa 98055 (Monroe Ave N.E. ) District 1 Engineer 6431 Corson Ave. So. N/A Washington St. Dept. Seattle, Wa 98108 ( SR900/NE Sunset Blvd) of Transportation PUNNING DIVISION CITY OFRENTON fqNov 1 8 1988 �, .. . - I GJ ASSESSOR'S NAME ADDRESS PARCEL NUMBER I. . • �(" ffpl CERTIFICATION I,`J , I` s ti v.vi . hereby certify that the above list(s) of adjacent property owners and their addresses were taken from the records of the King County Assessor as prescribed by law. ATTEST:, 'Subscribed and sworn to before me, a Notary. P'blic,• in,And for the State of Washington residin• 7!' ai iP/ on the _j' _ clay of NO U OEM r mre. \ \-/iL , , ,, - SIGNE - - , ..-_, Al ` CERTIFICATION OF MAILING U I. Pri -f 1,11U0 , hereby certify that notices of the public meeting on the subject site plan approval were mailed on I .- 22 -ER) , to each listed adjacent property owner as prescribed by law. ATTEST: Subscribed and sworn to before me, a Notary Public, in and for th¢ State of Washington residing at Rr,( trn , , on the 27,0;day of , /; /',O . 4) 62,,4,,,g, SIGNED: �,J OL. FORM 2013 1 - Parkway Chateau Retirement Residence ~• •• Bellingham, Washington 1 n 1 s Front Entrance O t' 1 . e Van for transporting •.7. ._ ;.� Residents T ' PARKWAY CHATEAU ...., go%cii:, lit ' . -4, A . ; * ,._..., : ......,.....4....6,,..... ,. , . .. , . .4, „.... . .. ...•........ .,.. ,...,•,......„,_ , _‘ , . , „v. .. ...,,t ,,,. .. .. . . .., - . . . ,,,Ast .. ..,: ...: _. . _ ;.. . ., .4 ._ ., . . -, . .„ , ..10.-• , ' AMA • R --- _ ti i " I 1 Rear Entrance 1%7114 . \. , 'A h., Niiiiiii.,-, 1 ill I.04 Ilk ___ ' Lakewood Place Retirement Res . �, 1 W- ' Lakewood, Colorado , I. _- l` - r s' - 11.. 1 — s._ OW `\', j ---------- ----- jiiiiiiilitia'- -.ow � ' \ . �`�1 `' �� it : -- k . - A l l , 14 I ,, * , In i 00111111. 8 • 01001100 ' ill!i:411111!"- fir. , r0 Imperial Place Retirement Res . Surrey, B.C.-f . ...,, • . . . .f."74.•- . - • , iggs. II, -"----.- ...........—+—. ... ...ilrir . s 41— _---:---_ _-- -- -, .. i, a•I , -4" ' ...t — 111114111111114. '. . , ' ••, ..,'' ' -'•;-4.3 -t".•310 1"7: , • • . , • s , 4 . ." -.'"?• ;talc', -."-'-- ..- •-• - ''-, pir-4.:,.......„,qh ,....- ,..., .,..., e. :'''' *' lt,"t ..,,.. ....__It.... ........:0,440../.... ..... ....... II 1111.ii. , ri:Illatii7l •Zal ' [ -,• " .1.11.MEP Z.„ . •-- . ..- .. • „ . am ....-- --.........FS Bay Park Retirement Residence Pinole, California / ! _ • 0 ip II --------==- 1111MMIA1 ArmplarivriirA ,- /.-N -Rc va+ .' .1. 1 l ' i Pi. 1-73.-,.. -a -- NOW RENTING!!I _ s� RENTON HIGHLANDS RETIREMENT RESIDENCE RENTON WASHINGTON 1 1 - 1 5 - 88 • fit Y: .'I +S 4tt 1 r ►r..� • A, t • !f { D A • B C • ''• • .• , • . Ceunre2ew . . . . ... . . , . . . .E•: : . : j ol.mm. 0.mzu c itects • RENTON HIGHLANDS RETIREMENT RESIDENCE'. : • .. ...... RENTON. - VdAS.HINGTON . ' November 15,, 1.988 Exterior. color schedule . - A. Wall color : "Champagne" #361 by Syenergy Wall Systems . ••• • B . Gutters & deck :rai lings : #4814D by Miller . 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Sr 4 11 •• " '11! .74 . .... 11114- - i - ' NI c•toi .' - • - L. a • IP . ... ill • ' 11 1111, • go --sp'sag'Fp • • .. .., , • - 44• _ _, • .......... •..-, -- - -- • ! • 4 re ••-li , -..„,- • 11 • .... a . ,,,,,? ity---.• . it._'to •1"- ! • ,,0 1_'ivialli - . ,,, -e , !, ,,, „ - 11 -4. 111 IL I iii.k 414. , - ..,.• . , _ •• ,... •,. . .., -a '''' • Allt.:1111. _ a) '- '' - , I, I as, 111111111111ffir 1 -'4-1 • 4- -: v ow o R ? c„, m:0 WALKER & ASSOCIATES, INC. PHOTOGRAMMETRIC ENGINEERS 6264 STANLEY AVE. SOUTH P.O. BOX C-81430 SEATTLE,WA 98108 Negative Number /� v Q Q{`t'5 U Date Photographed Approx Scale of Print IP . yop' 4' Other Identification /kV $37(i si CITY OF RENTON ..a. DEPARTMENT OF COMMUNITY DEVELOPMENT Earl Clymer, Mayor PLANNING DIVISION March 1, 1988 Jack Lynch and Associates 1001 N.E. Boat Street Seattle, WA 98105 RE: Renton Highland Retirement Residence ECF; R; SA; CU-116-88 Dear Mr. Lynch: A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for March 14, 1989. 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 235-2550. Sincerely, • Donald K. Erickson, AICP Zoning Administrator DKE:mjp • cc: Parties of Record on Page 2 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550 Parties of Record Patricia A. and Edwin F. Rasmussen 1300 Monroe Avenue NE Renton, WA 98056 Lois A. and Leslie E. Adams 1209 Monroe Avenue NE Renton, WA 98056 Dennis G. and Kathleen A. Ossenkop 3316 NE 12th St. Renton, WA 98056 Eugene and Dorothy Methven 1316 Avenue NE Renton, WA 98056 Chester and Kathryn Baze 1216 Monroe Avenue NE Renton, WA 98056 Wm. H. and Mary L. Schreven 1324 Monroe Avenue NE Renton, WA 98056 Mary E. Spunaugle 1400 Monroe Avenue NE Renton, WA 98056 Marguerite Brown 1309 Monroe Avenue NE Renton, WA 98056 Ray and Pearl Beach 1333 Monroe Avenue NE Renton, WA 98056 Norm Abrahamson 3408 N.E. 17th Renton, WA 98056 A. J. Ludner 970 Harrinton Avenue N.E. Renton, \VA 98056 Laurits and Lily Alvestad 3224 N.E. Sunset Blvd. Renton, WA 98056 Jack Huebner 1416 Monroe Avenue N.E. Renton, WA 98056 • — Aix 5®E8rm■■� ■ i ■■.��a ___17 �a�q®®® n ��■ern d � =�i�. 11 !niuziirii■• i��i r ■■1.�Iry■ .1�Op❑ g.Kij]m LLm_ — IIGII IIJII0I.■° nI uifGL ; 1 �I�IOI Id11 EAST ELEVATION - NORTH ELEVATION -4\ ��j�r !i 11Iimaiiinr II__ I•i■JIITllil lil GARDEN SUITE ELEVATION • ASPHALT SHINGLES \`y�, STUCCO WALLS .o+y' S - �,- ALUM WINDOWS .F".. MECHANICAL SCREEN •� ;�±IrA�a.Ti 1 1 1/2 UP ROOF /� �\ ��h CEILING � � •21Ia ( �1i� 11Vr11h_ 4L alAi _ts ' I 11rir rn� ®I� �I l u6uui il J ;rLI rl�ln. el� o �� WEST ELEVATION • / M1 b_'yl III 11 1 1i11 : M II Ii I d t • 1➢I 1 1I I I _ iI T IP` II- 4 �,,,e aqr�.. ■ i j� is I •- 4'`' "� r I — NS -„ -3' ./I■11 II MI II 8 II_ �._ 1 1 IAWI�ull i l� c_ r' m_r', 3 .,_ 1�1-�II I���1���_L�III��11 A,,_ .._ SOUTH ELEVATION i� „' l HOLIDAY RETIREMENT CORP. RENTON HIGHLANDS A _cI STREET 9E P GD.,,, GGLSGN RETIREMENT RESIDENCE m sA�Ev,oREcory glJD3 9 LEM.OR�9T]O9 COLSON :dw:•a j PHONE 1503/370-7070 L°"Ox`O°""'°'° ) RENTON, WASHINGTON II 17.6b • • _ e _ vQ N� ,� 2. • x34'• a • • -- • a $ �',3'' 'i.f. a.. a ' �a.r� ''.i.. , .. -', "."r. ,,,,:T..,• - I'Lu,''.1' , { }__• e N ._zrteAllifi _ - 6F�sa.Nla.sSwy +_�r �/- r crrN"F �n '� � ...i:i'- F • i�r, `.��.'/ iiii- =� �.. 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O ...e.ATeA. r, - 9jIGAADENSLflTE'IpP + .am, 3. o'c + • •C_� `4a � w KEE 'o •t%?'1%��0pp � '�:� "• •/, 4J 52., � ✓ 6.1f ` ��O' •JQ• -9.: frt' m '*':' 1�'� o@ �.rmEY°` ►"/ I )) l al,°r• N `""v/ �1.T'' bH.rev., , z..T ''J q• :<:���. �Erenc,c o rI� t � •7 W a �.;'i.�'�.' -EC1�'j' a .�:::� b �ii3• .L / � F-i. 1�� •W 1P•)�• .ti;i'."",4% \ .'%"J g RETIREMENT RE DENCE 1.1+' Qdere3'o•• --JP 1- - • • �' \ ,1lfl a M1I' 40N a rArq• r �� V e«4o'o - -Y- I.e =5 wed• zTf•y'w. ' _I 11 JtE * �•` %I H/.a►o•.•. � �.• '_ . _ Iii C1• ..... . ,..-t -. 1 ' \ •�© 11 I, I�� F//r����� ""H,•N.,00>°'� t / 1 ,i,,, t . rD<u . `.`q'fMJ►'••rt' ••ren. •/`i� al 1--U 'l ..,..H I�_ Z i''' I�/-� p01Z ( °�\` I.0 E• 05 PARER..SPACESi •`e. r: ee. rH ® VIrD-NITVYAP ,•-zoo•W3 ! O%' •'`� \' I•I ZONE v ��` `C18` \ ° ` 11 IPROJF CT,NFORYATION • �' •i,4 e .,•,.,,• WA'S �a. a.• FUNS I� 111 �........... .....Q; IY• .b'.wl..•5'a.✓. ---," � ' ;11 .�...... ........'.:.... :'�::-::::.::;:::::�:�..� 0 • ,6KA• ;D,\\ ��;^ b Pqt a . .�. 6`Lle'4• S \ I d�1 J'b(Y' ^/•�SQ:r^, ;M+.ram. ,`I, � ,..'.......... .....�..�,.,.°..,..' • No. g-PP O e' yo, '•a..� '"(9v , ' .: .., _ v y `y 1�pr :'•, •• "ily v'v481Zac. ..,....._ :)C:OC ..._,� S'l�..-_—'.1, _ • s, et- NII��.P euYUNy 'VS' • O �/ Ds , Ale MIGM'°Y • •/ :q:\ i _ a.�4Y... l: -- r `' b M....'t: .:°,....w•... ....L.88- ... / 3 1/ "P 'IO.Z NE.'' ¢.Z Oa1,aJYaK_ \ 7 l9XN \�/� `.�- i _ 'K•xY mwv,° °rm lu¢ ' SHfID HE16NT5 ADDITION, II' 1 � __________� 1 , ''f `-r-u________ .' ,n�- ........IIF;... 4WW'.•IBc&�"- IC • I - s a. NLa.. �' _,«r f5c.4.1 as*AaTYAe .'' ,II `..' U $6g4...- _ ____________T__-__ Z. .r„`,°mPf,•r S .• ...^-• `' T G•I a q+o.. t gt., .. 40N6M'av I —�� •w,.a.A.., ra%.. :.:............ ii !al( 'I 1�,F! Bow.q+r•. '� vo.ie•+�a:I �•!'u 'p'�� _"__ --_ . • ;i ' ' •c iCg�_.9. -1_- .e:-2.:,J , - ee ?>` `•ce a-ZT fet;• I,$?• .P,Ts• 6ww"e:42... �I_IIIIIIIIIII,I lu of+•q'a' oS '.� y • • .. �', •• �,�•• bOFriIZ'D•. Wwo n+t �' ,1•Ne ' " \. COVERED PARKING m brP-e V., i.1 , s r Wlo.. "..*,....,, , :°�M IdS^ 1p!H .1, o/„�„Ir ••,• •; PrS.•„y '��,_ 'd-°° • °...°..,.... , a "1" . .7...,•.. .IYyI., „rt'�i a.. '-•u�Et ''r•' T �� F '� . ® ,,,,„,„_.,,..,.a 2OFal6'oc. �Il�^� �.'� ^ 7 w?<^a4=�t[� qn' � y /PIA � . '`ID. RENTON'... oa°rtiti - `wa .xl "� .�•/.lt- 3C4. _ ,✓' ; M�]GYftNll`:iYYt�fLVC .AI�, �;• , NETIREYENT REOIDENCI. �• ._ ® .'.. . . �J,111`Y� •v slWW aId 11,11111r 5 WP*4•101Qk N'+rI' 'i�! ixx' - ^o=��� r��%/�� M1INTDN DEf ENSS /bU5ING I4• ems'/r. I0�/15pfi .. •I ��Y[N*!q'�Ix6r t°T°pi ",..," T �' 2Da Zo• ZVl/GrIO'OY S,aN • w' :" "' E.°ANwR "°"'°'' "�" 6G�°��` SITE/LANDSCAPE PLAN ""'" ''• � HOLIDAY RETIREMENT CORP. ® n•21•ee 7."":cE mi s'o. + TM ; SE P.D.Rox,,,, COLSON RENTON -HIGHLANDS RETIREMENT RESIDENCE d•, •�,�„•,,.,,,.,,,,••,,,,,.., LANDSCAPE 6A E c H I HN Eu �1. PHONE N NE�(503) 70- SALEN,OR.•97J09 OL,SON lAND5CAP6 AEcxlr Ecr oHE (503)370-7070 RENTON.:WASHINGTON mmuna MI r Services ' r- Holiday $ Retirement *. iiit ► Cove r k A key ingredient of Holiday Retirement Corp.'s success is a _ IL ' „ :��; L. l quality and comprehensive package of services. Affordable rti; .. ,`, monthly rates include three daily meals, maid service, .. .1 linens, utilities and transportation. When needed, health care services are arranged through local home health organizations. Working arrangements with other health care providers complements this on-site service. " t Mealtimes are popular social gatherings at each residence — ,1.�' -•.. Holiday Retirement Corp. and its predecessors entered the h P"` -4' = ' -, "'' ° ' 4' . . _ - ,> retirement/health care industry in 1969 under the direction meals are prepared in the kitchen and x .,.. a .. �, of William E. Colson. Since that time the company has served to residents' tables in the dining , „� P Y room. A dietary supervisor assures P. b focused on providing affordable, comfortable homes for meals are well-balanced and tasty, andlak -•-.. t -- .r * senior citizens. '�^ h� r � : ;tom HolidayRetirement Co offers a package of full range that special dietary needs are taken care `It \ of A private dining room is available ,-:-,.,-. � t. ' --� - ,} -4, management capabilities. for special occasions and residents' _ v-�- -, � private gatherings. k . a '-'1'. —. 4. --- ` „,. _ Construction Housekeepers are available daily to keep i l - li � "14 "µ ., r ' ,„ ,, Colson &Colson Construction Co. has developed and common areas clean and attractive. In- s t�.- 1 'Al!" built over 50 long-term care facilities in the past 15 years. dividual apartments are cleaned � , «� . ' Currently it has a number of retirement facilities under thoroughly each week, and residents' • - , " `, • -. ` - construction and development. special needs always are considered. - / / t �� s "" H ' tom_ , `�' of its experience and similarity of pro- Weekly linen service and convenient - ,,, '. . �� ,. . Because _; y - �"+ A ,R duct, Colson and Colson has developed a very laundry facilities are provided. , --.e •�.- ► �r pa a s- . efficient construction process and capability of A full recreational program is specially -°"�,i iA. � : -° you ,,,_� ;� '.�a a ,, w:. w Y 1 providing an excellent facility at reasonable cost. tailored to fit the interests of residents. M _ `►,' i y Ceramics, painting, dancing and crafts, t IMMO r' to name just a few, are taught by local .?;, r,, Operations Management 911111k • _ HolidayRetirement s presentlyone of instructors, residents and/or managers. g _ �„w„r Corp.rP Exercise programs are highly empha- ;, ' ? ; i the largest operators of retirement facilities in sized and encouraged. ;:.. . rs - .. the United States. The enclosed list identifies the current locations and properties under_ r A comfortable van is available for shop- P P `pp ,, struction or finalphase of development. con- ping, day excursions and residents' personal appointments. 1 ' t�G P Scheduled outings are planned according to residents' re- 1 1 The key ingredients of HRC's management suc- quests, including visits to museums, exhibits, plays, fairs ,,� cess focus on simple systems, common purchas- and tourist attractions. ing, dietary planning and consistent operating Holiday Retirement Corp. employs resident managers _ _ policies and procedures. Regional managers . . . whose purpose is to respond to the needs of the residents. or /'�, t `; '. ' oversee the operation of several facilities. There is a cor- porateOperating such residences has been a continuing enhance- Copilot pi of 'l'laie �� 1 dietician and activities director, in addition to a ment of skills and knowledge for Holiday Retirement Corp. rt — i` _RIM marketing, personnel and public relations staff. New marketing strategies, proper management selection ` "' y __ 1,i - and training, precise budgeting, obtainingcommunitysup- - __ � , „ Marketing port and ongoing marketing tailored specifically to each x*� ,- ,, ' �ff � � r,tl��, HRC's strongest asset is its ability to fill and maintain its locality, have lifted HRC to the top of the retirement in- ? - ,� t,: -,' f occupancy. HRC's facilities open with deposits on per- ''''`' - ,;- - ,; v P cY P P ' P dustry. Future plans include providing this much-needed x ~' . . ', cent or more of the units. For those facilities open more :, .:" . , _ ,µ 4 ,�. year, averageoccupancy lifestyle to senior citizens across the nation, in Canada and ,», ..i. e .� � .,�., than one the is 95 percent or bet- ..�.. ..�:.�;. .,..,, d�.A into Europe. v ter. 1 _411 . '-'":::i--1:-r-;71":::: ;-'d--":-7;r-------::.--'''j:l-11 -----' 7,741:1 _1:z The MC _ iw, . .m Residence r HOLIDAY e i , The Holiday Retirement Corp. retirement residence RETIREMENT y 1 is specifically designed for the needs of the well i }' .. elderly over 70 years of age. The typical residence is CORP. 100-125 units of independent living. Generally, 45 percent are studio apartments, 45 percent are one-bedroom apart- ments and the remaining 10 percent are two-bedroom Principals i s � . , apartments. The residence is located on three to four acres in a location convenient to shopping, parks, entertainment and William E. Colson, President, and transportation. his father, Hugh, started Colson &Colson Larry L. Claunch, Vice-President, °" "" Individual units vary in size from 360 Construction Co. in 1963. Since that time, the firm and head of the Marketing Department, had such a ## . .� to 550 square feet for studio apart- has been involved with numerous projects, strong desire to work with senior citizens, he took ash r` ments, 550 to 800 square feet for one- including apartments, commercial office buildings dishwashing position in a Holiday retirement ,' :. � <`g bedroom apartments and 900 to 1100 and nursing homes. He became heavily involved residence in 1974. During the two years following, ,f it "'i :_ =' ,,,, -,, ` t {, - d' ,,, ' square feet for two-bedroom apart- with retirement projects in the early 1970's, since he progressively learned every phase of the industry — . .,, , "``": '' ,.,,- ments. Rent ranges from $695 to $895 then buildingor managing more than 55 such and received his NursingHome Administrator's 4 i 1 ,, _ for studios, $895 to $1195 for one- projects. In addition to retirement apartments, he license in 1976. He was promoted to regional _ "ISM ,,' -_ a ,,, ' , al--- bedroom apartments and $1195 to was a partner and operated 29 nursing homes in the manager and moved to the home office in Salem in 'I y _ , , . �� _ $1995 for two bedroom apartments. 1970's and 1980's. 1978. As Marketing Director, he is responsible for 1 ; I M V • , '' �t '' Theses acious one- and two- . roducin market studies. He develo s 1 A i i 41_ i" -= ' P studio, Daniel R. Baty, producing p training I bedroom apartments are available in Chairman, served as programs and gives seminars to train managers in numerous floor plans. Each apartment Chief Executive Officer of The Hillhaven using the best techniques in responding to the features a private bath with tub/shower Corporation, the nation's second largest provider of needs of senior citizens. His goals include keeping combination or walk-in shower and a housing and long-term care for the elderly, from each retirement residence 100 percent occupied. kitchenette. Most apartments include 1970 through 1981. From 1981, when Hillhaven private balconies, perfect for entertain- ing purchased by National Medical Enterprises, Nan L. Brenclen, Treasurer, ing friends or just enjoying the view. Inc., until 1986, Baty was Executive Vice-President joined Colson &Colson Construction Co. in 1983 of NME, a member of the NME Board of Directors as a Certified Public Accountant. He is a 1972 Apartments and common areas are fire and President of its long-term care group. By the graduate of the University of Oregon. He was a safe, with overhead sprinkler systems inter- time of his resignation in 1986, Baty had partner and C.P.A. with Brenner&Co., a and smoke detectors throughout. Emergency call and orchestrated the company's growth to more than successful C.P.A. firm in Salem, OR, from 1972 corn systems link each apartment to the managers with a $1 billion in revenues. He often is asked to speak through 1983. He is the controller of HRC and \ ---- button s touch. Ask about investment in the long-term care field and oversees the financing and operations for Colson b I�s Common areas are attractively furnished with greenery, fine • appointments and warm, inviting colors —all to enhance real estate subjects. Baty graduated from the and Colson Construction. , ,d 7My TM# University of Washington, magna cum laude, with a residents' comfort. In addition to the many card lounges degree in accounting, and Harvard Law School, Hannelore Stringer, Vice-President, 4 ii '"'�' __ _ located throughout the building, a dining room, ' .L craft/multipurpose area, billiard room, library and exercise LLD. He is a licensed Certified Public Accountant. Assistant Secretary, began with Holiday Retirement �-� ,J,,, Corp. in 1977 as an accountant. She developed the 1 WOCr room are available for residents' enjoyment. James L. Huddait, Secretary, HRC accounting systems and is responsible for Exteriors of the residences are similar — usually stucco and worked in a variety of settings prior to joining overall accounting functions for HRC and each tile. However, landscaping and colors are tailored to the Holiday Retirement Corp. in 1974. His background residence. Prior to working for HRC, Hannelore � , surrounding community. includes management experience in retail sales, real worked in all phases of accounting for 13 years in i. !r The residence provides a social gathering place for area estate, amusement, food service and health care. He the lumber industry. Ill ` senior citizens —a true home where they may retain their handled daily facility and home office operations ^,, r pride and independence. The concept of offering senior until 1987. He currently is corporate secretary and Hugh Colson has been actively involved inet ; ' citizens an affordable home with no buy-in fees or leases serves as liaison to financial institutions, assuring construction since 1952. Most of his last 16 years keeps Holiday Retirement Corp. continually striving to that credit requirements are adequately met. have been devoted to building retirement apart- T"t;x meet the needs of senior citizens everywhere. ments. , . . • .L.. • ' . .. ' • .- , . ..• • , .r-) • - . _ • _ . . .,., Isle „JD .______— • . .. 1 1 5k" --- - -.• - • NETDMIENT REDIDENCE.-• . .1 SOIASe.l• 5.1:ttrR-P,.1 i 1 I Ir;f:,',1:1.r...I-I....". Al r"-"1111:V.:1•.:'- 1 '•' CITE ijain‘ w,,,,,, . r-,1.0*,, • _ - - ____ , , •-- o gx,-- ,•,..........,,,. CaNCRYTIS.41 Tft6f UMW" . '•.-' ‘ 010N \ * o,,,N INT .- • • ..;'' ltr• 4 : : . ,.-- 1 -------- :7: F.:55..7"" • FlErilip101:•wv. 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I • - " •• . • _._ • • ,T.,_..alxi ' ' RENTON I-IIGHLANDS .„ .HOLIDAY RETIREMENT CORP. • HEI 2741 12TH STREET SE P.O.130%14111 coLsoN RETIREMENT RESIDENCE SALEM.OREGON 97302 SALEM,OR 97309 COLSON , .Z.1,7417.7. PHONE (503)370-7070 ............ , . . RENTON, WASHINGTON • • ._ _ • . • . JLJACK LYNCH Jack Lynch and Associates Planning Environmental 1001 N.E Boat St. Public Policy Seattle,WA 98105 Community&Land Development 206/632-8855 CITY OF RENTON =LL PLANNING DIVISION �' ro c —a.___ ,;\- ,_ 86,, .a .__;: .. !), MAR 1 '20 =` :P 5 200 Mill Avenue South -Renton, Washington 98055 k 4 • Euguen and Dorothy Methven 1316 Avenue NE . Renton, WA 98056 Iter: '- a- --min. • • • V 0 N— .f : .,.f. s0NSEt� f, I °.a' les tea �• +w wn,.`ys�a - - a nMA. i �m ' � ' - fir� "• N M� • .L °R,:Y ri`—, my w ai f;1`t:z•- 3- �,� :r/4. — _ i 4 i a�. - Rom : r — gnu , •' ,..,.. ysf 'e ��---2 '.a -i2'r' .``.. •....N. o.�� .4f: .a(7- re re,.. uw `• .• - - \ y y' b .I e,,G f, . I '•.,,I. 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W tO r I.ai i ' ,brPl `. � `7pWd3 .a >.' :In l 1, ^ '/ tI urerz • aafvers� 11 W ,;:it.,,' f,, .,,j�! t'a '.1°4 °v Pf�'Le>id`ar. /:0. v° cl. 5 i �% , ` ,''� ����++��e ��'9-f��-R 4+a�. ilk - 1 O aN°"�° � f dA' \. e? es.IPLnlgR,"•;_.i ...�,aq a4. / "�1 Zy a`- / e P ° cc\ ''- -�\� - k �'#;;c�„^ ^,i wzkaaa,'eb. '\.�;ar� Nsmf . `a ERG3da° '�'9/% •' •. v iH \ .a afl,�_ 4.w. `�. ` 7Yl-+P.b4e°r. n -:,Iw /.f p '-\�4„ ^ \-: :Y. . •' % # 'Z sue' •.J �.:, • Tow kv, c::.,,, . " ,,, r>' �i/ At, ,P 'ii, kie...4� ( o I :-:S. �3a 1 yo e�J�)f.> y — '1: II _ 0 " r ....3 ! It •, a'au•4'Ov \ l' ' aI}ge-0I✓ \ / ./ 6F.Fai'rbx sre�.,"fc nfwua Pr enE•A D HEIGHTS ASPITIDN 11 , ` • !! • ,' 9 4'.R P.s,n.crvae HJM!bG'{'.vn II.:: •..• : 1 d(46a4 Y ----CH° - 4.2.atfe4c.. `\• RISTOPHER FRESHLEY �sW0•• II • aI7I�G•AI'L7Y- �.` LANDSCAPE ARCHITECT ' II • • 5cu-a 0. b'�' w ` i II .a°- II @` ( er I sbw•4'br. .Y✓•NFeya 'r„ ' „co ���, - \ �- GOL.,c..Pab. m U• lire:'Swrw ap'ac. Ito oca.¢ew. - '-Ii F'. ( .. ..�. \ • .. ` ��+. ' O,Isr 9Crntem, . fb crP- Sa✓. ••a^ 'i8'M0..-I++NP.°Id.013', • IQ•41 .,: OPOK I • . eavyaµw� • _,,... e 'L pFblb.4 : ��•1 �pL..�_ ,- ..J �� .t rr�. .I .._� yr+"+ �_^;� -.` •'Landscape Plan.. rlwl;GGld-"'fie 11'° .5 WP"e ldga Illitr. P/:%.Y.'"? ors,t-e Pie 20'-0" 111718 ' ReNToN DEFENSE HI4.IPJ 14tXT,t- r.,. Iopwssex, ' '3••6a.•?o'' 7441.44 Vac.. 'LDrir 4p'A.. IOY-ra e•G'gc. 6tegt ce f2.. ex""�'""` °,'_ • be- �' RENTON HIGHLANDS • C p lI •N HOLIDAY RETIREMENT CORP. Architect HO 27,112 STREET SE P.O.SOX 14111 COLSON RETIREMENT RESIDENCE SALEMOREGON 97302 SALEN.OR.97309 COLSON ..°°x,�.x„r..N PHONE (503)370-7070 Camrn"Cnw RENTON, WASHINGTON • • 1 COVERED ENTRY .,r ... !' • • ,P4 ,t. - r. . 2 LOBBY I' C- ''r•' ' "n"s. ' t1.� r FLOOR;'+'j'AREA"'8000 SF 9 OFFICE 1,.' , 1 .,, 4 POST OFFICE ''^:.'' _ 6 MANAGER _� `Ze .'1 1:- r:*, 'y.$'±ri•- iC^•s•.•I.. •` /I 6 ASSISTANT MANAGER • A I 11~ �� r -C • r ^ O ] C T ATRIUM 6 ELEVATOR • '' 1 B ELEV EQUIPMENT 1 r_ ' 2 , 1 ' 10 MENS RESTROOM • A 11 WOMENS RESTROOM 32 18 12 GIFT SHOP 13 DINING ROOM41 B .,...,.,)13_, • C B � 1• PRIVATE DINING ; {NR F,PEMILL ... B �61 woEWnLL 16 KITCHEN B 18 18 B 16 SERVICE B 17 TRASH 18 SHOP/MAINTENANCE 10 STORAGE 117 20 BEAUTY SHOP A A • 11 15 `A 21 LOUNGE B ° B 22 PATIO 0 0 0 0 0 29 MULTI-PURPOSE FLOOR #2 AREA 14,000 SF 0 O O O 0 2K GAME T.V. 26 CRAFT 23O O O O° 11 25 26 EXERCISE 21 CHAPEL B ° 0 O O O O - O 0 0 13 10 26 LIBRARY 24 ° 26 20 STAIRS 0 0 O • ( .97_ , 1290 YECHANILAL ELECTRICAL / �°° O O /J91 LAUNDRY/MAIDS ROOM4 ` . °14 _y .22 92 VISITATION ROOM C 69 GREEN HOUSE 1 1- r 2 ,Q i21 p • tr C B v. 20 3\ At, 5 �� 30 ...... B g A B B B B A . A A .... C A B B 8 B A A A B • • • 28 / • a/ I S q A B B ..:.. 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',. ;•• '• .• •,.. • 10 5 FlITE. . . • 1 1 -1 __. -";Tp—i •— .' '• ...0 a. a.• :. • 1 4, !-._• . -', . AC7IN 0 A s '.. RETIREMENT RES! NCE •. • I I - .: jf..A.2 '•1141 ii I '... ..'.., . 1 , .-- •".'"- 1,. : _ .. ' • ll I il '1 . ' ' ;-.--'' - I F! h . ./ .. " / \ l'rg'q l',., 1!1"-•11 ,IL' I ,. I ., ' „_,,,,.---'--- ,,1.,...f,g_1 ,..,..r:. (2., \--- / ...... •-•., , . er Ineorrrrers . TRADIE ''''''N'. N / ... • I ''' ni4/ .tCL:. 0 • romk...4..: : - ... ,, _____ / , SION -. L' • \ • .. • .INNEN ri.dp‘mer / \SI` . .. a• ,, \. ' I / i• E, '.. . . TEA ,_ , ••. NA 111.19- 'II ZILP 1 i , e q. • . W14 0,ZONE] 65 PARKING 8127 , ,, ,1D. _VICINITY YAP 172 DO' •I 1 / '' . ';., i ' ..•.,,.-— P'ROJECT.11IPORMATION . . I >.! I , • I , „, 77 ';!. ,• ‘12.6'PC -,15,..s, . . -- ..: .• <,-.; ,,,,, ;,.:..)..,. .---\'' - ,— / . . . -... ,.•, -- .---- ''': f.-•:. ."... : ---.- . Flil. ...r: '--L-----------."' ''It' :......a..-......111—,...,:.......:—........t...... ..2., ..- ' \ ' 'I CC 1 ' / . 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HOLIDAY RETIREMENT CORP.. • • , •• RETIREME . 2741 12TN STREET SE P.O.BO%14111 ecksoN sALE.,.OREGON 07302 SALER.OR.97309 cmsoN .. • - • ...........• P1.10NE. MOM 37077070 nom rum......• '• %RENTON. WAOHINGT.OM -, . . . . • •....--.::•' '. . - J • • ..-S. ' . • • . . • t a ROOF Niovowr ...Mum' ' i C •• IP IiIIIl__1' w IB B / B • SECTION AT WING ve•-roo• \ • / B B • : i I ] ., ;: L..,1]-7_-__.:,„_--4----„,,,,i ' Et. .., 28 El 0 • SECTION AT CORE ¢xR wuwu • THIRD FLOOR • • RENTON HIGHLANDS �, .� HOLIDAY RETIREMENT CORP. RETIREMENT RESIDENCE Mil I COOLSSOONN / 17 4* co,s+.enON RENTON, WASHINGTON„e„E'".aeal vMovc w3 370o7070 4 ] CaffriV g r1C mwu Architects • RENTON HIGHLANDS RETIREMENT RESIDENCE 0 RENTON , WASHINGTON_ November 15 , 1988 Exterior color schedule.. A. Wall color : "Champagne" #361 by Syenergy Wall Systems . B . Gutters & deck railings : #48140 by Miller Paints. C . Exterior doors : #5750W by Miller Paints . D . Roofing : "Heather Blend , " Timberline by GAF . PLANNING DIVISION CITY OF RENTON Nov 181988 4 ! OFFICE 471 HIGH S.E. P.O. BOX 40 SALEM, OREGON 97308-0040 (503) 399-1090 FAX(503) 399-0565 . i 1 .... .. A.,...1 .L 0..i Ink; RiiiitING -' RINER • . . • L.....,,„ . , PUBLICIMARING . . )7 ,g, „----' A :.) C 1,., C,, 6 i___ , ,.....--, ,er--/ - /// --,• /1 0 / . 4• • ,* /47.:22 • s.,Parties of Record s • /e....c../.,-7.t.,--r•se-r'71 Lit)Q.:2 4Cere+te..e., • I • Patricia A. and Edwin 17. Rasmussen 13001Montoe Avenue NE R.entOn, IVA 98056 Lois A. and Leslie E. Adams 1209Ivlonroe Avenue NE Renton, WA 98056 .s. Dennis G. and Kathleen A. Ossenkop 3316 NE 12th St. Renton, WA 98056. •.- , Eugene and Dorothy Methven 1316 Avenue NE Renton, WA 98056 Chester and Kathryn Haze • • 1216 Monroe Avenue NE Renton, WA 98056 • Win. 11. and Mary L. Sclueven 1324 Mont Avenue NE Renton, WA 98056 Mary E. Spunangle • 1100 Monroe Avenue NE Renton, WA 98056 Marguerite. Brown • • s 1309 Monroe Avenue NE Renton, WA 98056 . Ray and Pearl Beach 1333 Monroe Avenue NE Renton, WA 98056 -• Norm Abrahamson 3408 N.E. 17th .:. Renton, WA 98056 •, . ;if A. J. Ladner ••'; 970 llairinton Avenue N.E. 4 ii Renton, WA 98056 • t'l .iA s si.v. Latirits and Lily Alvestad sl ,;,••• l, 3224 N.E. Sunset Blvd. Renton, IVA 98056 • ,s , . •tiz), I , . Jack Huebner 1416 Monroe Avenue N.E. s Ren1on, WA 98056 . . 4, '; riss • A r,, ; .,q 4 f,, '•.Yia 1' ..! . ..._...... -......_ • ''(/‘1„ . • - -- a. ,,,•• • . 111 I• . *•. : , . , . . — ' . • ... . . .. . . : . . , . . , • . • • . 4* 49/1 f.11.. , tT4101 4 ?,:. + A $4 tr r k• .,... -1 1 . 4.4,61, ..1 .. i l',... a .' .iY.",1,,V...." 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'; • - .. . i • ; ' ,,• ;' i' •It . .. •-k, .,,4;7./.io.t.4;14140‘14•11s-4.44i.'t'/D1144A1-1-4/$4 t.. . V'f.1.7'''''.!:4'1411,.'1:1:1,Cgi r.'I:1 r..11' P'I' 141.4C11'.*,..4f111,....;'''/..V 4'11.•:''..;kIgglY.IW.i. 1 g•il.t.'.g.k" '':'.' 1:'...''.: .r.:IIH'i:...'A.. 14 I r g:.'''.i.g i.','1;.4 g 1'74'4%t?n 1.1''4.4 C' ••••:C• !' ' • " ' r • • 24.. .eaf/..NY,1- -s.,.... ;1.'Ilv/*.i 41 Ctib'.44;'...; .',.....s'W..,: 1'';`/A.,-Raf•'.-1-VIV*1.1..1411 ',',1 .A.,....,,:^-, , ___, Proposed Renton Highlands Center •4 ;4ri�Llr t .f l., - 4yL,• *fr yy�� View of site looking South from North side of Sunset -�.:. View South at East edge of site (access to adjacent property shown) from North side of Sunset. i. it e '•IP '- •`' ,' _ Proposed Renton Highlands . Center • -,,lec ., ; • : . 4.:- IliView West on Sunset Blvd. from Monroe and Sunset 400114111 , - f 1 ; - .. =1-- i. 41 View North on Monroe towards proposed site and Sunset Blvd. • '_ .y T tit • -a , a • -. /." �, View East on Sunset Blvd. from ,� � -y-- w Monroe and Sunset Blvd. It , 'L iu .{, ' 7`s, GRANT OF ACCESS EASEMENT TORLAND/J. WRIGHT DEVELOPMENT CgMicrobiologi ala and Arthur N. and J. G. Torland, a ( "Torland" ) , is the owner of the real property, located in Renton, Washington, and described in Exhibit A attached hereto and incorporated herein by this reference (the "Torland Property" ) . J. Wright Development Company, a Washington corpora- tion ( "JWD" ) , has an option to purchase and is in the process of developing the real property described in Exhibit B attached hereto and incorporated herein by this reference (the "JWD Property" ) . The Torland Property is adjacent to the JWD Property. Torland hereby conveys to JWD, its successors and assigns as a covenant running with the land a nonexclusive easement twenty (20) feet in width (the "Easement Area" ) over and across the Torland Property to be located as mutually agreed upon by Torland and JWD for the purposes and subject to the conditions set forth below: 1. Purpose. The above-described easement shall be for the purpose of constructing an emergency access road from Sunset Boulevard to the JWD Property. It is the intent of this Access Easement to provide access for emergency vehicles and equipment only, to and from the JWD Property. 2. Commencement. The easement herein granted shall be deemed effective upon recording in the auditor ' s files of King County, Washington. Recording shall occur as soon as possible subsequent to JWD ' s purchase of the JWD Property. If such pur- chase fails to occur for any reason whatsoever, this grant of easement shall automatically terminate and be of no further force or effect, and all rights and obligations of the parties hereto shall likewise terminate thereupon. 3. Construction and Maintenance. JWD shall construct and maintain at its expense any improvements to the Easement Area in accordance with the following conditions: (a) JWD shall notify Torland prior to commencement of any construction activity in connection with access road improve- ments ; (b) The access road improvements shall be the minimum required by the local municipality; and (c) All debris from the clearing, grubbing, road con- struction and telephone line installation operations shall be removed from the Torland Property. EXHIBIT NO. 7 .. _. 08/10/88 ITEM NO. ej e t 3 - 114 firg 4. Damages. JWD shall pay for, indemnify, defend, and hold Torland harmless from all damages, costs, and claims incurred by Torland and that result from use of the Easement Area by JWD, its licensees and permitees. 5. Duration. The easement granted herein and the rights ' and obligations of the parties hereto shall run with the JWD Property. This easement shall be reviewed at the end of thirty (30) years from the date this agreement is signed and shall continue or change in accordance with the need or requirement for emergency vehicle access to the JWD Property for subsequent thirty (30) year additional terms. 6. Successors and Assigns. The terms and provisions of this Grant of Access Easement shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto. DATED this ,;,?f 7� day of 4/41, , 1988. GRANTOR: CROBIOLOGICALS, a By Its At . AP-- ( AR HUR N. TORLAND 6.2 ,A- 7 ,1jhf J. G. TORLAND GRANTEE: J. WRIGHT DEVELOPMENT COMPANY, a Washington corporati n By I s 08/10/88 -2- STAT ' - *S-H-i-NGTON ) u) „,. ) s s. COUNTY OF K-I-NG certifythat I know or ha - ,.tisfactory evidenc- . 4i,J.!-A(//1 '7. ,/� „tee signed this inst t, o. : . stated that he was authorized to execute the • u' - - and acknowledged it as the of PML . .iologicals, to fte -he free and voluntary act of party for the uses and purpos- mentioned in the in. - .ment. 111 - this �1 day of 4 C•i7"' , 1988. Notary Publicin and fd the Sta e of CYNTHIA J. I�AGC4C tiE�;. .: I Wa-e-la-i-ng-t-on, residing at '�duar. 2 YT c..�,Y PU LIC OREGO�i U,�'-r Jv'1 7 `• '"',' My appointment expires: STATE OF WkaANtTIEYN ) Cda4ti /„, ) ss. COUNTY OF KI-NG ) I certify that I know or have satisfactory evidence that Arthur N. Torland and J.G. Torland, signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. DATED this l day of ���c��� , 1988. G��-ti oxra e�'" " ���� 5 Notary P n dfO'rvthe State of CYNJ'i'i~iiA J. t AGGO ER bra-s-hi-n. n, residing at �J(� " . ,fOTARY PUB IC•OREGON 9114, La • / My Commission Expires My appointment expires: STATE OF WASHINGTON ) ss. COUNTY OF KING I certify that I know or have satisfactory evidence that Jeffrey J. Wright signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of J. Wright Development Company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED this day of , 1988. Notary Public in and for the State of Washington, residing at My appointment expires : 08/10/88 -3- • EXHIBIT A Torland' s Property The north 125 feet of the following: Beginning at the southwest corner of the northeast quarter of the southwest quarter of the southeast quarter; thence north to the southerly margin of Sunset Highway; thence southeasterly along said highway margin 125. 27 feet; thence south 03 degrees 09 ' 00" east to the south line SUB; thence westerly to the beginning less the portion for SR 900. Situate in King County, Washington. EXHIBIT B JWD Property That portion of the east half of the northwest quarter of the southwest quarter of the southeast quarter of Section 4, Township 23 north, Range 5 east, lying south of P.S.H. No. 2. Less portion thereof conveyed to the State of Washington for SR 900 right-of-way. All situated in King County, Washington. TABLE 19-5 Minimum Stopping Sight Distance on Wet Pavements* Design SpeedBrake Reaction Stopping Sight Distance(ft) Assumed Coefficient Braking Speed for of Distance Rounded Condition Time Distance Friction, on Level Computed for Design 11411 km/h mph(km/h) (s) (ft) I (ft) (ft) (ft) • 20 30 20 (30) 2.5 73 0.40 33 106 120 50 50 28 (45)-30 (50) 2.5 103-110 0.35 75-86 178-196 200-200 40 65 36 (55)-40(65) 2.5 132-147 0.32 135-167 267-314 275-325 50 80 44 (70)-50(80) 2.5 161-183 0.30 215-278 376-461 375-475 60 95 52 (85)-60(95) 2.5 191-220 0.29 311-414 502-634 525-650 65 105 55 (90)-65(105) 2.5 202-238 0.29 348-486 550-724 550-725 70 115 58 (95)-70(115) 2.5 213-257 0.28 400-583 613-840 625-850 75 120 61 (100)-75(120) 2.5 224-275 0.28 443-670 667-945 675-950 10 130 64(10S)-80(130) 2.5 235-293 0.27 506-790 741-1083 750-1100 Metric conversion factor:multiply value by 0.305 in/ft. TABLE 19-6 Decision Sight Distance* Design Times(s) Decision Sight Speed Distance(ft) Premaneuver Detection and Decision and Maneuver Rounded mph km/h Recognition Response Initiation (lane change) Summation Computed for Design 30 50 1.5-3 4.2-6.5 4.5 10.2-14 449-616 450-625 40 65 1.5-3 4.2-6.5 4.5 10.2-14 598-821 600-825 50 80 1.5-3 4.2-6.5 4.5 10.2-14 748-1027 750-1025 60 95 2-3 4.7-7.0 4.5 11.2-14.5 986-1276 1000-1275 70 115 2-3 4.7-7.0 4.0 10.7-14 1098-1437 1100-1450 80 130 2-3 4.7-7.0 4.0 10.7-14 1255-1643 1250-1650 'Metric conversion factor:multiply value by 0.305 m/ft. SOURCE:McGee.H.W.,Moore.W.,Knapp,B.G.,and Sanders,J.H.Decision Sight Distance for Highway Design and Traffic Requirements,U.S.Department of Transportation, WA,Washington,D.C. 1978. distance at which drivers can detect a signal or hazard in TABLE 19-7 a cluttered or visually noisy roadway environment, recog- Minimum Passing Sight Distances nize it, and perform the required actions safely. Its values are substantially longer than those for stopping sight dis Used for Design Used for Pavement Marking tance. 85th Locations where it is desirable to provide decision sight Design Minimum Passing Percentile Minimum Passing Speed Sight Distance Speed Sight Distance distance are: (1) complex interchanges and intersections; (2) any locations where unusual or unexpected maneuvers mph ern h ft m mph km/h ft m are required; (3)any variation in cross sections, such as toll 30plazas and lane drops; (4) where roadway elements, traffic 30 so 110000 335 30 48 500 152 and signs,signals,and other traffic control devices compete; 40 64 1500 457 40 64 600 183 and (5) areas where an unexpected maneuver may be re- 50 80 1800 549 50 80 800 244 60 97 2100 640 60 97 1000 305 quired. 65 105 2300 70I Table 19-6 shows a range of decision sight distances 70 113 2500 762 70 113 1200 366 based on most complex situations. In measurin decision 75 121 2600 793 - - _ - g 80 I29 2700 e23 - sight distance,the 3.5-ft(1.05-m)seated eye height criterion used to measure stopping sight distance is retained. How- ever, the 6-in. (15 cm) object height is not retained and a lances used for design, given in Table 19-7, are based on zero height of object is adopted. Table 19-6 also shows the various traffic behavior assumptions." Passing sight distances for purposes of pavement marking factors used to compute decision sight distances. are also given in Table 19-7. No-passing zone markings, given in the Manual on Uniform Traffic Control Devices,14 Passing sight distance. Passing sight distance is appli- cable only on two-lane, two-way highways. Passing sight ""A Policy on Design of Rural Highways."pp. 140-145.Also refer to the new • distance is the length of highway ahead necessary for one AASHTO policy on rural and urban highways when it is published. vehicle to pass another before meeting an opposing vehicle �F • r1)ERAL HIGHWAY ADMINISTRATION.U.S.DEPARTMENT or TRANSPORTATION, Manual on Uniform Traffic Control Devices for Streets and Highways,(Washington, which might appear after the pass began. Passing sight dis- D.C.:Government Printing Office, 1978),p. 3B-8. �' -IITt'"1 BI NO• Geometric Design 591 ': IVY NO. ,�P c - S.9 - /�G..-. t1 4,tf :j;' • `are based on different assumptions which result in lower TABLE 19-8 #' ; values. No-passing zones are based on the 85th percentile Suggested Corner Sight Distance at Intersection* speed during low-volume conditions, which is slightly less Design speed mph(km/h) • than the design speed. Sight distance adequate for passing should be provided 20 (32) 30 (48) 40 (64) 50(80) 60 • frequently in design of two-lane highways,and each passing ' section should be as long as feasible.Although the frequency Minimum corner intersection sight distance"ft(m) and lengths of such passing sections depend on physical and 200(61) 300 (91) 400 (122) 500(152) boo(11q "te:. cost considerations and cannot be reduced to a standard,the cilk -':.r: ` importance of providing passing opportunities on as much "Corner sight distance measured from a point of the minor road at least I5 ft 146; „' of the length of a two-lane highway possible cannot be m)from the edge of the major road pavement and measured from a height of eyed 4, gg y as 3.5 ft(1.05 m)on the minor road to a height of object of 4.25 ft(1.3 m)4 Sr ,, overemphasized. The percentage of the highway where major road. A passing can take place affects not only capacity, but also the safety, comfort, and convenience of all highway users. trols are assumed; other forms of traffic control have dd. For purposes of design, passing sight distance for both ferent intersection sight distance requirements. horizontal and vertical restrictions is measured from a °'' ;: "seeing" height of 3.5 ft (1.05 m) to an object height of Procedures for checking plans. It is often desirable 4.25 ft (1.3 m). For purposes of marking pavement, it is during the preliminary design stage to determine graphically ,'' . measured from a"seeing" height of 3.75 ft (1.15 m) to an the sight distances and record them at frequent intervals. object height of 3.75 ft (1.15 m). Methods for scaling sight distances and a typical sight dw f tance record which should be shown on final plans are shows a.- I Intersection sight distance. Intersections should be in Figure 19.2. For two-lane highways, passing sight - planned and located to provide as much sight distance as tance, in addition to stopping sight distance, should , possible.In achieving a safe highway design,as a minimum, shown. Yi there should be sufficient sight distance for the driver on Horizontal sight distance on the inside of curves may .# the minor highway to cross the major highway without re- limited by obstructions such as buildings, plant growth, x quiring approaching traffic to reduce speed. Minimums for cut slope. Horizontal sight distance is measured along different design speeds are shown in Table 19-8. Stop con- straight edge, as indicated in the upper left in Figure 19 3 3 Figure 19.2. Scaling and recording sight distances on plans. (Metric conversion factor: multiply values by 0.305 in/ft.) SOURCE: Adapted from A Policy on Geometric Design of Rural Highways, Washington, D.C.: American Association of State Highway Officials, 1965,p. 150. if Limit of horizontal sight distance Hold edge Tangent here F. �ppp fpp here co in t$ {O CD CO `° CCVV CCVV CN (� tV ID N N N fV CV CV N C‘)s+c, r —— Straight edge sec' Location of cut slope 2.0 ft above PLAN road surface for stopping sight / distance,4.0 ft for passing sight distance Straight Limit of 6 in.in Top edge stopping sight 3.50 ft in parallel lines tangent d stance solo vertical scale-} I iI \ CLgrade iR ----- ----- i --- Hold 3.5 ft Limit of passing line here sight distance PROFILE 4.25ftin - vertical scale 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 Stoppitr 3,000*600 3,00000+900 1,600 800 700 7700 550 600 550 550 600 500 665— - 050►0 7�500{6-0►0 8550- 00 3,,000* 950 1,000 500 3,000' 3.50 ft I .I I ► } I I I I_ -It1,0001,050 pa.,,3 3 1,600 I _ 600fi 6 7 800 900r� � �— �.900 3.5 to �. �. T �' Iy �i �� �'- �' TYPICAL SIGHT DISTANCE RECORD EXHIBIT NO. 9 592 Transportation and Traffic Engineering Handbook ITEM NO. 4 eee X4 - i/b "ft 138 AASHTO—Geometric Design of Highways and Streets Elements of • cCD -0� o pp pp pp PI npp1p d =;I; r3o45 � 8N4 '48 ' cc "' N D . where: d = • a V = a ' �rp- unhvMrNp` 7ooCMMocc f = O a) OWOcir . r rigctg .a S. g- •-- .- CV M I� E45 O M � ItpO_D(O CMV Q)M o .- NNMMV � CD In this for t or a single oW Moor� � nr` oo � oo<DM change. Me c c >_ c°� u`tio`�cQii$NFc`c � 14 fi o m i decreasesa m4- _1- rnrnN OO - 000rNU) z E of many ph; mQc (h8vO83N _�sO_ rri8 j O MM r�OM —NlNDMM �f o ro • tires, firet� a pavement s `r m The brakin `' V vehicle. Th U ppMI; ppppNNN N a) .c e. 66666666666 o V test from s' 0 w COTo constant fri v o c a Q calculated c a) ; Mr, OMPOMr,. OMr� c which spee m Qa c _ F.' rn�FSW08'3ZS s Figure II c « Z Mor; c%>o � c%�or; r; � N 0 tigators. CI p rM• $$No�M` �D`r°8NN E c q' measureme `9 ° a wet and dr o w °� o of friction o N ` m � � � �� ��� ��� standard s Hp NNNNNNNNNNN _ severalcur a - the dry con a) m • Curves 9 • c • 3 pavements m,° - pp pp pp distances 1 a'A m i E R ciA cc,i'l` 4 4(01 `c)U) o tests that is O a o— average of Q f/)V U 7 pies (at lo, > what bette '• e c Because m aE cQ� c9, ' 4Q8 8c`$ r, WO compared o co— a distances I co criteria she •3 -,_TTTBIT NO /0 i __��M� NO. # cap £A - 1i G -8S Y4 : },A 1 . : _ • P _. 244 ei • z 0 TO A-SAFE SIGHT DISTANCE FOR P VEHICLE CROSSING 2-LANE 1 / • I 1 / ' I CROSSINGHIGHWAY FROM STOP(SEE DIAGRAM' V / I N - - { , t— B-I-SAFE SIGHT DISTANCE FOR P VEHICLE TURNING LEFT O\ I INTO 2-LANE HIGHWAY ACROSS P VEHICLE A P CHAIG / FROM LEFT (SEE DIAGRAM) JJJ$YYYr / - `/C+ - ._ __ _ , B-2a-SAFE SIGHT DISTANCE FOR P VEHICLE TO TUN LEFT !)11 _•/ INTO 2-LANE HICAIWAY AND ATTAIN DESIGN SPEED '� i WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHNG I / FROM THE RIGHT AND MAINTAINI G DESIGN SPEED d / B-2D-SAFE SIGHT DISTANCE FOR P VEHICLE TO TURN LEFT r NTO 2-LANE HIGHWAY AND ATTAIN AVERAGE RUNNING $ ' ( , ,---Y _-�- SPEED WITHOUT BEING OVERTAKEN BY VEHICLE CP. H/J'�/-A1 (9 -- — I APPROACHING FROM THE RIGHT REDUCING SPEED FROM Kj / ! ! DESIGN SPEED TO AVERAGE RUNNING SPEED(SEE y 0 ) 0ryv I DIAGRAM) 0 IN I/' 91 IN AS �`� - I Co-SAFE SIGHT DISTANCE TO P VEHICLE TO TUN RIGHT ^I INTO A 2-LANE HIGHWAY AND ATTAINDESIGN WITHOUT CI Z / �/ - I -_---• BEING OVERTAKEN BY A P VEHICLE APPOACHING FROM 0 U' THE LEFT TRAVELING AT DESIGN SPEED. / / to I ' 1M CD-SAFE SIGHT DISTANCE FOR P VEHICLE TO TURN RIGHT •• / INTO 2-LANE HIGHWAY AND ATTAIN AVERAGE RUNNING Z. 35 — J I SPEED WITHOUT BEING OVERTAKEN BY VEHICLE / • APPROACHING FROM TIE LEFT AND REDUCING FROM DESIGN SPEED TO AVERAGE RUNNING SPEED. 0Fa ,c, 25 l _ _,_ _33 t ___,„ M 25 I I I 0 20D .OD 600 SOO 1000 IMO NOD GOO .DO 2000 2200 2.00 2600 SK;HT DISTANCE (FEET) H E. Figure IX-Z7. Intersection sight distance at at-grads ntowMO l ` • 4i CITY OF RENTON ma. HEARING EXAMINER Earl Clymer, Mayor Fred J. Kaufman 1 .J t,1i ( i:l __ . MEMORANDUM 1 ,, MAR 1 0 1989JECEOVIE TO: GARY NORRIS, TRAFFIC ENGINEERING vLfNORA BLAUMAN, PLANNING DIVISION FROM: FRED J. KAUFMAN, HEARING EXAMINER RE: J. WRIGHT DEVELOPMENT COMPANY R, CU, and SA-116-88 This office would like the parties to be prepared to address both the traffic generation estimates and the parking demands of the above entitled matter at the public hearing scheduled for 9 : 00 A.M. Tuesday, March 14, 1989 . I would like comparisons and any data relevant to the parking and traffic demands of the Senior Housing in both downtown Renton and in the Highlands. Thank you. cc: John Morris Don Erickson EXHIBIT NO. AP2-- Z .100 ITEM NO. /> C l,G, S` -// 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2593 Christopher Brown Associates 879 Rainier Avenue N., e,uite A-201 Renton, WA 98055-1380 / (206) 772-1188 March 7, 1989 Mr. Gary Norris , P.E. Traffic Division Department of Public Works City of Renton 200 Mill Avenue S. Renton, WA 98055 Re: Renton II Retirement Residence Sight Distance Dear Mr. Norris : Pursuant to my telephone conversation with Mr. Clinton Morgan of your office, we wish to reiterate our opinion on the adequacy of sight distance at the referenced project and, in accordance with the letter of January 13th from the Department of Community Development, reassert the mitigation measures defined in our letter of February 10th. We have asserted for some time that we can not find that the city of Renton is negligent in the design and operation of the intersection of Sunset Boulevard at Monroe Avenue N.E. , in our judgement. While the stopping sight distance to the southwest is not munificent, it is within the design standards , especially if we consider the posted speed limit, the key variable in any tortious claim. We have measured some 282 feet. Mr. Morgan of the traffic department has measured the same, I understand. A reasonable and prudent engineer, I would suggest, can assume that this fits the criteria established on Table III-1, Stopping Sight Distance (Wet Pavement) , in the publication, A Policy on Geometric Design of Highways and Streets 1984, American Association of State Highway and Transportation Officials, Washington, D.C. I am enclosing a copy for your review, reference and files . By the way, please note that these limits are for zero grade (horizontal) roads; the road in question has an up-grade which further enhances the defined distance since positive grades reduce the standard sight distance. As a matter of interest, you might also wish to note that nearly Traffic Engineers 0 Transportation Planners Mr. Gary Norris March 7, 1989 page 2 all of this data is from fields tests conducted in the 1930 ' s and early 1940 ' s. I believe you will recall that this time period predates modern tire designs and is with vehicles built with mechanical, not hydraulic, brake systems . I am enclosing a copy of the bibliography showing these dates for your files. Next, Mr. Morgan noted the sight distance requirements published by the Institute of Transportation Engineers (ITE) in the Transportation and Traffic Engineering Handbook, Second Edition, on page 592, Table 19-8 . Please understand that this book is not an adopted standard in the State of Washington and, more important, as the paragraph in front of the table states, there are important limitations. For example, it says, " . . .there should be sufficient sight distance for the driver on the minor highway to cross the major highway without requiring approaching traffic to reduce speed. " While we recognize that Monroe Avenue is not a highway, more significant, it is a "Tee" type intersection and there can be, obviously, no "crossing" . I trust you can now see that this table has no relevance in the issues at hand. While I am sure to some technicians it can serve as a guide, it is a guide that must be tempered with judgement. In conclusion, with adequate sight distance and with the mitigation measures we have suggested, we do not find that this intersection presents any unusual hazards. Your own accident records bear this out; Mr. Morgan tells us that there have been no accidents at this location. In summary, I stand on my previous recommendations. I do not believe the proposed retirement home poses nor increases any form of traffic hazard that is not already present nor mandates any mitigation measures beyond those of my February 10th letter. Indeed, even those or more than necessary. Yours trul , C. V. Brown, P.E. cvb/s encl. cc. Mr. Lynch oPHEP ‘'N CD e "�oPd" y n CJ ` a n Y )' fi "CtP ,x r f r ,f' • '' sr 1/x N • • • r rj'. A POLICY ., '? on : �. GEOJ E T'1.RIC DESIGN `t '` of / ' . '.:, HIGHWAYS ;3 t ,- • 3 and ':,,,, . STREETS r, 1984 . StIr ,V% , +i, • • <f " r, AASHTOTM American Association of State .a i . Highway and Transportation Officials ar. {'E Suite 225, 444 North Capitol Street, N.W. , Washington, D.C. 20001 { .,;,, (202) 624-5800 s ;A, Copyright, 1984, by American Association of State v'f.I+, Highway and Transportation Officials. All rights reserved. This book, or parts thereof, may not be ', ,: reproduced in any form without written permission of the publisher. Printed in the United States of America. 1 , t 138 AASHTO—Geometric Design of Highways and Streets Elements of Design 139 5� cc��cc�� Q d = VZ c v Is p_. N'IOp� cY,SNNr44 tui�dPa"d 30f 0 �0 N 1f'f N CN N M Tr L° c°O 0 where: d = braking distance, ft; t '� V = initial speed, mph; and a f = coefficient of friction between tires and roadways. N a r, In r,v el r 7 OD OD o0 c o 84gigMi�rN- il a aZ r 6 c?r`c :a o "'0 In this formula for braking distance the f factor is used as an overall E `88 '—A' c v) 0 � .- N�v M — or a single value that is representative for the whole of the speed a: change. Measurements show that f is not the same for all speeds. It r�a?r r:N•°D -.°0(0•"- C c decreases as the initial speed increases. It varies considerably because c i ,. ` g`4r'g N N r v i g 2 E of many physical elements such as air pressure of tires, composition of 20 m x_ c%,6 r v 6 o.7 o 0o r`Lc? o tires, tire treadpattern and depth of tread, type and condition of the apa c cm�iNgmr- - coc`�i o co P YP O o a pavement surface, and the presence of moisture, mud, snow, or ice. c t The braking distance also depends on the braking system of the c0 c •5 ; vehicle. The several variables are allowed for if f is computed for each e° gj m O test from the standard formula. It thus represents the equivalent r'•`6�`�' c constant friction factor. The values of fin Figure III-1(A and B) were o000000000o o v V c -73 . calculated on this basis for some of the curves that represent tests in c : which speed and distance only were recorded. �„�^o o co r o r>r� «. Figure III-lA illustrates friction coefficients found by different inves- o n rn o gi$g N°i3 N, c °1 tigators. Curves 1 to 6 are from a study (4) in which more than 1,000 c i 4= c%�p r-M O A dl G r:N N 7 ce w measurements of forward skidding were made on 32 pavements in both G ),'�$8 Si ` `� r N N o c wet and dry conditions. Several types of tires were used. Coefficients o of friction were computed by using actual stopping distances in the o 3 N standard stopping formula. Curves 7 and 8 are representative of m E m io "'in I,a Lo a, )(o v = several curves of a study (5) in which over SO surfaces were tested in N N N N N N N N N N N m the dry condition by three different methods using three types of tires. �' a m Curves 9 and 10 from the same study are representative of wet E pavements. Curve 11 is the calculated equivalent f value for stopping 2 t— distances measured (3) on high-type pavement; these were the only m o 0 E, tests that included stops from speeds of 60 to 70 mph. This curve is the El v La `p'' �p a ,r,g 8 N A g 4 at' nW S 8 i�o^f c average of all stops measured, but comparison with on-the-road sam- e e c E NNNr� Q Cl) o— m pies (at low speeds) shows that the vehicles and drivers were some- ? what better than the average on the highways. Because of the lower coefficients of friction on wet pavements as °'m_ 0 compared with dry, the wet condition governs in determining stopping r R q,8$` ;� o distances for use in design. The coefficients of friction used for design e N E W criteria should represent not only wet pavements in good condition but ,, 1 r' °gyp M j ',,, 14 1 i' ,. ! ,. 1 s and Streets Elements of Design 347 j ft beyond 12. Prisk, C. W. "Passing Practices on Rural Highways." Proc. HRB, Vol. 21. Washington, D.C.: Highway Research Board,_1941, pp. 366-378. 13. Highway Capacity Manual, Special Report No. 87. Washington, D.C.: Highway Research Board, 1965, 397 p. (A revised edition of the Highway Capacity Manual is expected to I1)a available in n Times." 1985.) -27. 14. Boyd, M. W., Littleton, A. C., Pilkington, G. B.,II, and Boenau, . CWA and R. E. Determination of Motor Vehicle Eye Height for Highway to of Tech- Design. U.S. Department of Transportation, Federal Highway Administration. Washington, D.C.: U.S. Government Printing rom High Office, 1978, 37 pp. ghway Re 15. Motor Vehicle Manufacturers Association. Driver Eye Height Comparison for 1976 and 1978. Motor Vehicle Manufacturers Measure- Association, Engineering Research Committee, Human Factors -B. Wash- Engineering Subcommittee. Unpublished report for AASHTO, PP. 1978, 14 pp. Resistance 16. Bryar, P. R. and Mojasiak, W. (Ontario Ministry of Transporta- 'ulletin 37. tion and Communications). Highway Vertical Alignment. Toronto, 1951, pp.1- Ontario: Ontario Ministry of Transportation and Communications, February 1978, 70 pp. !s of Pave- 17. Segar, E. E. and Brink, R. S. "Trends of Vehicle Dimensions and Publication Performance Characteristics from 1960 through 1970." Highway Materials, Research Record 420. Washington, D.C.: Highway Research Board, 1972, pp. 1-15. rashington, 18. Moyer, R. A. "Skidding Characteristics of Automobile Tires on Roadway Surfaces and Their Relation to Highway Safety." Bulle- Committee tin No. 120. Ames, Iowa: Iowa Engineering Experiment Station, arm Traffic _1934, 128 pp. nt Printing 19. Stonex, K. A. and Noble, C. M.."Curve Design and Tests on the 1 Pennsylvania Turnpike." Proc. HRB, Vol. 20. Washington, D.C.: Information Highway Research Board, 1940, pp. 429-451. 'ay Users." 20. Moyer, R. A. and Berry, D. S. "Marking Highway Curves with , Safe Speed Indications." Proc. HRB, Vol. 20. Washington, D.C.: 1ers, J. H. Highway Research Board, 1940, pp. 399-428. ighway De- 21. Barnett, J. "Safe Side Friction Factors and Superelevation De- artment of sign." Proc. HRB, Vol. 16. Washington, D.C.: Highway Research ashington, Board, 1936, pp. 69-80. 22. Hajela, G. P. Compiler, Resume of Tests on Passenger Cars on d Clark, R. Winter Driving Surfaces, 1939-1966. Chicago: National Safety actors, Vol. Council, Committee on Winter Driving Hazards, 1968, 165 pp. • �oF \•`•.arc� 41. . INSTITUTE ;Ito• TRANSPORTATION ENGINEERS eits%p • 'f,`'? TRANSPORTATION • AND TRAFFIC ENGINEERING HANDBOOK SECOND EDITION Wolfgang S. Homburger Editor Louis E. Keefer and William R. McGrath Associate Editors PRENTICE-HALL, INC., Englewood Cliffs, New Jersey 07632 pare based on different assumptions which result in lower TABLE 19-8 values. No-passing zones are based on the 85th percentile suggested Corner Sight Distance at Intersections* speed during low-volume conditions, which is slightly less Design speed mph(km/h) than the design speed. Sight distance adequate for passing should be provided 20(32) 30 (48) 40 (64) 50 (80) 60(97) frequently in design of two-lane highways,and each passing Minimum corner intersection sight distance*ft(m) section should be as long as feasible.Although the frequency and lengths of such passing sections depend on physical and 200 (61) 300 (91) 400 (122) 500 (152) 600 (183) cost considerations and cannot be reduced to a standard,the importance of providing passing opportunities on as much *Corner sight distance measured from a point of the minor road at least IS ft(4.6 m)from the edge of the major road pavement and measured from a height of eye of of the length of a two-lane highway as possible cannot be 3.5 ft(1.05 m)on the minor road to a height of object of 4.25 ft(1.3 m)on the overemphasized. The percentage of the highway where major road. passing can take place affects not only capacity, but also the safety, comfort, and convenience of all highway users. trols are assumed; other forms of traffic control have dif- For purposes of design, passing sight distance for both ferent intersection sight distance requirements. horizontal and vertical restrictions is measured from a "seeing" height of 3.5 ft (1.05 m) to an object height of Procedures for checking plans. It is often desirable 4.25 ft (1.3 m). For purposes of marking pavement, it is during the preliminary design stage to determine graphically measured from a"seeing" height of 3.75 ft(1.15 m) to an the sight distances and record them at frequent intervals. object height of 3.75 ft (1.15 m). Methods for scaling sight distances and a typical sight dis- tance record which should be shown on final plans are shown Intersection sight distance. Intersections should be in Figure 19.2. For two-lane highways, passing sight dis- planned and located to provide as much sight distance as tance, in addition to stopping sight distance, should be possible.In achieving a safe highway design,as a minimum, shown. there should be sufficient sight distance for the driver on Horizontal sight distance on the inside of curves may be the minor highway to cross the major highway without re- limited by obstructions such as buildings, plant growth, or quiring approaching traffic to reduce speed. Minimums for cut slope. Horizontal sight distance is measured along a different design speeds are shown in Table 19-8. Stop con- straight edge, as indicated in the upper left in Figure 19.2. Figure 19.2. Scaling and recording sight distances on plans. (Metric conversion factor: multiply values by 0.305 m/ft.) SOURCE: Adapted from A Policy on Geometric Design of Rural Highways, Washington, D.C.: American Association of State Highway Officials, 1965,p. 150. Limit of horizontal sight distance Hold edge Tangent here p) (pp N CO c0 c0 (in (ID ^D OD N here s N (V N co N N N N N N N N N N `1 —— Straight edge N 0 PLAN e.► / Location of cut slope 2.0 ft above road surface for stopping sight 7 'distance,4.0 ft for passing sight distance Limit of 6�in.in Straight Top edge stopping sight vertical 3.50 ft in parallel lines tangent distance scale vertical scale, I I N \ I L CL grade - — —— ►__- Hold 3.5 ft Limit of passing line here sight distance PROFILE 4.25 ft in vertical scale 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 Stopping S.D. ��� 555000 3.50ftto6in 3,000+600 3,0-r- 1,600 800 700 700-- 5 55 6>ti0 650 500 75 850 91 '1,000 500 ' --}-► --}-► � � Passing S.D. 3,000+700 3,000+800 1,600 1000 900 900 600 850 600 800 650 700 700 700 800 1,600 900 3,000+ 1,000 1,050 900 3,000' 3.5 to 4.25 ft �� �i }-..� �—{- --I--� -- �-• �--�� �--�� .�_ -6 i TYPICAL SIGHT DISTANCE RECORD 592 Transportation and Traffic Engineering Handbook i io _ f F llllllplilliiii i A-SAFE SIGHT DISTANCE FOR P VEHICLE CROSSING 2-LANE 65 II sy :I GHWAY FROM STOP.ISEE DIAGRAM) b Olt 60 ii ` I'YJ R-I-SAFE SIGNT DISTANCE FOR P VEHICLE TURNING LEFT err � INTO 2-LANE HIGHWAY ACROSS P VEHICLE APPgpgryuPG /0, FgOM LEFT.(SEE OIAGRgM) I.• i��' B-2a-SAFE SIGHT DISTANCE FOR P VEHICLE TO TURN LEFT �� I / IF INTO 2-LANE HIGHWAY AND ATTAIN DESIGN SPEED 55 � WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHING IIIIII ' / , 6 FROM THE RIGHT AND MAINTAINING DESIGN SPEED d 0 B-2b-SAFE SIGHT DISTANCE FOR P VEHICLE TO TURN LEFT AND ATTAIN 0 l SPEED WITHOUTINTO 2 LANE I BEING OVERTAKEN BY VEHICLE AGE RUNNING �.. ROM W IS iiif ii /�' DESIAPPGN SPEED CHING 70 AVERAG THE E RUNNINGSPEED( I l 0%r ,/ ill DIAGRAM) O 11111.4/ 14 / I Co-SAFE SIGHT DISTANCE TOP VEHICLE TO TURN RIGHT /'I I� , , 111111 I BEING OVERTAKENI BY WA YPAVEHICLE ND ATTAIN APPOACHING FROM Not ', 'AIM ' THE LEFT TRAVELING AT DESIGN SPEED. O Cb-SAFE SIGHT DISTANCE FOR P VEHICLE TO TURN RIGHT '� F INTO 2-LANE HIGHWAY AND ATTAIN AVERAGE "41111 " , SPEED RO APPROACHING FT BEING OVERTAKEN BY VEHICLE RUNNING ' APPROACHING FROM THE LEFT AND REDUCING FROM 1" DESIGN SPEED TO AVERAGE RUNNING SPEED. . 23 IIIIIIIIIII ��� 0 200 600 B00 1000 1200 *co III Qq moo 2DOp 2200 2400 ZGOp SIGHT DISTANCE (FEET) A y A Figure IX-27. Intersection sight distance at at-grade A. intersection (case IIIB and case IIIC). ' y { 101,.. - '. .. ;:.a a ' zte i., (0 co co tn ' B n o ' \n/ 041/______)( b( / '-1/ / ad / 1Z. • • . • . - . • . . . . . .. . . . . . .. . • '' - - \ •k.I' 1! • \ ; ill L , . . . . . . . •: • 1Vit •• • • y.f.v . . . . , • • • • • ••t•• • ; • - ty •, , • . . . . . . . . . . . •' • " ' •• . .. •• 1i; _ •••••••i- . . . . . •• . • • . •• . . • ' ' . .• . . . • 4 - L • . . . '" • `t.,; ..." - • ..\ : l'" : ... . • , . . . . • . .. " , ..• . • '' : .1.• • • •- ..•. . • .•'14%• • • •.• ,•,t 1•?... ;?• _ . . • . . . . .. . • . . . •- . • • . • • . . • • • •• • • .• . • : •: • . y 51'. are based on different assumptions which result in lower values. No-passing zones are based on the 85th percentile TABLE 19-8 speed during low-volume conditions, which is slightly less Suggested Corner Sight Distance at Intersections* `. TI than the design speed. a Design speed mph(km/h) R' ab Sight distance adequate for passing should be providedw frequently in design of two-lane highways,and each passing 20 (32) 30 (as> 35 ao (6a) so (80) ro: section should be as long as feasible.Although the frequency (97) (1 i and lengths of such passing sections depend on physical and Minimum come intersection sight distance*h(m) tan cost considerations and cannot be reduced to a standard,the 200 f61) 300 91) tra, ( aoo 7.i. goo psz> Tao psi) ` fro importance of providing passing opportunities on as much ghtdistancemeastheminorroadatleast15ft(4.6of the length of a two-lane highway as possible cannot be `Comersih .` m)from the edge of the major road pavement and measured from a height of eye of i Fig overemphasized. The percentage of the highway major3.5 ft(1.05 m)on the minor road to a height of object of 4.25 ft(1.3 m)on the W1G .5 passing can take place affects not only capacity, but also road. the safety, comfort, and convenience of all highway users. trols are assumed; other forms of traffic3 whi For purposes of design, yen g , passing sight distance for both ferent intersection sight distance requirementstrol have dif- iv horizontal and vertical restrictions is measured from a "seeing" height of 3.5 ft (1.05 m) to an object height ofures pivc 4.25 ft (1.3 m). For purposes of marking pavement, it is during thepreliminary desigfor n sage to determine lans. It is egra h graphically the measured from a "seeing" height of 3.75 ft (1.15 m) to an the sight distances and record them at frequent intery stall object height of 3.75 ft (1.15 m). P y stop Methods for scaling sight distances and a typical sight d s ,� _ stall • Intersection sight distance. Intersections should be in Figure tance o19.2.whichrd shwolane highways,be shown on passing sighte shown S. For gyp• way, planned and located to provide as much sight distance as P g d1•s ti'� Possible.In achieving a safe highway design,as a minimum, hown in addition to stopping sight distance, should be Y;,�, ;;, whic here should be sufficient sight distance for the driver onmini: desig he minor highway to cross the major highwaywithout re- Horizontal sight distance on the inside of curves maybe limited byobstructions such as buildings, plant }. desig luiring approaching traffic to reduce speed. Minimums for g egrowth, ar of pa lifferent design speeds are shown in Table 19-8. Stopcon- cut slope. Horizontal sight distance is measured along a straight edge, as indicated in the upper left in Figure 19.2. t Figure 19.2. Scaling and recording sight distances on plans. (Metric conversion factor: multiply values by . " 0.305 m/ft.) SOURCE: Adapted from A Policy on Geometric Design of Rural Highways, Washington, D.C.: " American Association of State Highway Officials, 1965,p. 150. wLL. Ve. curves grades Limit of horizontal Wider' Hold edge Tangent here sight distance '`i hereco Lr) o Ver In N N tp M V ll'1 a l9 N N N N/G/ tV N N N N to op tn N N - curves `� —— straight edge curves ___ Terence Location of cut slope 2.0 ft above PLAN of verti road surface for stopping sight / distance,4.0 ft for passing sight distance +i • 4. Straight 3.50 ft in 9 Top edge Limit of 6 in.in - vertical scale parallel lines tangent stopping sight vertical Q grade distance scale I --- _ =` { or, if L • Hold 3.5 ft Limit of passing—' t PROFILE line here sight distance - 4.25 ft in 256 257 vertical scale ° " K is Con 258 259 260 261 262 263 264 crest vent 265 266 267 268 269 270 - For sag v g lance, wi 3,000*600 3,000*900 1,600 800 700 700 550 600 550 550 600 500 650 500 + Stopping S.D. from a SO ~' �--Y 75 850 3,000 950 �—>- �� 1,000 500 3,000* Passing ft to 6 in, surface. 7 3,000'700 3,000 800 1,6�=0 90�y 6��0 600 800 650 700 700 700 800 1,600 900 3,000* 1,000 .5tS.D. the paver: �-�-� �--}-� �.-.}_� �...+� � �_ �+ goo 3,000* 3.5 to 4.25"°,zr _ tudinal ax TYPICAL SIGHT DISTANCE RECORD �r roadway s �, of vertical Transportation and Traffic Engineering Handbook f.j i{ ;. • . x. . to l -t r, C J i ' -r7 . . s i,.ail �1�Ii C-caN"L c7n NO,ll �i� \�/,fiI1 IOd13IN t U�ur f I., ..,... oi;;...', e_.iiiO r�r L li n a �fJk� .r . • .{=7.7(--- ) :,a$..." za.1..111.1.. .. sn. ,rsrMss¢aret:a....se. 11111< ._._. • • r. 1°11 f 14 ^--- -.----- -7 y;,:::i ,...tZ7,10.',: +i3::..,Z.KY.Ci.,..N.LC^-,.zr L•".ti.., -i.:•..... ..FsF9Y3..„^.....M.11r,,,).,t cY.4.0.4 rjr 7L r f -.. -L r \ f 1� l� —1 1 l rf� )1 \J1f lII � 11��11I // 1 rl1\'1� / '� i//� rLL_J _]L_�.J _J 1. __..J� _JI_] .i( .� �..-/1 J _.J l___ I ' t t ( 1 �l 1 \ ,/lr 7 i I • yx r 8 r C i , / . 11 lisi,.,,1 ,., / - - . 'A 1,-7 „). 1,77 fi-71r.7 r,--,71-7 Er,--S .„.....::‘, 7/7:4-T\r.__:_\„ 177,1 r,77 fir ... , '' , , , „ . ''. f,',#,, , _ + t I f> t • t '.t ,+ T..- I i :t t ,r,,. "R?•,.,4 > i tt lrt 7Avr. „i�,y • A . • Proposed Renton Highlands . Center • . . _ . . .. ,.. . ________ .7....,.- ./. •• .., •• ., -..'..:764g 1 .-: .-,..g,--- -.. , I ,.. ' • , , . , , ,. •\.k0 View of site looking South ' � • ;'a from North side of Sunset ` T 1 . lPi_,�' s ,� k .iII'i4`�4'IY�- xn J h 1 .•w„ •` j= - •~` { Proposed Renton Highlands .v « a z7-, a �I p _ � 1 . Center • f aw 1 :° ' --r y I _ _ View West on Sunset Blvd. II I from Monroe and Sunset I I 11 , 0,.` View North on Monroe towards t 'r 1' 'P - � 1' , proposed site and Sunset Blvd `� g , �i !4" .� . h �t�y 1• L k .ytUk ii ,i,x' i lr4'1.J ,r , ; 4K: �'S^C'"g:i,,,m<W1", Fy a r, � `r ..4 1 P VP F.� i":{ '.3 ssA�1�6. ;,fix*' . — �. 1' .1 .. .h,;'" 'y y..... Ste"% {,}�`:W•�.i.kr-.; a 12:,. .p.,�.l //� '/ �9 J/�� fit' + T'. -�. L� 'y .-.7.. 4 F 7 yy�'� 40 ei �r V W �I / -' //G -2V - •! i � : ,, L \ ,�,�Y 4'' 4'i' } .1�•1 `a 'ti,, :,�.--. l fit- -: -} '{•. '• + .4 c ,r i= ,, ••,s.-ei .4 4c - ,44, .+F, .►. II ...iv, ^ ."J_ View East on Sunset Blvd. from ' ;t,;',1,',' ' ` , Monroe and Sunset Blvd. !� + t a Niy"Ly x ! "i ", �p�f �ML, ,y . •. :-',',':::'''',.,:;;.'—tr'''. ....>*:4,--..:-2';1.-' ' :sm,..,,I,.„-',...", ti ® CITY OF RENTON PUBLIC WORKS DEPARTMENT Q s� Traffic Engineering Division Earl Clymer �� �'�. � �Q RECEIVED MEMORANDUM MAR 2 31989 CITY OF RENTON R DATE: March 21, 1989 PLANNING DIVISION CITY OF RENTON TO: Dgp Erickson, Zoning Administrator D MAR 2 2 1989 ionnora Blauman, Senior Planner ipECIElluE FROM: Gary Norris,1Traffic Engineer SUBJECT: Renton II Retirement Residence NE Sunset Blvd. near Monroe Ave. NE Problem Issue: Method of achieving appropriate sight distance at the intersection of NE Sunset Blvd. & Monroe Ave. NE looking westerly on NE Sunset Blvd. Discussion: It has been determined that the necessary sight distance at the intersection cannot be achieved within practical means and the traffic consultant with the developer has not been able to propose an acceptable solution to the problem. Recommendation: It is the recommendation of Public Works and this office that the developer provide the following means to insure a safe access and exit at the intersection referenced above. 1 . Trim the bush back on Sunset Blvd. looking westerly to achieve the sight distance of 282 feet the developer's traffic consultant says can be achieved. 2. Slope the embankment on Sunset Blvd. that is within the public right- a-way to supplement item 1 above and install a rockery to prevent bush from growing back onto the slope. 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2620 . ' r Don Erickson Lenora Blauman Page 2 March 21, 1989 3. Provide an approved plan and installation for channelization and signing the intersection of NE Sunset Blvd. & Monroe Ave. NE with right turn out and right turn/left turn in. In this way, a safe operating sight distance for vehicles will be achieved. Please forward these conditions on to the developer as being acceptable to Public Works. In this approach, the development need not be stopped from development due to a sight distance problem. CEM:ad Attachment cc: Lynn Guttmann CEM064 nW •-es -z8 -s 28 8// -CO 0''` 6�'/ r�� a 1 1fr• ° gC9) al 0 - • 31t, _ V ..),,°(1 ., 0 A, oa ♦9 N y(QO _ NI °bb •Q oi z r o 0 . / • E-.c ei/� . T�,GI _ (.0 • o 1. ; , 4 3 , qbq N "L, ro ti 71 o ' .ri , � • .. N s. -. d 0 # y4t"c,4, " 5z0° _ . ._ ev n • y A� / o � \ �R1 ,X o • I, ir .1 ! o oI. • -\\ Ni) V 9°7 -:\ 0 ' IL, .o / ‘ , . b /9 .9// 1` cg �� 4 , •7 S O. 00 I o 0•61 )/.. pl X °Z , , 1CC • e • o •66 1) \ 9l't • • [, / 00 n'/ • si of x cr' la 4 - '‘),E QAC E 40.0- , sc`b � q-~-0-" n at % IA 1 - e •0 db `INY � db •43 GIA(0\ sale,-- ZIA. al6 \ • • r 'b,,i 'PP"inew 5g' r► L1 • `,a VII . i 1v . et, .ab,4- ...‘1 1 1 11 .%.14\ %• S � ?v 11 IC l' 6 lel!, , • .5-x •• V , , 6£ m I� �Ar-�-4 / ' I' z£ 6 "/ n. I EXHIBIT NO. za ..,.., ITEM NO. 4 ( le, Sx9 -Ye -e' SENIOR HOUSING PARKING INFORMATION CEDAR RIVER HILLCREST EVERGREEN *HIGHLANDS TERRACE TERRACE TERRACE # RESIDENTS 72 60 50 100 # STAFF 18 18 18 85 # DAILY VISITORS 30+ 25+ 20+ 60+ # DAILY DELIVERIES 2-3 2-3 1-2 2-3 TOTAL # PARKING SPACES 32 ON STREET ON-STREET 45 ONLY ONLY # ASSIGNED RESIDENTS N/A N/A N/A 0 # ASSIGNED STAFF N/A N/A N/A 6 # ASSIGNED VISITORS N/A N/A N/A 0 # ASSIGNED DELIVERIES N/A N/A N/A 0 * NOT A CITY PROJECT AN-zn-'ti-J Wd o m: u / / 1jr- mt[ll/un /r-L 1,ilj.��- ��u *HU' ruz pU00N �CITY � . ��`� ............ �����--`__-_ .............................._.............--_-__'___.......... ______ 17 -----------J�---'--''~~--~-^~---~-----� -`------------------------ ----------�----' � .......... ........ ___-_____ ...... _-____-_____-__-__- ----' _...... ......_----___'---__--___-_--_~`_ --_-__-_----�---'___'-_-_-- ,___________� | BEGINNING OF FILE FILE TITLE ,'/ 6446) 34, //6 .giE