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MEMORANDUM
To: The City of Renton Date: 05/04/2026
From: Clark Kjos Architects
Project: MultiCare Overlake Off-Campus Emergency
Department (OCED) Renton
Project # 26002
Subject: Project Narrative and Justification
PROJECT NARRATIVE
a) Project name, size and location of site;
a. RESPONSE: The Overlake OCED Renton includes the renovation of an existing vacant
single story, ~16,500SF B occupancy box store building, formerly a Rite-Aid, located at
3116 Northeast Sunset Boulevard in Renton, Washington (the “Property”). The Property is
approximately 1.76 acres.
b) Zoning designation of the site and adjacent properties;
a. RESPONSE: The Property is zoned Center Village (“CV”). The new use will be a Type B
occupancy Emergency Care facility; a local extension of the MultiCare Overlake Medical
Center & Clinics. All immediately adjacent parcels are zoned CV.
c) Current use of the site and any existing improvements;
a. RESPONSE: The Property is improved with an existing structure, and the facility is
currently unoccupied. It is a former Rite-Aid drug store and pharmacy. This existing
building is ~16,500SF and will largely remain. The site is currently paved with 63 on-site
parking spaces. The building is served with water, sewer, electric, and gas utilities.
d) Special site features (i.e., wetlands, water bodies, steep slopes);
a. RESPONSE: Preliminary review of City GIS indicates the potential presence of steep
slopes and geological hazards on the Property. As evaluated and described in the
Geotechnical Engineering Services Report, steep slopes are not present. No other
wetlands, waterbodies, or critical areas are on or in the vicinity of the site.
e) Statement addressing soil type and drainage conditions;
a. RESPONSE: The soil explorations observed Recessional Outwash soils ranging in depth
from 8.5 to 41.5 feet below ground surface. These soils generally consisted of loose to
dense sand with variable silt and gravel contents.
b. Generally speaking, Recessional Outwash soils in the upper portion of the soil profile
contained a higher percentage of silt than those encountered at depth. Soils in the upper
portion of the profile were loose to medium dense, and the relative consistency of their
Recessional outwash tended to increase with depth. The transition between the upper
Recessional Outwash soils (typically containing a higher fines content with relative
constancies between loose and medium dense) and the lower Recessional Outwash soils
(lower fines content and medium dense to dense) varied but typically occurred between
depths of about 10 and 20 feet bgs.
c. The existing site and roof drainage is collected in an onsite conveyance system to an
underground concrete detention vault located in the southwest corner of the project site.
The detention system outfalls to the City of Renton’s storm drainage system at a manhole
in the northbound lane of Kirkland Avenue NE.
d. There are no known deficiencies or problems associated with the existing drainage
system.
e. The project proposes to maintain the existing drainage system to the maximum extent
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feasible to ensure minimal impacts to the existing project site. The storm drainage
evaluation and proposed improvements will meet the 2022 City of Renton Surface Water
Design Manual. Storm Drainage Narrative: The project is subject to full drainage review
because greater than 2,000 square feet of new plus replaced impervious surface is
proposed. The project proposes approximately 17,556 square feet of new plus replaced
impervious surfaces necessary to provide a sufficient patient drop-off, staff loading area,
ambulance drop-off, ADA accessible parking stalls, and an ADA accessible pathway from
the building to the right-of-way (does not include replaced roof areas). Nearly all
new/replaced hard surfaces are in locations of existing hard surfaces. Approximately 250
square feet of parking lot will be removed and replaced with a landscape island.
i. Core Requirement #3 – Flow Control FacilitiesThe project site is located within the
East Lake Washington Drainage Basin and is subject to the Peak Rate Flow
Control Standard (Existing Conditions), therefore the proposed runoff peak flow
rates will match the peak flow rates of the current site conditions. The project
proposes equal to or less impervious surfaces than the existing condition,
therefore it is anticipated the peak flow rates of the project will meet the
requirement of Basin Control Standard.Core
ii. Requirement #8 – Water Quality Facilities: On-site stormwater runoff will be
collected and conveyed to the existing on-site storm drainage system. The project
proposes to utilize the “Cost Exemption for Parcel Redevelopment Projects” to be
exempt from this Minimum Requirement #8 – Water Quality because the existing
drainage system is currently properly functioning and the project only proposes
399 SF of NEW impervious surfaces.If the exception cannot be obtained, the
project can install water quality treatment structures to satisfy the project’s
drainage requirements. The new structures would treat the required stormwater
runoff before entering the existing underground detention vault. Based on
preliminary review, we anticipate these vaults to be 6’(w) x 6’(l) in size or less.
iii. Core Requirement #9 – On-Site BMPs On-site BMPs will be evaluated and
implemented to the maximum extent feasible, however, given the constraints of
the existing stormwater system and surface grading, and that a new flow control
facility is not required under Core Requirement #3, the BMPs listed in this Core
Requirement will likely all be deemed infeasible to implement on the project site.
f) Proposed use of the property and scope of the proposed development (i.e., height, square
footage, lot coverage, parking, access, etc.);
a. RESPONSE: The Overlake OCED Renton involves the conversion of an existing ~16,500
square foot commercial facility located on the Property (formerly a Rite-Aid store) to a
medical services use. The primary proposed use within the new facility is an OCED, which
provides emergency medical care in a freestanding location instead of being an accessory
use to a larger hospital. The facility is open 24 hours per day and 365 days per year. The
OCED is staffed with doctors, nurses, and other medical support staff capable of handling
serious illness and injuries at acuity levels that are greater than an urgent care, but not as
acute as a traditional hospital emergency department. There would be 8 - 12 staff
members on site at any one time, although more staff could be on site for short intervals
during shift changes.
The OCED has ten outpatient emergency treatment rooms, a diagnostic lab, radiology
services, and a point-of-care (i.e., not retail) pharmacy. Common conditions that are
treated at OCEDs include allergic reactions, basic broken bones, burns, dehydration, head
/ abdominal pain, lacerations, infections, and respiratory illnesses. The facility does not
offer surgical, trauma, birthing, behavioral health, or inpatient services — this is a medical
facility licensed by the Washington State Department of Health (“DOH”) and is not
licensed to keep patients for 24 hours or longer. Patients are treated and discharged or
seriously ill patients whose needs cannot be met at the OCED are transferred to a hospital
for higher levels of care; such conditions that an OCED is not equipped to serve include
heart attacks, strokes, conditions with a likelihood of requiring ventilation or intubation, or
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open fractures.
The project is generally an interior renovation to convert the existing ~16,500SF facility
into an OCED, and the proposed scope of work includes:
• Planned façade alterations on the East and South sides of the existing building.
• New canopies on the South and East façades.
• Updates to the exterior envelope include a complete reskin, with removal of the
existing EIFS exterior treatment and insulation upgrades to meet current energy
codes.
• New windows and storefronts, with exterior finishes to meet the City codes.
• A new vestibule and entries into the building.
• New signage and branding on the building as well as wayfinding signage on the
Property.
• Replacement of some mechanical rooftop units. Screening will be provided at
units around the perimeter or within the line of site to surrounding grade level.
• A backup generator and mechanical units serving the building will be provided at
ground level within the existing 4 corners of the building structure in an open air,
non-conditioned, covered courtyard, and will be screened from view.
• Parking and site improvements will be minimal with some potential restriping,
minor parking area reconfiguration, asphalt repair, landscaping, and ADA
improvements (including addressing compliance issues, if any, with the ADA ramp
in the Southeast corner of the Property). The existing curb cuts / site accesses
will be maintained in their current configuration.
• On-site fire department access roads providing access within 150’ of all portions
of the building meet the minimum width and turning radius requirements. The
application includes vehicle tracking modeling confirmation.
While final design documents are in development, the building will not exceed the
maximum height in the CV district of 50’. Existing lot coverage of ~22% is not expected to
be changed.
It is expected that the remainder of the building (~4,000 SF) will be converted to a medical
office (i.e., primary care or medical imaging) use.
The existing project site has an impervious surface coverage of approximately 86.5%. The
project does not propose significant reductions in impervious surface coverage in order to
maximize the use/parking on site. The improvement of the new building will not encroach
into the site setbacks.
There are 63 existing parking stalls on-site with 4 of them striped as ADA although surface
grades may not meet the ADA stall and loading zone requirements. 56 total parking stalls
are proposed with 7 being ADA accessible (2 van accessible stalls and 5 standard ADA
stalls). The ADA parking stalls are proposed with new pavement to ensure accessible
grades are provided.
The existing ADA ramp to the southeast of the site has non-compliant grades, therefore
the project proposes to replace the ramp and on-site walkways to ensure ADA
accessibility is provided from the stalls to the building and from the building to the right-of-
way. Pathways within parking areas are proposed as differentiated material; concrete
walkways within asphalt parking areas. Short retaining walls are proposed for the new
ramp. No other retaining walls are proposed on-site.
On-site fire department apparatus access roads providing access within 150’ of all
portions of the building meet the minimum width and turning radius requirements (20’
wide, 25’ inside and 45’ outside turning radius). The application includes vehicle tracking
modeling confirmation.
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Utilities
Water System: no improvements are proposed to the existing outdoor domestic or fire
water systems. A new FDC is not proposed. The project team will coordinate with the Fire
Authority during CUP review if any system improvements are required. Storz adapters
will be provided on existing hydrants that are not already equipped.
The new OCED space requires a domestic demand of 75 gallons per minute and the
shell space is anticipated to require approximately 16 gallons per minute totaling the
need for 91 gallon per minute which can be supplied by a 1.5” service line. Therefore the
existing 1.5” water service will provide the necessary water demand and will not need to
be upsized. The existing DCVA will be removed per Pre-Application Meeting comment
and replaced with a new 1.5” RPBA within the building. A 4” drain outlet is provided from
the mechanical room to outside the building. Coordination with the City to confirm that the
RPBA can be located within the building is ongoing.
The existing irrigation meter, service, and DCVA is expected to provide adequate
capacity and does not require modification.
Sewer system: The project proposes to maintain the existing 6” PVC sewer stub serving
the property. Per the Pre-Application Meeting requirements, the existing sewer stub has
been CCTV’d, appears to be in good condition, and adequate for reuse by the project
site. CCTV footage is provided in the CUP submittal.
Based on review of the topo and as-builts, it may be infeasible to provide a sewer service
to the trash enclosure due to depth of the existing sewer stub and the site grading.
Coordination with the City is forthcoming to determine if the City would accept an
alternative to the required sewer stub. Alternative consist or allowing the existing
drainage system to remain in place and continue to function as it is currently, or to review
the feasibility of routing the trash enclosure to the proposed storm system and the ability
to provide enhanced water quality treatment to the enclosure runoff before entering the
existing storm drainage vault.
Power/Communications/Gas: Existing utility services may be modified to enter the
building at new locations based on the proposed floor plan. Coordination with the utility
purveyors is forthcoming.
g) Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
a. RESPONSE: No off-site improvements are proposed or anticipated.
h) Total estimated construction cost and estimated fair market value of the proposed project;
a. RESPONSE: Early construction cost estimate is estimated to be $12,000,000. Estimated
fair market value based on exit caps for similar projects indicate a completed value of $17-
19M.
i) Estimated quantities and type of materials involved if any fill or excavation is proposed;
a. RESPONSE: The project proposes only minimal earthwork associated with the new
walkways and ramps, entrances, drop-off, and minor utility renovations. Large-scale
grading or excavations are not proposed.
j) Number, type and size of trees to be removed;
a. RESPONSE: Two existing trees may be removed in the Northeast portion of the Property
due to minor parking area reconfiguration. The preliminary landscaping plan proposed
replacement of these trees.
k) Explanation of any land to be dedicated to the City
a. RESPONSE: No land is anticipated to be dedicated to the City.
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