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CONCEPT ARCHITECTURE, LLC
1712 Pacific Avenue Suite 107, Everett, WA 98201
1005 Terminal Way Suite 245 Reno, NV 89502
ConceptArchitecture.com
PROJECT NARRATIVE
VARIANCE
Project: 4th Dimension Building
Site Location: 4502 NE 4th Street, Renton, WA
APN 1023059068
Site Area: 23,170 SF
The proposed project is to be constructed at 4502 NE 4th Street in Renton. The project will
require a Site Plan Review as well as building permits. The site is zoned CA and all adjacent
parcels are also CA zoned. The existing site has one vacant home which is accessed from NE
4th Street. The site elevations descend to the north forming a bowl. There are no wetlands
identified on or near the site. A 24” storm water pipe conveys upstream flow through this low
area. The flow is considered by the City a piped stream and the low area is subject to ponding
of storm water during severe events according to previous drainage studies provided by the
City. The soils consist of ablation till overlying lodgment till.
The proposed use of the property will be a mixed use building which will include ground level
commercial uses with residential uses above. The basement level and a portion of the main
level will be parking. Pedestrian access to the project will be from NE 4th Street and Bremerton
Avenue. Vehicle access will be from Bremerton Ave. Offsite improvements will include
roadway frontage improvements. The estimated cost of the project will be between $6 mil. and
$7 mil. The market value is unknown, but will exceed the costs.
The building is designed to utilize the site topography as much as possible. Estimated quantity
of excavation is 1,500 cy cut and 3,500 cy fill. There are not significant trees on site. Some
trees within the right of way will be removed in order to widen the road as required. The City
has required a land dedication in order to widen both NE 4th Street and Bremerton Ave. Please
see the site plan for additional information. During the construction phase, a job site trailer is
anticipated. This will be determined in more detail when the project moves nearer construction.
As mentioned above, a 24” diameter drainage pipe is located under the proposed building
location. The system is considered a piped stream. The upstream drainage basin is large, fully
developed, and during large storm events; directs enough water through the storm drainage line
that storm water overflows the culvert inlet and ponds in the lower area of the site. This has
been determined by previous studies provided by the City.
The proposal removes the pipe under the building while providing a new open channel. It also
provides open space under the building for the storage of ponded storm waters to prevent
impacts to neighboring properties. The open channel will be less likely to plug or get blocked by
debris compared to the existing 24” culvert. In addition, a new 30” culvert will be extended to
the site from the existing storm system in Bremerton Avenue. The area below the building will
have access for maintenance and cleanout and pumping access per City specification. The
impact will be to improve the flow of drainage water across the site.
1712 Pacific Avenue Suite 107, Everett, WA 98201
1005 Terminal Way Suite 245 Reno, NV 89502
ConceptArchitecture.com
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