HomeMy WebLinkAboutSR_HEX_Report_Exhibits_Chateau_Valley_Tower_191022_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: October 22, 2019
Project File Number: PR19-000301
Project Name: Chateau Valley Tower
Land Use File Number: LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Public Hospital Distr. #1 King Co, PO Box 50010, Renton, WA 98058
Applicant: James Godfrey, Valley Tower Associates, 15029 Woodinville-Redmond Rd #200,
Woodinville, WA 98072
Contact: Joe Carlson, Valley Tower Associates, 15029 Woodinville-Redmond Rd #200,
Woodinville, WA 98072
Project Location: 4320 Davis Ave S, Renton, WA 98055 (APN 6391800125)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
Review, and three modifications for a proposed expansion to the Chateau at Valley
Center Assisted Living Facility located on the 0.58-acre parcel at 4320 Davis Ave S.
The site is north of the existing 2.2-acre Phase I Chateau at Valley Center Assisted
Living Facility at 4450 Davis Ave S. Phase I was completed in 2005 with 126
apartment units. Phase II is proposing a nine (9) level tower with two levels of
structured parking (66 stalls) under the 73 assisted living units. The proposed new
assisted living building would have a density of 126 du/ac and a roof height of
nearly 84 feet. The new facility would connect to the existing facility on levels one
through four. The subject property is zoned Commercial Office (CO). Access to the
site would be provided via Davis Ave S. The applicant is requesting a street
modification to Davis Ave S to retain the existing frontage improvements and add
a new curb cut roughly 34 feet from the existing curb cut to access the upper
parking level. The applicant is also requesting a bicycle parking modification to
reduce bicycle parking and a refuse and recycling modification to reduce the size
of the trash enclosure area. The City's Critical Area Map the site contains regulated
slopes in the southeast portion of the lot.
Site Area: 0.58 acres
S 45th Pl
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 2 of 27
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B. EXHIBITS:
Exhibits 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Staff Report to the Hearing Examiner
Exhibit 22: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 23: Transportation Concurrency Test dated August 13, 2019
Exhibit 24: Neighborhood Meeting Materials
Exhibit 25: Street Modification Request
Exhibit 26: Bicycle Parking Modification Request
Exhibit 27: Trash Enclosure Area Modification Request
Exhibit 28: On Hold Letter
Exhibit 29: Off Hold Letter
C. GENERAL INFORMATION:
1. Owner(s) of Record: Public Hospital Distr. #1 King Co, PO Box 50010,
Renton, WA 98058
2. Zoning Classification: Commercial Office (CO)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant. Partially used as overflow parking for the
Phase I Assisted Living Facility to the south
5. Critical Areas: Regulated Slopes
6. Neighborhood Characteristics:
a. North: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial
Office (CO) zone
b. East: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial
Office (CO) zone
c. South: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial
Office (CO) zone
d. West: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial
Office (CO) zone
7. Site Area: 0.58 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 3 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Annexation A-76-002 3031 05/26/1976
Chateau at Valley Center
(Assisted Living Retirement
Community)
LUA02-012 N/A 01/25/2002
Tier 2 Temporary Use Permit
(Sign)
LUA03-030 N/A 03/19/2003
Marketing Trailer at Chateau
at Valley Center
LUA04-034 N/A 03/15/2004
Lot Line Adjustment LUA11-025 N/A 04/29/2011
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch diameter City
water mains located in Davis Ave S and in S 45th Pl that can deliver a maximum capacity of 4,800
gallons per minute (gpm). Additionally, there is an existing 12-inch diameter City dead-end water main
that ends near the northeast corner of the existing building that can deliver a maximum capacity of
2,800 gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main
located in Davis Ave S.
c. Surface/Storm Water: The existing properties contain an onsite storm water flow control and
conveyance facilities constructed under a previous development. There are two existing 12-inch storm
water main conveyance systems within Talbot Rd S.
2. Streets: Davis Ave S is a Commercial-Mixed Use & Industrial Access Street with an existing right-of-way
(ROW) width that varies between 50 feet to 58 feet as measured using the King County Assessor’s Map.
The current roadway section is the following: pavement section ranges between 26 and 34 feet with a
one-half foot (0.5’) curb and gutter, five-foot (5’) landscape planter, and five-foot (5’) sidewalk on both
side of the roadway along the project site.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Commercial Development Standards
d. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO, & COR)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 4 of 27
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a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 12,
2019 and determined the application complete on July 24, 2019. The application was placed on hold on
August 15, 2019 to request additional information from the applicant (Exhibit 28). The project was taken
off hold on September 6, 2019 (Exhibit 29). The project complies with the 120-day review period.
2. Two (2) neighborhood meetings were held at Chateau at Valley Center located at 4450 Davis Ave S on
May 21, 2019 and June 11, 2019. 35 individuals attended the neighborhood meetings, signed the sign-in
sheet, and provided comments and questions. See Exhibit 24 for more information.
3. The project site is located at 4320 Davis Ave S, Renton, WA 98055.
4. The project site is currently semi-developed with overflow parking and landscaped areas.
5. Access to the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on
Davis Ave S.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Office (CO) zoning classification and within Urban Design District
D.
8. There are three (3) significant trees located on-site, the applicant is not proposing to retain any of the
site’s significant trees.
9. The site is mapped with regulated slopes. Overall, the site has gentle slopes downward to the north and
west.
10. Approximately 5,958 cubic yards of material would be cut on-site and approximately 950 cubic yards of
fill is proposed to be brought into the site.
11. The applicant is proposing to begin construction in April 2020 and end in August 2021.
12. Staff received no public comment letter(s).
13. No other public or agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
September 23, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Chateau Valley Tower project (Exhibit 22). The DNS-M included two (2)
mitigation measures. A 14-day appeal period commenced on September 26, 2019 and ended on October
11, 2019. No appeals of the threshold determination have been filed as of the date of this report.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 5 of 27
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15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002, the
Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019, and future
addenda.
2. A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to
provide onsite services to the residents and reduce the amount of unnecessary non-emergency calls
made to the Renton Regional Fire Authority.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. These areas contain established commercial and office areas near principal
arterials. The designation allows residential uses as part of mixed-use developments, and supports new
office and commercial development that is more intensive than what exists to create a vibrant district and
increased employment opportunities. The intention of the this designation is to transform strip
commercial development into business districts through the intensification of uses and with cohesive site
planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The
proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
18. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide
areas appropriate for professional, administrative, and business offices and related uses, offering high-
quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed
to primarily support other uses within the zone, subject to special conditions. Limited light industrial
activities, which can effectively blend in with an office environment, are allowed, as are medical institutions
and related uses. The proposal is compliant with the following development standards, as outlined in RMC
4-2-120.B, if all conditions of approval are met:
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 6 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Compliance CO Zone Develop Standards and Analysis
Use: Assisted Living Facility
Staff Comment: The applicant proposes to construct an assisted living facility addition
to the existing Chateau at Valley Center. RMC 4-2-060 Zoning Use Table allows assisted
living facilities in the CO zone subject to RMC 4-2-080.A.40 (Condition #40) which states:
Specified use(s) are permitted when located within the Commercial and Mixed Use
(CMU) land use designation. For assisted living facilities, the subject property shall be
south of I-405, east of SR 167, and west of SR 515. The subject property meets all
requirements of the zoning use table condition.
Density: The density range permitted in the CO zone is a minimum of 75.0 up to a
maximum of 150.0 dwelling units per net acre. Density may be increased up to 250
dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-
9-065, Density Bonus Review. Net density is calculated after the deduction of sensitive
areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Minimum density requirements do not apply to assisted living facilities
in the CO zone (RMC 4-2-120.C.22). The 73 assisted living units would result in 126
dwelling units per net acre, which is below the 150-unit maximum density permitted in
the CO zone.
Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The subject property is 25,104 square feet, which exceeds the 25,000
square foot minimum.
Setbacks: The minimum front yard and secondary front yard setbacks for other
commercial buildings less than 25 feet in height is 15 feet, for buildings between 25
and 80 feet in height the minimum front and secondary front yard setback is 20 feet,
and for buildings over 80 feet in height the minimum front and secondary front yard
setback is 30 feet. The maximum front yard and secondary front yard setback is 15 feet
for residential mixed use buildings, there are no maximum front or secondary front
yard setback requirements for other commercial buildings. A reduced minimum
setback of no less than fifteen feet (15') may be allowed for structures in excess of
twenty five feet (25') in height through the site plan review process. There are no side
or rear yard setback requirements, except 15 feet if abutting a lot zoned residential.
Staff Comment: The building height is 76’-10 3/16”; therefore, it would require a 20-
foot setback from Davis Ave S. As shown on the site plan (Exhibit 2), the closest building
setback is 20’-11”, which exceeds the minimum requirement of 20 feet. The tower is
setback approximately five feet (5’) from the west property line and approximately
eight feet (8’) from the north property line. The new facility would connect to the
existing facility at the south property line. The parcel does not abut a lot zoned
residential.
Building Standards: The maximum lot coverage requirements for buildings in the CO
zone is 65 percent of the total lot area or 75 percent if parking is provided within the
building or within a parking garage. The maximum building height permitted is 250 ft.,
except when abutting a residential zone, then the maximum height is 20 feet more
than the maximum height allowed in the abutting residential zone.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 7 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Staff Comment: As shown on the proposed site plan (Exhibit 2), the lot coverage for the
subject parcel (Lot 1) is approximately 49 percent (49%), the proposed lot coverage is
less than the 75 percent (75%) maximum allowed as parking is provided within the
building. Together, the existing assisted living facility and the proposed addition would
have a total building coverage of approximately 35 percent (35%).
As previously discussed, the parcel does not abut a residential zone and would therefore
have a maximum building height allowance of 250 feet. The height calculation was
provided on the elevation sheets with a grade plane of 106’-10 13/16” and a wall plate
height of 183’-9”. As discussed above, the proposed building height is 76’-10 3/16”,
which complies with the building height standards.
The proposed building elevations (Exhibit 8) provide illustrations of an eight-story
structure above finished grade with one (1) additional lower level for parking below
grade plane. The applicant is proposing a modulated building with 4:12 pitch slope roof
with a maximum roof pitch height of nearly 84 feet above the entry level of the building.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant submitted a conceptual landscape plan with the land use
application (Exhibit 5). Proposed new plantings include a mix of evergreen and
deciduous trees, shrubs, groundcover, and lawn areas. The applicant would be required
to submit a detailed landscape plan with the civil construction permit submittal that
provides location, size, quantity, planting details, and other applicable items as set forth
in the RMC 4-8-120 submittal requirements.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 8 of 27
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The applicant has proposed a surface parking area abutting Davis Ave S and therefore
is subject to the perimeter landscaping requirements. The landscape plan identifies a
20-foot wide landscape screen with trees and groundcover along the Davis Ave S
frontage. The proposed onsite landscape trees would need to be increased from a 1-
3/4” caliper to a minimum two inches (2") in diameter at dbh. The detailed landscape
plan would be reviewed and approved by the Current Planning Project Manager prior
to civil construction permit issuance.
The applicant has proposed 66 structured parking spaces within the building and minor
reconfigurations to Phase I area parking. The site would contain less than 15 surface
parking spaces on the subject parcel so no additional interior landscaping would be
required. However, the conceptual landscape plan provides interior landscaping within
a bulb out near the building’s access.
The applicant has shown landscape screening around the building on portions not
covered by asphalt or concrete. In addition, a five-foot (5’) wide landscape area is
proposed between the building’s east elevation and the east property line. The
proposed landscape screening along the east property line would consist of Otto Luyken
Laurel shrubs.
The applicant would be required to construct frontage improvements with the proposed
development along Davis Ave S. The applicant submitted a street modification request
as part of the land use application to maintain the existing roadway improvements
fronting the subject property. Community and Economic Development staff, in
conjunction with Pubic Works Transportation staff, reviewed the street modification
request. See FOF 23, Street Modification Analysis and FOF 24, Street Waiver Analysis
for more information.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant’s Arborist Report, prepared by Paul Jay Landscape
Architect, dated May 13, 2019 (Exhibit 6), indicated the site contains three (3)
significant trees (two (2) 11” cottonwood trees and one (1) 24” big leaf maple). Tree
retention standards in commercial zones requires a minimum of 10 percent (10%) of the
site’s significant trees be retained during and post development. Of the three (3)
significant trees remaining, the applicant is not proposing to retain any of the site’s
significant trees. A new planting plan would replace the existing trees onsite. The
proposed landscape plan includes 21 new replacement trees (4-kousa dogwood, 2-
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 9 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
weeping Alaskan cedar, 8-capital pear, 3-Austrian pine, and 4-vine maple). The
proposed new tree plantings would improve the aesthetic quality of the built
environment.
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant provided a landscape plan showing proposed surface
mounted equipment and screening around the transformer located in the planter bulb
out. Mechanical equipment would be located on the upper level mechanical well and
would not be visible from the street. The project’s final detailed landscape plan would
be submitted and reviewed by the Current Planning Project Manager prior to civil
construction permit issuance.
Compliant if
condition of
approval is
met
See FOF 26 for
modification
request
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which individual
recycling bins are used for curbside collection. A minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty
(80) square feet shall be provided for refuse and recyclables deposit areas.
Staff Comment: The site plan identifies an existing garbage enclosure located near
approximately 120 feet north of the S 45th Pl driveway entrance near the southeastern
portion of the property. The existing garbage enclosure is behind the existing building
that is currently 378 square feet. The applicant is proposing to remove one (1) existing
parking space at Chateau at Valley Center in order to add an additional 158 square foot
area to the south end of the existing trash enclosure (Exhibit 10).
The residential component of the existing development contains 126 dwelling units,
requiring a minimum of 378 square feet of refuse deposit areas and 189 square feet of
recyclables deposit area. The applicant is proposing to co-located the existing Chateau
at Valley Center Assisted Living Facility with the proposed Chateau Valley Tower. The
proposed tower would require a minimum of 110 square feet of refuse deposit areas
and 219 square feet of recyclables deposit area. Together, the combined garbage
enclosure does not meet the minimum size requirements for refuse and recycling
(approximately 360 square feet too small). The applicant is proposing to retain the
existing enclosure, which consists of an eight-foot (8’) tall cedar fence. In addition, the
applicant is proposing to upsize the existing 17-cubic yard trash compactor/container
with a new RJ-88SC 20-cubic yard trash compactor/container.
The applicant is proposing to add an 8-cubic yard recycle container and a 1.5-cubic yard
compost container within the proposed 158 square foot garbage enclosure addition. It
is unclear whether the enclosure addition would match the existing enclosure materials
and meet general screening requirements. Therefore, staff recommends as a condition
of approval that the applicant submit a revised landscape plan and architectural detail
sheet that provides refuse and recycling enclosure materials which are consistent with
the architectural design of the building and contain a minimum six-foot (6’) high screen.
The revised landscape plan and architectural detail sheet shall be reviewed and
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 10 of 27
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approved by the Current Planning Project Manager prior to civil construction permit
approval.
The applicant is requesting a refuse and recycling modification to reduce the size of the
trash enclosure area. See FOF 26, Refuse and Recycle Modification Analysis.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that assisted living facilities provide a minimum
and maximum of one space per residential unit and dedicated spaces for facility fleet
vehicles.
Off-street parking, loading areas, and driveways shall be provided for
building/structure additions when enlargement or remodeling of an existing
building/structure by more than one-third (1/3) of the area of the building/structure.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Standard structured parking stall dimensions are eight feet, four
inches (8’-4”) by fifteen feet (15'), compact stall dimensions are a minimum of seven
feet, six inches (7'6") by twelve feet (12').
Staff Comment: Within the building, the applicant is proposing two levels of 90-degree
parking with 66 total parking stalls on the lower levels (lower parking level and entry
parking level) (Exhibit 9). The lower floor parking includes 12 compact stalls and 24
standard stalls and the entry level floor plan includes 11 compact stalls, 16 standard
stalls and 3 accessible parking spaces. The building addition would reconfigure some of
the existing surface parking on the lot that was completed under Phase I. In the end,
the applicant is proposing to retain 10 (7 standard stalls and 3 full accessible stalls) of
the 14 existing surface parking spaces (4 of which were accessible) on the project site.
Together, the reconfigured 10 surface parking stalls and the 66 proposed new
structured parking stalls would result in 76 total onsite parking stalls for the 73 new
units. The proposed parking would provide the required minimum and maximum
parking of one space per residential unit (73) and three (3) additional spaces for facility
fleet vehicles. Across both lots, the applicant would provide a combined 139 parking
stalls for the 199 total assisted living units.
The gross square footage of the exiting four-story retirement facility is 122,950 square
feet. The applicant is proposing a 106,620 square foot addition to the existing
building/structure. Off-street parking requirements are triggered for the entire facility
(existing and new) when the enlargement of the building/structure is more than one-
third (1/3) of the area of the building/structure. In order to comply with minimum
parking requirements for the entire development, the applicant would be required to
provide 199 parking stalls. Therefore, staff recommends as a condition of approval that
the applicant provide details of off-street vehicle parking for review and approval by
the Current Planning Project Manager prior to civil construction permit approval or
request a formal modification from the minimum off-street vehicle parking
requirements per RMC 4-9-250.D.2 prior to civil construction permit approval.
The proposed vehicle parking for the assisted living facility is located over two separate
parcels (Lot A and B). In order to ensure the required parking is linked to Chateau at
Valley Center and Chateau Valley Tower, staff recommends as a condition of approval
that the applicant obtain Lot Combination approval from the City to remove the interior
lot line that would divide two (2) phases, resulting in a single parcel for the assisted
living development. The Lot Combination document shall be recorded with the King
County Recorder’s Office prior to the Temporary Certificate of Occupancy.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 11 of 27
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Access to the site is proposing three (3) variable size drive aisle widths (18’6”, 20’, 20’-
0 1/32”, and 24’) in front of the building. Per RMC 4-4-080.F.9.b., the aisle width
standard for ninety degree (90°) parking aisle width minimums, for one- and two-rows
of ninety degree (90°) parking, using the same aisle in a one- or two-way circulation
pattern, the minimum width of the aisle shall be twenty-four feet (24'). The aisle width
standard should be maintain through the ninety degree (90°) parking, past the building
drop off zone to the proposed new curb cut/driveway. Therefore, staff recommends as
a condition of approval that the applicant submit a revised site plan that provides a
minimum driveway aisle width of 24 feet exclusive of the radii of the returns or the taper
section, the measurement being made parallel to the centerline of the street roadway
or the applicant shall submit and obtain approval for a modification of the minimum
space standard. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit approval.
Compliant if
condition of
approval is
met
See FOF 25 for
modification
request
Bicycle Parking: The number of bicycle parking spaces shall be equal to one-half (0.5)
bicycle parking space per one dwelling unit. Bicycle parking shall be provided for secure
extended use and shall protect the entire bicycle and its components and accessories
from theft and weather. Acceptable examples include bike lockers, bike check-in
systems, in-building parking, and limited access fenced areas with weather protection.
For in-building bike parking and limited access fenced areas, fixed structures for locking
individual bikes, such as racks, must be provided within the facility. For fenced areas,
the fence shall be either six feet (6') high, or be floor-to-ceiling. For attached dwellings,
spaces within the dwelling units or on balconies do not count toward the bicycle
parking requirement. However, designated bicycle parking spaces within individual
garages can count toward the minimum requirement.
Staff Comment: Per RMC 4-4-080.F.11.a, bicycle parking spaces are required at one-
half (1/2) spaces per one (1) dwelling unit for the assisted living facility (37 spaces).
Designated bicycle parking is shown on the entry level floor plan. Within the building,
the applicant is proposing an approximately 248 square foot bike storage room. The
bike storage room’s length and width are roughly 14 ½ feet wide by 17 feet deep. The
applicant anticipates having nine (9) employees on-site at peak shift change and is
proposing a bicycle modification request to install a “wave” bicycle rack that holds six
(6) bicycles in the bike storage room within the parking garage located on the entry
level floor. Exterior to the building, the applicant is proposing one (1) additional bicycle
rack near the entrance to the parking garage. The exterior bicycle rack would hold a
minimum of four (4) bicycles and a maximum of five (5) bicycles. The proposed locations
of the bicycle parking would be visible to cyclists and would not impede or create a
hazard to pedestrians or vehicles nor would they conflict with vehicle vision clearance
standards. However, the exterior bike rack lacks basic weather protection. Therefore,
staff recommends as a condition of approval that the applicant provide weather
protection over the top of the outdoor bike rack to be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
See FOF 25, Bicycle Parking Modification Analysis for more information.
Pedestrian Access: A pedestrian connection shall be provided from a public entrance
to the street, unless the Reviewing Official determines that the requirement would
unduly endanger the pedestrian.
Staff Comment: The site plan identifies a pedestrian connection from the facility’s main
entrance to the public sidewalk along Davis Ave S. In addition, connections would be
provided to the existing building, open spaces and surface parking areas. All paths
City of Renton Department of Community & Economic Development
Chateau Valley Tower
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Report of October 22, 2019 Page 12 of 27
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would be constructed with all-weather or appropriate permeable walking surfaces.
Sidewalks and pathways located along the façades of buildings would be a minimum of
five feet (5’) wide to accommodate users.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed.
19. Design Standards: The proposal is not a mixed use development and therefore currently not subject to
the Urban Design District “D” regulations per RMC 4-4-120.B development standards. Docket item (#D‐
158 Design District for the CO Zone) is being considered in 2019. If adopted, this docket item would apply
Urban Design District Regulations, as established under RMC 4-3-100, to all development in the CO zone.
New structures in the CO zone would be reviewed for site design and building location; parking and
vehicular access; pedestrian environment; recreation areas and common open space; building
architectural design; signage; and lighting. For example, new buildings would be required to provide
durable high quality exterior materials that reduce the visual bulk of the large building and encourage the
use of materials that add visual interest to the neighborhood. In addition, the siding material selected
should be non-combustible material and should complement the existing buildings façade along Davis
Ave S.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
conditions of
approval are
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping system indicates regulated slopes (>15% &
<=40%) on the most eastern portion of the property. According to the applicant’s
Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16,
2002 (Exhibit 15) and the applicant’s Geotechnical Supplement, prepared by Earth
Solutions NW, LLC, dated June 20, 2019 (Exhibit 16), construction of an expansion to
the north of the existing assisted living facility is feasible from a geotechnical
standpoint. The site’s topography generally slopes downward to the north and west
(Exhibit 4). The overall vertical relief across the site from the southeast to the northwest
is approximately 10 feet. The geotechnical report does not recommend any buffers or
setbacks for the regulated slopes along east property line (the steeper area of the site),
provided the applicant follows the recommendations of the report. The Environmental
Review Committee (ERC) issued two (2) mitigation measures based on an analysis of
probable impacts of the proposed use (Exhibits 1 and 22).
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
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21. Site Plan Review Analysis: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in
the Commercial Office (CO) zoning classification when it is not exempt from Environmental (SEPA) Review.
For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general
level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the
following table contains project elements intended to comply with level of detail needed for both the
Master and Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Per RMC 4-2-120.B; Special Development Standards, the proposal does
not require Design District D compliance and consistency as it is not a mixed-use
project. See FOF 19, Design Standards for more information.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Offsite Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed addition is Phase II of the Phase I Chateau at Valley
Center Assisted Living Facility. Phase II was shown on the site plan with the original
development. The applicant is now applying for site plan review to construct Phase II.
The proposed Phase II building wall plate height is less than 80 feet in order to comply
with the minimum 20-foot (20’) front yard setback from Davis Ave S. All building
facades include a variety of modulation and articulation at intervals of no more than
40 feet. These modulations exceed the minimum requirements of two feet (2’) deep,
16 feet (16’) high, and eight feet (8’) wide. The proposed modulations range from about
three and one-half feet (3 1/2’) deep to about 19 feet (19’) deep, 76’-10 3/16” high,
and a minimum of 11’-9” wide. As this proposal is over 160 feet in length, a variety of
modulations and articulations would be provided to reduce the apparent bulk and scale
of the façades. The existing Phase I Chateau at Valley Center Assisted Living Facility
building includes a higher degree of modulation and articulation to minimize the scale
of the structure on the site. Therefore, staff recommends as a condition of approval
that the applicant provide additional building modulation and building articulation on
Chateau Valley Tower that complements Phase I Chateau at Valley Center. The revised
building elevations shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 14 of 27
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Staff Comment: The applicant is proposing a street modification request to retain the
existing five-foot (5’) wide sidewalk along Davis Ave S (see FOF 23, Street Modification
Analysis). In addition, the applicant is proposing to construct a minimum five-foot (5’)
wide accessible pedestrian connection from the sidewalk to the building addition’s
entrance.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 18, Zoning Development Standard Compliance: Screening. The
loading and service area is proposed along the west building elevation, just south of
the drop off area. The loading zone would be shielded from view by mature vegetation
in Davis Ave S ROW and the proposed perimeter landscaping along the project
frontage.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No identified views would be obstructed by the proposed development.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance: Landscaping. The applicant has proposed adequate width for required
onsite landscaping along the public street frontage. The proposed landscape planting
schedule would provide appropriate transitions, reduce noise and glare, maintain
privacy, and enhance the overall project.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: The applicant indicates in the submittal package that pedestrian scale
lighting would be provided at building entrances, accent lighting would be provided on
façades and all lighting would be downlighting. A lighting plan was not provided with
the application; therefore, staff recommends as a condition of approval that a lighting
plan be submitted with the building permit application. The lighting plan shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
f. Onsite Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building addition would be located closer to the east
property line and would connect to the existing facility on levels one through four. Most
of the existing on-site surface parking would be retained between the building and the
existing frontage improvements along Davis Ave S. The building’s proposed location,
existing landscaping in the planter strip on Davis Ave S and additional on-site
landscaping would result in privacy and noise reduction for current and future residents
of the project.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 15 of 27
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Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The tower addition is three (3) levels taller than the existing building.
The scale of the proposed structure could be reduced through increased building
modulation and articulation and the exclusive use of high quality exterior materials
that seek to add visual interest to the neighborhood. The proposed exterior materials
are vinyl lap siding, hardie panel system with reveals, hardie siding system, aluminum
frame windows, storefront window system, glass guardrails, glass porte cochere
canopy, storefront entry system, and brick/stone veneer wall system (Exhibits 7 and 8).
Many of these proposed exterior building materials are high quality, such as the hardie
systems or brick/stone veneer wall system. The amount of proposed vinyl siding, with
lack of material changes or breaks in the elevations detracts from the quality of the
building, which contributes to the perception of a structure out of scale the existing
development. Therefore, staff recommends as a condition of approval that the
applicant provide all durable high quality exterior materials to the exterior façade of
the building. Revised architectural elevations shall be submitted to, and approved by,
the Current Planning Project Manager prior to building permit approval.
No significant views or vistas are anticipated to be obstructed due to the proposed
building. Proposed amenities for residents are located on the upper floor (outdoor
garden) or via Phase I improvements on the south lot, which allows for maximum solar
exposure.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: Despite being an undeveloped parcel, the site has been used for
overflow parking for Chateau at Valley Center Assisted Living Facility. The applicant
proposes approximately 5,958 cubic yards of cut material and approximately 950 cubic
yards of imported fill material. The removal of material would be a result of the lower
parking floor below the proposed addition (Exhibit 12). Mature vegetation would be
retained and protected on the existing facility and street trees would be retained to the
greatest extent possible along Davis Ave S.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The applicant is proposing the majority of the parking as structured
parking (lower level parking and upper level parking) within the proposed assisted
living facility tower. The addition is anticipated to result in a loss of three (3) existing
surface parking stalls on-site. Additional interior landscaping would be provided near
the retained surface parking stalls. The project is proposing a new detention vault for
the tower expansion with 30 feet x 39 feet x 6 feet active storage volume to address
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
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Report of October 22, 2019 Page 16 of 27
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the flow control requirements. The vault is proposed on both parcels under the
accessible parking spaces.
Compliant if
conditions of
approval are
met
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: The applicant is proposing to provide landscaping throughout the site
on areas not covered by buildings, parking, loading, or access. Wheel stops would be
required where shrubs and trees are abutting parking spaces. The applicant is not
proposing any landscape screening for the delivery area located in front of the building
addition. Therefore, staff recommends as a condition of approval that the applicant
provide landscape screening around the delivery area. The planting schedule shall be
planted at a size and rate to provide an immediate visual buffer at the time of planting.
The detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
See also FOF 18, Zoning Development Standard Compliance: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The site’s only access is at Davis Ave S. Ingress and egress to the site
would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on
Davis Ave S. The existing north driveway width is 22’-6 15/32”, the existing south
driveway width is 24 feet (24’) wide and the proposed new driveway width is 20 feet
(20’) wide. The new driveway is proposed to serve as access the entry level floor
parking, the existing north driveway would serve as access to the lower level floor
parking and the existing driveway would continue to serve as acess to Phase I surface
parking and drop off area on the west side of the existing Chateau at Valley Center
building (Exhibit 14). Access to the back of the existing building is provided via a 20-
foot (20’) wide driveway from S 45th Pl. The proposed tower building drop-off area,
located near the northwest corner of the building, would be a 18’-6” two-lane one-way
accessed from the existing south driveway on Davis Ave S in order to eliminate any
potential for queuing of vehicles on Davis Ave S. The width of the new driveway entance
to the entry level floor parking should be widened to 24 feet (24’) in order to improve
ingress and egress into the parking garage. Directional signage and striping would be
reviewed under the civil construction permit. Based on the project design and site
contraints, consolidation of these access points would not be feasible.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant has provided internal pedestrian circulation pathways in
front of the new tower and the in front of and behind the existing building. A clear
connection would be provided from the building addition to the public street. Vehicle
aisle ways and parking spaces meet dimensional requirements, if all conditions of
approval are complied with. In addition, the site plan includes painted arrow markings
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 17 of 27
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to identify direction of travel on-site. As previously discussed, all internal circulation
directional signage and pavement markings would be reviewed prior to civil
construction permit approval.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur in front of the proposed addition on
the western portion of the property, which would be separate from parking and
pedestrian areas if all conditions of approval are complied with. See also FOF 21, Site
Plan Review Analysis: Landscaping for more information.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit stops are located north of the site at S 43rd St and Talbot Rd S.
Accessible pedestrian access from the building entrance to the public sidewalk would
be provided by the applicant.
Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 0.5 spaces are required
per one (1) dwelling unit for the assisted living facility (37 spaces). The applicant is also
requesting a bicycle parking modification to reduce bicycle parking. See FOF 26, Refuse
and Recycle Modification Analysis.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: As mentioned previously, the applicant would provide a pedestrian
connection from the main entrance of the addition to the public sidewalk on Davis Ave
S. In addition, connections are provided to the existing development to the south.
Compliant if
conditions of
approval are
met
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: As shown on the site plan (Exhibit 2) and landscape plan (Exhibit 5),
the applicant previously constructed exterior amenity spaces at the ground level on
Phase I. As shown on the floor plans, the applicant is proposing an outdoor garden on
Level 07 (Exhibit 9). No specific ground floor open space was specifically identified in
the submittal materials. Therefore, staff recommends as a condition of approval that
the applicant clearly incorporate ground floor open space with the Phase II
development. The open space must provide distinctive project focal points with
adequate areas for passive and active recreation by the occupants/users of the site.
The detailed open space plans shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site where the addition is proposing to locate is largely on
disturbed area. As previously indicated, the parcel contains paved surface parking and
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
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Report of October 22, 2019 Page 18 of 27
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overflow gravel parking for Phase I. No project elements would need to be rearranged
to protect any existing natural systems.
See FOF 23
and FOF 24
for street
modification
and waiver
request
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code
required improvements and fees and complies with the mitigation measures issued as
part of the SEPA determination. A Fire Impact Fee, based on a rate of $3.92 per square
foot for medical care facilities would be applicable to the proposal. See Advisory Notes
(Exhibit 20) for more information.
Water and Sewer.
Staff Comment: The Renton Regional Fire Authority (RRFA) has determined that the
preliminary fire flow is unchanged from the existing demand. A new fire sprinkler
supply would probably be needed and one (1) new fire hydrant would be required
within 50 feet of the fire department connection for the standpipes and sprinkler
system. Installation of a fire sprinkler stub with a detector double check valve assembly
(DDCVA) for backflow prevention to each building would be required. The fire sprinkler
supply line would be required to connect to the existing 12-inch water main in Davis
Ave S.
Installation of a domestic water meter for the new addition to the building would be
required. A separate meter is required for the residential use and for any commercial
use. The sizing of the meter(s) shall be in accordance with the most recent edition of
the Uniform Plumbing Code. Installation of a new landscape irrigation meter and
double check valve assembly (DCVA) would be required.
The subject property is within the (Valley General) Hospital and South Talbot Hill Water
Special Assessment District (SAD) #8406 as established by City ordinance #3790 with
recording no. 8403260504.
Any commercial kitchen space would be required to be directed to a grease
trap(s)/grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system.
The grease trap(s)/grease interceptor(s) shall drain by gravity to the sewer main and
shall be located so that it is accessible for routine owner maintenance. A separate
plumbing permit is required.
The development is subject to applicable System Development Charges (SDCs) for
water and fire service. An SDC fee for water and fire sewer is based on the size of the
service. This fee is payable at construction permit issuance.
See Advisory Notes to Applicant (Exhibit 20) for additional water and sewer comments.
Drainage.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
dated July 2, 2019 (revised July 11, 2019 and August 28, 2019; Exhibit 11) was
submitted with the land use application. Based on the City of Renton’s flow control
map, the site falls within the Flow Control Duration Standard Area matching Forested
Site Conditions and is within the Black River Drainage Basin. The development is subject
to Full Drainage Review in accordance with the 2017 Renton Surface Water Design
City of Renton Department of Community & Economic Development
Chateau Valley Tower
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Report of October 22, 2019 Page 19 of 27
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Manual (RSWDM). All nine Core Requirements and the six Special Requirements have
been discussed in the revised Preliminary Technical Information Report.
The project proposes a detention vault to address the flow control requirements.
Separate structural plans would be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault. In
addition, special inspection from the building department would be required. The
detention system shall be located a minimum of 10 feet from any adjacent building.
The location of vault would need to be evaluated and adjusted to meet this
requirement. Lid and access panels for the detention vault shall be located outside of
the ADA paths and stalls.
All new conveyance systems constructed as part of the project must be sized to RSWDM
standards for the total tributary area (onsite and offsite) that the storm systems serve.
Appropriate on-site BMPs would be required to help mitigate the new runoff created
by this development. A preliminary drainage plan, including the application of on-site
BMPs, was included with the land use application (Exhibit 13). The final drainage plan
and drainage report must be submitted with the civil construction permit application.
Based on the commercial use of the project, Enhanced Basic Water Quality Treatment
is required. The project TIR identifies approximately 3,000 SF of Pollution-Generating
Impervious Surface (PGIS) and is exempt from Water Quality Requirements. A
Leachable Material Covenant would be required to be submitted as part of the Civil
Construction Permit Application in order to eliminate the roof material from as a source
of PGIS.
A surface water system development fee would be required for new impervious
surface. This fee is assessed based on the final approved civil construction plans and
payable prior to issuance of the construction permit.
See Advisory Notes to Applicant (Exhibit 20) for additional stormwater comments.
Transportation.
Staff Comment: A Trip Generation and Parking Analysis, prepared by Gibson Traffic
Consultants, Inc., dated May 29, 2019 was submitted with the project application
(Exhibit 17). The submitted report concludes that the proposed development is
anticipated to generate 190 net new average weekday daily trips (ADT) with
approximately 14 net new trips (9 inbound and 5 outbound). During the weekday PM
peak hour, the project would generate approximately 19 net new trips (7 inbound and
12 outbound). In accordance with City standards, the project produces less than 20
PM Peak Hour Trips therefore a full traffic Impact Analysis is not required.
Davis Ave S is classified as a Commercial-Mixed Use Industrial Access Street, along the
northwest portion of the property. Existing ROW width varies between approximately
50 feet to 58 feet. To meet the City’s complete street standards for a Commercial-
Mixed Use Industrial Access Street, minimum ROW is 69 feet for a 2-lane roadway. Per
City code 4-6-060, half street improvements shall include a pavement width of 36 feet
(18 feet from centerline), a one-half foot (0.5’) foot curb, an eight-foot (8’) planting
strip, a six-foot (6’) sidewalk, two-foot (2’) clear zone between back of sidewalk and
right of way, street trees, and storm drainage improvements. The developer is required
to provide the ROW and street frontage improvements on the half-side of street
fronting the subject development site. ROW dedication would be required in order to
encompass the required roadway improvements and clear zone. The applicant
City of Renton Department of Community & Economic Development
Chateau Valley Tower
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submitted a modification as part of the land use application to maintain the existing
roadway improvements fronting the subject property. See FOF 23, Street Modification
Analysis for more information.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
23), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, and future payment of
appropriate Transportation Impact Fees.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $2,109.46 per bed for
Senior Housing. The estimated total impact fee for 73 assisted living units is
$153,990.58. The transportation impact fee that is current at the time of building
permit application would be levied.
l. Phasing: Phase I Chateau at Valley Center Assisted Living Facility was completed
in 2005 with 126 apartment units. The subject project is an expansion to the Chateau
at Valley Center Assisted Living Facility. According to the applicant, at the time Phase I
Retirement Facility applied for permitting, Phase II was shown on the site plan.
According to the project description for LUA02-012 assisted living retirement
community (Phase I), the project description included 179 units, plus administrative
offices, two dining rooms, a commercial kitchen, lounges, recreational and activity
areas, an indoor pool, a commercial laundry, service areas, and other necessary rooms
and common areas - all within a four-story, wood frame building of 179,241 gross
square feet. Approximately 100 parking stalls, including surface and garage spaces,
was also anticipated. In addition, the original project included the installation of
landscaping, paths, walkways, outdoor recreation areas, as well as all necessary utility
and street improvements.
In 2011, the applicant started a lot line adjustment application (LUA11-025) to create
two (2) lots from three (3) existing lots in the Commercial Office (CO) zone. The lot line
adjustment was requested in order to facilitate a lot design which would enable future
development. The lot line adjustment resulted in two (2) lots – Lot A (25,104 square
feet) and Lot B (364,489 square feet). Phase II would complete the phased assisted
living facility development on Lot A.
Compliant if
conditions of
approval are
met
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: A geotechnical Supplement report, dated June 20, 2019 (Exhibit 15),
was completed by Earth Solutions NW, LLC, for the site. The report discusses the soil
and groundwater characteristics of the site including infiltration potential and provides
recommendations for project design and construction. The geotechnical report
discounts the use of infiltration for the site based on the high ground water present.
Geotechnical recommendations presented need to be addressed within the project
plans. For example, the geotechnical engineer shall evaluate the seasonal groundwater
table as it relates to the location and depth of potential BMPs such as permeable
pavement and similar BMPs. Specific groundwater infeasibility is noted in Renton
Surface Water Design Manual (RSWDM). In addition, if the depth of groundwater is
suitable for proposed BMPs, infiltration testing shall be performed within the proposed
parking lot to determine if permeable pavement or similar BMPs are feasible. The DNS-
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
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Report of October 22, 2019 Page 21 of 27
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M included a (SEPA) mitigation measure to comply with recommendations found in the
geotechnical studies (Exhibits 1 and 22).
22. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. See also FOF 21, Site Plan
Review Analysis: Police and Fire.
Schools: Per RMC 4-1-190.I.1, exemptions to school impact fees are made for any form
of housing exclusively for the elderly, including nursing homes and retirement centers,
so long as these uses are maintained in perpetuity and the necessary covenants or
declarations of restrictions are recorded on the property to ensure that no children
would reside in the development. Chateau Valley Tower is an assisted living facility that
would not add new students to the Renton School District.
Parks: No park impact fees would be required for the new senior housing facility.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 21, Site Plan Review Analysis: Drainage and FOF 21, Site Plan
Review Analysis: Stormwater.
Water: See FOF 21, Site Plan Review Analysis: Water and Sewer.
Sanitary Sewer: See FOF 21, Site Plan Review Analysis: Water and Sewer.
23. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is
requesting an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public
Streets and Alleys for Davis Ave S a Commercial-Mixed Use Industrial Access Street. The applicant is
proposing to maintain the existing roadway improvements fronting the subject property based on the
existing right-of-way (ROW) width, in-lieu of providing the code required improvements as noted under
FOF 21, Site Plan Review Analysis: Transportation. The road section consists of two 10-foot travel lanes, an
8-foot parking space on the west side of the road, a 0.5-foot vertical curb, a 5-foot wide sidewalk, and a 5-
foot wide planter strip on both sides of the roadway (Exhibit 25).
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The applicant contends that Davis Ave S roadway was built to the
previous standard based on the 50-foot ROW. In addition, the roadway is now lined
with mature trees making it a very attractive amenity to the area and probably
providing a traffic calming effect, especially after leaving the heavily travelled SR167
and S 43rd St. The applicant further indicates that maintaining the existing ROW
improvements as-is would not change the adherence to Code requirements.
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
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Report of October 22, 2019 Page 22 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines. See also FOF 17, Comprehensive Plan Analysis.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the existing ROW improvements were
constructed per the City’s standards during Phase I. The applicant further contends that
the present roadway being heavily tree lined is very attractive in appearance and
probably provides, from an engineering judgement, an effective traffic calming feature
which because of slow moving vehicles in and out of the parking lot and pedestrian
traffic to the Valley Medical Center is a recognizable benefit.
The City’s Public Works Transportation and Community and Economic Development
sections have reviewed the existing street cross section along Davis Ave S and the
surrounding area and recommend approval of the modification given the existing street
section meets the transportation needs for connectivity, pedestrian access, and
separation between vehicular and pedestrian movements. As currently developed, the
street meets the objectives of safety, function, and appearance as intended by the code.
Staff also supports a waiver to construct the required street frontage improvements of
Phase II. See FOF 29: Waiver Analysis for more information.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Davis Ave S is a dead end street that ends in a cul-de-sac. The lack of
public demand and pedestrian movements support a modification from the required
road standards. A reduction to the road standards would not be injurious to other
properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
24. Street Waiver Analysis: The applicant is requesting a waiver of street improvements from RMC 4-6-060.F.2
in order to retain the existing frontage improvements along Davis Ave S. The proposal is compliant with
the following waiver criteria, pursuant to RMC 4-9-250.C.5, if all conditions of approval are met. Therefore,
staff is recommending approval of the requested waiver, subject to conditions as noted below:
Compliance Waiver Criteria and Analysis
N/A a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 23 of 27
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Staff Analysis: There are no wetlands or streams along the property frontage of Davis
Ave S.
N/A
b. Existing steep topography would make required street improvements infeasible.
Staff Analysis: There are no identified steep slopes along the property frontage;
therefore, this standard is not applicable.
c. Required street improvements would have a negative impact on other properties,
such as restricting available access.
Staff Analysis: The maintained street section is consistent with the surrounding
neighborhood and would maintain pedestrian safety. Installation of frontage
improvements along Davis Ave S would require the applicant to remove existing
sidewalks and install a wider roadway by three and one-half feet (3 ½’), a one-foot (1’)
wider sidewalk and a three-foot (3’) wider planter strip along the property frontage and
remove existing mature trees. The impacts of construction and removal of mature
street trees would have a negative impact on other properties and retaining the existing
improvements would not have a negative impact on other properties.
d. There are no similar improvements in the vicinity and there is little likelihood that
the improvements will be needed or required in the next ten (10) years.
Staff Analysis: There is an existing 5-foot planter and a 5-foot wide sidewalk along Davis
Ave S. The frontage improvements also include a half-foot curb between the roadway
and the planter strip. The project street frontage along Davis Ave S are not included in
the City’s current Six-Year Transportation Improvement Program (TIP) for roadway
widening or improvements. Therefore, it is unlikely that improvements would be needed
before 2024 or longer.
e. In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or future
development.
Staff Analysis: Existing pavement width and existing pedestrian sidewalks and pathway
provide for safe vehicular and pedestrian travel; therefore, maintaining these
improvements would not result in a detrimental effect on public health, safety or
welfare.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
25. Bicycle Parking Modification Analysis: The applicant is requesting a modification from RMC 4-4-080.F.11.a
in order to reduce bicycle parking for the assisted living facility. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 24 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Staff Comment: See FOF 24, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the bicycle parking demand was written to
generally address the needs of facilities where able-bodied individuals would need
equitable access to safe spaces to secure bicycles (Exhibit 26). However, the very nature
of an assisted living facilities like Chateau at Valley Center is to care for residents that
are no longer physically or mentally able to participate in the level of physical activity
that would enable them to have a bicycle that they would need secured on-site.
Therefore, the applicant is only proposing to provide bicycle parking for employees of
Chateau at Valley Center who would commute to work via bicycle. By example, the
applicant has a sister location called “Chateau Bothell Landing” where they have
installed a “wave” bicycle rack that parks seven (7) bicycles (BRC-1051). According to
the applicant, this bicycle rack has proven sufficient bicycle parking for the (260)
residential units and (154) staff members.
The Chateau at Valley Center Expansion anticipates having nine (9) employees on-site
at peak shift change. As a result, the applicant is proposing to install a similar “wave”
bicycle rack that holds six (6) bicycles inside the parking garage and an exterior bicycle
rack that holds a minimum of four (4) bicycles. According to the applicant, the combined
ten (10) bicycle parking spaces should be more than adequate for employees and
visitors use.
Staff concurs with the applicant that the proposed modification would meet the
objectives and safety, function, appearance, and maintainability intended by the code
requirements provided the dimensions of interior bike storage area (approximately 14
½ feet wide by 17 feet deep) are maintained and two (2) wave style bike racks (1 - BRC-
1050 and 1 - BRC-1051 or equivalent) are installed within the secured bike storage area.
The revised floor plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit approval.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposal includes adequate bicycle parking spaces for the intended
users, including secure bicycle parking on-site. Therefore, the proposed modification
would not have impacts on surrounding properties within the vicinity of the subject site.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
26. Refuse and Recycle Modification Analysis: Pursuant to RMC 4-9-250.D the applicant is requesting an
Administrative Modification from RMC 4-4-090.D.1.a, Refuse and Recyclable Standards in order to reduce
the size of the trash enclosure area. The proposal is compliant with the following modification criteria,
pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval
of the requested modification, subject to conditions as noted below:
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 25 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The project as designed meets the Comprehensive Plan, see FOF 17,
Comprehensive Plan Compliance.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant is proposing to co-locate the required refuse and recycling
area of the existing Chateau at Valley Center Assisted Living Facility with the proposed
Chateau Valley Tower. The applicant contends that the use of a trash
compactor/container would reduce the amount of space needed to manage their refuse
and recycling (Exhibit 27). With the proposed addition, the applicant is proposing to
upsize the existing 17-cubic yard trash compactor/container with a new RJ-88SC 20-
cubic yard trash compactor/container. An 8-cubic yard recycle container and a 1.5-cubic
yard compost container is proposed within the 158 square foot garbage enclosure
expansion area. If approved, the refuse deposit area would be expanded south from its
current location, which is a relatively centralized location at the rear of the Chateau at
Valley Center Phase I building. The location would also serve to provide ease of access
to hauling trucks, if all conditions of approval are complied with. See additional
discussion under FOF 18, Zoning Development Standard Compliance: Refuse and
Recycling for condition of approval and more information.
Staff concurs the requested modification conforms to the intent and purpose of the
refuse and recyclable standards by providing an adequate refuse deposit area in the
amount necessary for the Chateau Valley Tower addition.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing plus the proposed refuse and recycle deposit area addition
would accommodate the Chateau Valley Tower addition and is not expected to be
injurious to other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 26 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 18.
3. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 20.
4. The proposed site plan complies with the Site Plan Review standards provided the applicant complies with
the City Code and conditions of approval, see FOF 21.
5. There are adequate public services and facilities to accommodate the proposed development provided
conditions of approval are met, see FOF 22.
6. The proposed street modification and street waiver from RMC 4-6-060, is compliant with criteria pursuant
to RMC 4-9-250D, in order to maintain the existing roadway improvements fronting the subject property
provided all advisory notes and conditions of approval are complied with, see FOF 23 and FOF 24.
7. The proposed bicycle parking modification from RMC 4-4-080, is compliant with criteria pursuant to RMC
4-9-250D, in order to reduce bicycle parking for the assisted living facility provided all advisory notes and
conditions of approval are complied with, see FOF 25.
8. The proposed refuse and recycle modification from RMC 4-4-090, is compliant with criteria pursuant to
RMC 4-9-250D, in order to reduce the size of the trash enclosure area provided all advisory notes and
conditions of approval are complied with, see FOF 26.
9. Key features, which are integral to this project include structure parking below the new building that
provides parking for residents and employees for the proposed addition. In addition, the construction of
the site would complete the final phase of Chateau at Valley Center.
J. RECOMMENDATION:
Staff recommends approval of the Chateau Valley Tower, File No. LUA19-000158, SA-H, ECF, MOD, MOD, MOD,
as depicted in the Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated September 23, 2019.
2. The applicant shall submit a revised landscape plan and architectural detail sheet that provides refuse and
recycling enclosure materials which are consistent with the architectural design of the building and
contain a minimum six-foot (6’) high screen. The revised landscape plan and architectural detail sheet
shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
3. The applicant shall provide details of off-street vehicle parking for review and approval by the Current
Planning Project Manager prior to civil construction permit approval or request a formal modification from
the minimum off-street vehicle parking requirements per RMC 4-9-250.D.2 prior to civil construction
permit approval.
4. The applicant shall obtain Lot Combination approval from the City to remove the interior lot line that
would divide two (2) phases, resulting in a single parcel for the assisted living development. The Lot
City of Renton Department of Community & Economic Development
Chateau Valley Tower
Staff Report to the Hearing Examiner
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Report of October 22, 2019 Page 27 of 27
SR_HEX_Report_Chateau_Valley_Tower_191022_v1
Combination document shall be recorded with the King County Recorder’s Office prior to the Temporary
Certificate of Occupancy.
5. The applicant shall submit a revised site plan that provides a minimum driveway width of 24 feet exclusive
of the radii of the returns or the taper section, the measurement being made parallel to the centerline of
the street roadway or the applicant shall submit and obtain approval for a modification of the minimum
space standard. The revised site plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit approval.
6. The applicant shall provide weather protection over the top of the outdoor bike rack to be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
7. The applicant provide additional building modulation and building articulation on Chateau Valley Tower
that complements Phase I Chateau at Valley Center. The revised building elevations shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
8. The applicant shall submit a lighting plan with the building permit application. The lighting plan shall be
reviewed and approved by the Current Planning Project Manager prior to building permit approval.
9. The applicant shall provide all durable high quality exterior materials to the exterior façade of the building.
Revised architectural elevations shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval.
10. The applicant shall provide landscape screening around the delivery area. The planting schedule shall be
planted at a size and rate to provide an immediate visual buffer at the time of planting. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
11. The applicant shall clearly incorporate ground floor open space with the Phase II development. The open
space must provide distinctive project focal points with adequate areas for passive and active recreation
by the occupants/users of the site. The detailed open space plans shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
12. The applicant shall maintain the proposed dimensions of interior bike storage area (approximately 14 ½
feet wide by 17 feet deep) and install two (2) wave style bike racks (1 - BRC-1050 and 1 - BRC-1051 or
equivalent) within the secured bike storage area. The revised floor plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Chateau Valley Tower
Land Use File Number:
LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Date of Hearing
October 22, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Joe Carlson
Valley Tower Associates
15029 Woodinville-Redmond Rd
#200, Woodinville, WA 98072
Project Location
4320 Davis Ave S,
Renton, WA 98055
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Staff Report to the Hearing Examiner
Exhibit 22: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 23: Transportation Concurrency Test dated August 13, 2019
Exhibit 24: Neighborhood Meeting Materials
Exhibit 25: Street Modification Request
Exhibit 26: Bicycle Parking Modification Request
Exhibit 27: Trash Enclosure Area Modification Request
Exhibit 28: On Hold Letter
Exhibit 29: Off Hold Letter
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
September 27, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on September 23, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: Chateau Valley Tower
PROJECT NUMBER: LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
October 11, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Angie Mathias
Long Range Planning Manager
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS.
IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON,
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION
HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
September 27, 2019
PROJECT NAME/NUMBER: PR19-000301 Chateau Valley Tower / LUA19-000158, SA-H,
ECF, MOD, MOD, MOD
PROJECT LOCATION: 4450 Davis Ave S (APN's 6391800010 and 6391800125)
APPLICANT/PROJECT CONTACT PERSON: Joe Carlson, Valley Tower Associates / 15029 Woodinville-Redmond Rd. #200,
Woodinville, WA 98072 / joe@chateaullc.com
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2GgMeFn
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA)
Review, and three (3) modifications for a proposed expansion to the Chateau at Valley Center Assisted Living Facility located
on the campus of the Valley Medical Center. The proposed project, Chateau Valley Tower, would be located on the 0.58-acre
parcel at 4320 Davis Ave S (APN 6391800125), which is north of the existing 2.2-acre Phase I Chateau at Valley Center Assisted
Living Facility at 4450 Davis Ave S (APN 6391800010). Phase I was completed in 2005 with 126 apartment units. As part of
Phase II, the applicant is proposing two (2) levels of structured parking under the building with 66 parking stall and 73
residential units. The proposed new assisted living building would have a density of 126 dwelling units per net acre and the
tower would extend eight-stories above finished grade with a roof height of nearly 84 feet above the entry level of the
building. The units would be a mix of one (1) bedroom, one (1) bedroom plus den and two (2) bedroom. The top floor would
also include a dining room, a lounge/activity room and an outside garden with vegetated walking paths. The new facility
would connect to the existing facility on levels one through four. The subject property is located in the Commercial Office (CO)
zoning classification and Commercial & Mixed Use (CMU) land use designation. Access to the site would be provided via two
(2) existing curb cuts and one (1) proposed new curb cut on Davis Ave S. The applicant is requesting a street modification to
Davis Ave S to retain the existing right-of-way width of 50 feet, retain the existing roadway section, and add one new curb cut
approximately 34 feet from the existing curb cut to access the upper parking level. The applicant is also requesting a bicycle
parking modification to reduce the number of required bicycle parking spaces and a refuse and recycling modification to
reduce the size of the trash enclosure area. According to the City's Critical Area Map (COR Maps), the southeast portion of the
site contains regulated slopes. The proposed addition would remove three (3) existing trees onsite and would provide 21 new
replacement trees. The applicant has submitted Geotechnical Engineering Study, Geotechnical Supplement, Preliminary
Technical Information Report, Trip Generation and Parking Analysis Memorandum, and a Tree Report.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 11, 2019, together
with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the
Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for October 22, 2019 at 12:00PM before
the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of
Renton City Hall, located at 1055 South Grady Way. If the Environmental
Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA19-000158, SA-H, ECF, MOD, MOD, MOD
APPLICANT: Joe Carlson, Valley Tower Associates / 15029 Woodinville-Redmond Rd. #200,
Woodinville, WA 98072
PROJECT NAME: Chateau Valley Tower
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, and three (3) modifications for a proposed expansion to the Chateau at Valley Center Assisted Living Facility
located on the campus of the Valley Medical Center. The proposed project, Chateau Valley Tower, would be located on
the 0.58-acre parcel at 4320 Davis Ave S (APN 6391800125), which is north of the existing 2.2 -acre Phase I Chateau at
Valley Center Assisted Living Facility at 4450 Davis Ave S (APN 6391800010). Phase I was completed in 2005 with 126
apartment units. As part of Phase II, the applicant is proposing two (2) levels of structured parking under the building with
66 parking stalls and 73 residential units. The proposed new assisted living building would have a density of 126 dwelling
units per net acre and the tower would extend eight-stories above finished grade with a roof height of nearly 84 feet
above the entry level of the building. The units would be a mix of one (1) bedroom, one (1) bedroom plus den and two (2)
bedroom. The top floor would also include a dining room, a lounge/activity room and an outside garden with vegetated
walking paths. The new facility would connect to the existing facility on levels one through four. The subject property is
located in the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. Access
to the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on Davis Ave S. The applicant
is requesting a street modification to Davis Ave S to retain the existing right-of-way width of 50 feet, retain the existing
roadway section, and add one new curb cut approximately 34 feet from the existing curb cut to access the upper parking
level. The applicant is also requesting a bicycle parking modification to reduce the number of required bicycle parking
spaces and a refuse and recycling modification to reduce the size of the trash enclosure area. According to the C ity's
Critical Area Map (COR Maps), the southeast portion of the site contains regulated slopes. The proposed addition would
remove three (3) existing trees onsite and would provide 21 new replacement trees. The applicant has submitted
Geotechnical Engineering Study, Geotechnical Supplement, Preliminary Technical Information Report, Trip Generation
and Parking Analysis Memorandum, and a Tree Report.
PROJECT LOCATION: 4450 Davis Ave S (APN's 6391800010 and 6391800125)
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
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 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2
9/24/2019 | 12:40 PM PDT 9/24/2019 | 12:06 PM PDT
9/24/2019 | 11:39 AM PDT
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 11, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: September 27, 2019
DATE OF DECISION: September 23, 2019
DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: PR19-000301 / LUA19-000158, SA-H, ECF, MOD, MOD, MOD
APPLICANT: Joe Carlson, Valley Tower Associates / 15029 Woodinville-Redmond Rd.
#200, Woodinville, WA 98072 / joe@chateaullc.com
PROJECT NAME: Chateau Valley Tower
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review,
Environmental (SEPA) Review, and three (3) modifications for a proposed expansion to the Chateau at Valley
Center Assisted Living Facility located on the campus of the Valley Medical Center. The proposed project, Chateau
Valley Tower, would be located on the 0.58-acre parcel at 4320 Davis Ave S (APN 6391800125), which is north of
the existing 2.2-acre Phase I Chateau at Valley Center Assisted Living Facility at 4450 Davis Ave S (APN
6391800010). Phase I was completed in 2005 with 126 apartment units. As part of Phase II, the applicant is
proposing two (2) levels of structured parking under the building with 66 parking stall and 73 residential units. The
proposed new assisted living building would have a density of 126 dwelling units per net acre and the tower would
extend eight-stories above finished grade with a roof height of nearly 84 feet above the entry level of the building.
The units would be a mix of one (1) bedroom, one (1) bedroom plus den and two (2) bedroom. The top floor would
also include a dining room, a lounge/activity room and an outside garden with vegetated walking paths. The new
facility would connect to the existing facility on levels one through four. The subject property is located in the
Commercial Office (CO) zoning classification and Commercial & Mixed Use (CMU) land use designation. Access to
the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on Davis Ave S. The
applicant is requesting a street modification to Davis Ave S to retain the existing right -of-way width of 50 feet,
retain the existing roadway section, and add one new curb cut approximately 34 feet from the existing curb cut
to access the upper parking level. The applicant is also requesting a bicycle parking modification to reduce the
number of required bicycle parking spaces and a refuse and recycling modification to reduce the size of the trash
enclosure area. According to the City's Critical Area Map (COR Maps), the southeast portion of the site contains
regulated slopes. The proposed addition would remove three (3) existing trees onsite and would provide 21 new
replacement trees. The applicant has submitted Geotechnical Engineering Study, Geotechnical Supplement,
Preliminary Technical Information Report, Trip Generation and Parking Analysis Memorandum, and a Tree Report.
PROJECT LOCATION: 4450 Davis Ave S (APN's 6391800010 and 6391800125)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project construction shall comply with the recommendations found in the submitted Geotechnical
Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002, the Geotechnical
Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019, and future addenda.
2. A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to provide
onsite services to the residents and reduce the amount of unnecessary non-emergency calls made to the
Renton Regional Fire Authority.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000158
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unle ss
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materia ls, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 5, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $3.92 per square foot for medical care facilities. No fee for
parking garage areas. This fee is paid at time of building permit issuance.
Code Related Comments:
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000158
1. The fire flow is unchanged from the existing demand. A new fire sprinkler supply will probably be
needed and one new fire hydrant will be required within 50-feet of the fire department connection for
the standpipes and sprinkler system.
2. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is required to the
fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire
alarm systems in new and existing buildings shall operate as one system.
3. Fire department apparatus access roadways are required within 150 -feet of all points on the building.
Fire lane signage required for the on site roadway. Required turning radius are 25 -feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane
signage required per code.
4. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the
building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems. Coverage shall be
extended into and throughout the existing facility as well.
6. Standy power is required as follows per city ordinance. Standy power shall be provided to power all
heating and refrigeration, communication and alarm systems, ventilation systems, emergency lighting,
patient care related circuits and at least one elevator.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Sandra Havlik, 425-430-7520, cparks@rentonwa.gov)
1. See Attached Police Comments.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 5, 2019
TO:Clark Close, Senior Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Utility and Transportation Comments for Chateau Valley Center
Expansion
4450 Davis Avenue South
LUA 19-000158
I have reviewed the application for the Chateau Valley Center Expansion at 4450 Davis Avenue
South (parcel# 6391800010) on the adjacent parcel (parcel# 6391800125).
EXISTING CONDITIONS
The site is approximately 0.57 acres in size and is irregular in shape. The existing site is developed
with an existing paved and gravel parking lot.
Water
Water service is provided by City of Renton The site is in the Talbot Hill service area in
the 350 hydraulic pressure zone.
There are existing 12-inch diameter City water mains located in Davis Avenue South and
in South 45th Place that can deliver a maximum capacity of 4,800 gallons per minute
(gpm) - (see Water plan no. W-0599).
There is an existing 12-inch diameter City dead-end water main that ends near the
northeast corner of the existing building that can deliver a maximum capacity of 2,800
gallons per minute (gpm) - (see Water plan no. W-3113).
There are existing water services to the existing building including a 3-inch domestic
meter, a 2-inch landscape irrigation meter and a 4-inch fire sprinkler stub with an
interior DDCVA.
The static water pressure is approximately 105 psi at ground elevation of 106 feet.
The site is located outside of any Wellfield Capture Zone and outside of Wellhead
protection area.
Sewer
Wastewater service is provided by the City of Renton There is an existing 8-inch
wastewater main located in Davis Avenue South (see City plan no. S-032505).
The existing building has side sewer connection from the existing sewer main on Davis
Avenue S.
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 2 of 8
Storm
The existing properties contain an onsite storm water flow control and conveyance
facilities constructed under a previous development (see City plan no. TED-3113).
There are two existing 12-inch storm water main conveyance systems within Talbot
Road South (See City plan no. R-1229).
The project site is within the Flow Control Duration Standard – Matching Forested site
conditions area.
Streets Davis Avenue South is a Commercial-Mixed Use & Industrial Access Street with an
existing right of way (ROW) width that varies between 50 feet to 58 feet as measured
using the King County Assessor’s Map. The current roadway section is the following:
pavement section ranges between 26 and 34 feet with a 0.5-foot curb and gutter, 5-
foot landscape planter, and 5-foot sidewalk on both side of the roadway along the
project site.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements are required to be shown on the composite
utility civil plan submitted with the Land Use Application. Renton Fire Authority has
determined that the fire flow is unchanged from the existing demand.
2. The following water main improvements are required to provide water service for
domestic use and fire protection for the development per City Code and Development
standards (RMC 4-6-010B) including, but not limited to:
a. Installation of additional fire hydrants as required by RFA. The location and
number of hydrants will be determined by the Fire Authority based on the final
fire flow demand and final site plan. A hydrant is required within 50 feet of the
building’s fire sprinkler system fire department connection (FDC).
b. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler supply line
shall be connected to the existing 12-inch water main in Davis Ave S. The fire
sprinkler stub and related piping shall be done by a registered fire sprinkler
designer/contractor. The DDCVA is currently shown inside the building and shall
meet the City’s standard plan 360.5 for the installation of a DDCVA.
i. The length of the fire line is longer than 50 feet and had too many bends,
therefore the DDCVA shall be placed into a vault located adjacent to the
right of way. See illustration below.
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 3 of 8
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 4 of 8
c. Installation of a domestic water meter for the new addition to the building, the
domestic meter shall be connected to the existing 12-inch water main in Davis
Ave S. Separate meter is required for the residential use and for any commercial
use. The sizing of the meter(s) shall be in accordance with the most recent edition
of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger
shall be installed in an exterior vault per standard plan no. 320.4. The meter vault
shall be located is located on private property and shall be located within an
easement. A pressure reducing valve (PRV) is required for the domestic water
meter since the static water pressure exceeds 80 psi.
d. Installation of a with a backflow prevention assembly on private property behind
the domestic water meter. A double check valve assembly (DCVA) is required for
water meters for residential water use since the building is more than 3 floors
(exceeds 30 feet in height). DCVA’s with size 2-inch or smaller shall be installed a
meter box and DCVA’s with size 3-inch and larger shall be installed in an exterior
vault per City standard plan 320.4. The location of the DCVA’s inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
e. A reduced-pressure principle backflow prevention assembly (RPBA) is required
for water meters for retail, commercial, industrial water use. The RPBA shall be
installed inside an above-ground heated enclosure per City standard plan no.
350.2. The RPBA may be located inside the building if a drainage outlet for the
relief valve is provided and the location is pre-approved by the City Plan Reviewer
and City Water Utility Department.
f. Installation of a new landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
3. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot be
installed over the water main unless the water main is installed inside a steel casing.
4. The development is subject to System Development Charges (SDCs) for water and fire
service. This fee is payable at construction permit issuance. Below is a list of current
SDCs and meter installation fees for water and fire service.
a. The 2019 SDC for a 1” water service is $4,050.00.
b. The 2019 SDC for a 1-1/2” water service is $20,250.00.
c. The 2019 SDC for a 2” water service is $32,400.00.
d. The 2019 SDC for a 3” water service is $64,800.00. The applicant pays for the
meter and installs it. A $220.00 processing fee is due at the time of meter
application.
e. The 2019 SDC for a 4” fire service is $12,956.00.
The development is also subject to fees for water connections, meter installation, cut
and caps, and purity tests. A complete list of current fees can be found in the 2019-2020
City of Renton Fee Schedule on the City’s website. Fees that are current at the time of
construction permit issuance will be levied.
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 5 of 8
5. The subject property is within the (Valley General) Hospital and South Talbot Hill Water
Special Assessment District (SAD) #8406 as established by City ordinance #3790 with
recording no. 8403260504. Since the preliminary fire flow demand is over 1,500 gpm, the
following assessments will apply:
a. Tax lot 6391800125 Area Charge of $0.048 per square foot x (12,165 SF x 7
+10,300 SF) = $4,581.84.
6. Additional water system development charges and water meter charges will apply if a
landscape irrigation meter is required and is based on the size of the meter.
SEWER
1. All proposed sanitary sewer mains shall maintain a minimum slope as outlined in the
Department of Ecology Criteria for Sewage Works Design.
2. The indoor structured parking area must be connected to sewer. Oil/water separator is
required for underground parking area.
3. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed
in the development.
4. The development is subject to System Development Charges (SDCs) for sewer service.
SDCs for sewer service are based on the size of the domestic water service. This fee is
payable at construction permit issuance. Below is a list of current SDCs for sewer
service.
a. The 2019 SDC for sewer service with a 1” water service is $3,100.00.
b. The 2019 SDC for sewer service with a 1-1/2” water service is $15,500.00.
c. The 2019 SDC for sewer service with a 2” water service is $24,800.00.
d. The 2019 SDC for sewer service with a 3” water service is $49,600.00.
A complete list of current fees can be found in the 2019-2020 City of Renton Fee
Schedule on the City’s website. Fees that are current at the time of construction permit
issuance will be levied.
STORM DRAINAGE
1. A geotechnical report, dated June 20, 2019, completed by Earth Solutions NW, LLC, for
the site has been provided. Erosion control measures will need to be in place prior to
starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations
for project design and construction. The geotechnical report discounts the use of
infiltration for the site based on the high ground water present. Geotechnical
recommendations presented need to be address within the project plans. The following
adjustments shall be made to the geotechnical report prior to Civil Construction Permit
Application Submittal in order to address Best Management Practices (BMPs) listed as
part of Renton Surface Water Design Manual (RSWDM):
a. The geotechnical engineer shall evaluate the seasonal groundwater table as it
relates to the location and depth of potential BMPs such as permeable
pavement and similar BMPs. Specific groundwater infeasibility noted in
RSWDM.
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 6 of 8
b. If the depth of groundwater is suitable for proposed BMPs, infiltration testing
shall be performed within the proposed parking lot to determine if permeable
pavement or similar BMPs are feasible.
2. Development Management Engineers, LLC with the Land Use Application, submitted a
Preliminary Drainage Plan and Technical Information Report (TIR), dated July 11, 2019
(revised August 28, 2019). Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard Area matching Forested Site Conditions and
is within the Black River Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All
nine Core Requirements and the six Special Requirements have been discussed in the
Technical Information Report.
a. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or
water quality vault shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application. Separate structural
plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault. Special inspection
from the building department is required. The project proposes a detention vault
to address the flow control requirements. The following are items that will need
to be addressed as part of the Civil Construction Permit Application:
i. The detention system shall be located a minimum of 10 feet from any
adjacent building. Location of vault will need to be evaluated and
adjusted as needed to meet this requirement.
ii. Targeted area not able to be routed to the detention vault shall be
modeled as bypass area (i.e. unmitigated flow directed to the projects
downstream point of compliance).
iii. Lid and access panels for the detention vault shall be located outside of
the ADA paths and stalls.
b. Conveyance, RSWDM Core Requirement #4: All new conveyance systems
constructed as part of the project must be sized to RSWDM standards for the total
tributary area (onsite and offsite) that the storm systems serve.
i.Utility Separation will need to be provided. This includes separation
between storm drainage mains the proposed detention vault.
c. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of
the project, Enhanced Basic Water Quality Treatment is required. The project TIR
identifies approximately 3,000 SF of Pollution-Generating Impervious Surface
(PGIS) and is exempt from Water Quality Requirements.
i.A Leachable Material Covenant will be required to be submitted as part
of the Civil Construction Permit Application in order to eliminate the
roof material from as a source of PGIS.
d. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be
required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage
report must be submitted with the civil construction permit application.
i. Final evaluation of the application of on-site BMPs to the maximum
extent feasible will be completed during civil construction permit
review. The applicant may be required to apply additional on-site BMPs
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 7 of 8
in order to meet the minimum requirements outlined in Core
Requirement #9. Permeable Pavement and other BMPs may be possible,
see comments noted under the Geotechnical Report above.
3. A Construction Stormwater General Permit from Department of Ecology will be required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
4. Surface water system development fee is $0.720 per square foot of new impervious
surface, but not less than $1,800.00. The project is proposing to add approximately 0.353
acres of impervious surface. The estimated total SDC for surface water is $11,071.21. This
is assessed based on the final approved civil construction plans and payable prior to
issuance of the construction permit.
TRANSPORTATION/STREET COMMENTS
1. The proposed development fronts along Davis Avenue South, a Commercial-Mixed Use
Industrial Access Street, along the northwest portion of the property. Existing right-of-
way (ROW) width varies between approximately 50 feet to 58 feet. To meet the City’s
complete street standards for a Commercial-Mixed Use Industrial Access Street,
minimum ROW is 69 feet for a 2-lane roadway. Per City code 4-6-060, half street
improvements shall include a pavement width of 36 feet (18 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 6-foot sidewalk, 2-foot clear zone between back of
sidewalk and right of way, street trees and storm drainage improvements. The developer
is required to provide the right of way and street frontage improvements on the half side
of street fronting the subject development site. Right of Way dedication will be required
in order to encompass the required roadway improvements and clear zone.
a.The applicant submitted a modification as part of the land use application to
maintain the existing roadway improvements fronting the subject property.
Community and Economic Development Staff in conjunction with Pubic Works
Transportation staff have reviewed the street modification request. Staff
recommends approval of the modification given that the existing street section
meets the transportation needs for connectivity, pedestrian access, and
separation between vehicular and pedestrian movements.
2. Gibson Traffic Consultants, Inc. (GTC) provided a transportation memorandum dated May
29, 2019. The site generated traffic volumes were calculated using data from the Institute
of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on
the calculations provided, the proposed development (73 assisted living units) would
average 190 new daily vehicle trips. Weekday peak hour AM trips would generate 14 new
vehicle trips, with 9 vehicles entering and 5 vehicles leaving the site. Weekday peak hour
PM trips would generate 19 new vehicle trips, with 7 vehicles entering and 12 vehicles
existing the site. Increased traffic created by the development will be mitigated by
payment of transportation impact fees. In accordance with City standards, the project
produces less than 20 PM Peak Hour Trips therefore a full traffic Impact Analysis is not
required.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements. The document is available at:
Chateau Valley Center – LUA19-000158
September 5, 2019
Page 8 of 8
https://edocs.rentonwa.gov/Documents/0/edoc/1074326/Trench%20Restoration%20a
nd%20Street%20Overlay%20Requirements.pdf
4. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is $2,109.46 per bed for Senior Housing. The estimated total
impact fee for 73 assisted living units is $153,990.58. The transportation impact fee that
is current at the time of building permit application will be levied.
5. Transportation Concurrency under separate cover.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the City’s Website for the most up-to-
date Civil Construction Permit Application submittal requirements.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
Security Survey Page 1 of 2 LUA19-000158
PROJECT LUA19-000158
Chateau Valley Tower – Assisted Living
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
Location: 4320 Davis Ave S, Renton
Estimated: 911 Calls For Service (CFS) Annually: 13 (second phase)
RENTON POLICE COMMENTS:
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To
protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site will need security lighting, and any construction trailer or storage
area should be completely fenced in with portable chain-link fencing. The fence will provide
both a physical and psychological barrier to any prospective crimi nal and will demonstrate that
the area is private property. Construction trailers should be kept locked when not in use, and
should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Glass
windows in construction trailers should be shatter-resistant. Toolboxes and storage containers
should be secured with heavy-duty padlocks and kept locked when not in use. “No
Trespassing” signs should be posted on the property during the construction phase. These
signs will aid police in making contacts with unwanted individuals on the property if they are
observed vandalizing or stealing building materials.
COMPLETED COMPLEX
Each residential unit should have solid core doors, preferably metal or solid wood, with
peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and
installed with 3” wood screws. Any external storage areas should also have solid wood or metal
doors, with deadbolts and latch guards installed.
Sliding windows and glass patio doors should have secondary locks installed to restrict
movement. These secondary locks need to be placed into the top or bottom of the window
frames to restrict movement. Simply placing a sturdy, fitted dowel in the window tracks may
be adequate.
Security lighting should be installed along sidewalks, foyers and pathways. Each assisted living
unit should have individual designators clearly posted with numbers or letters at least 6” in
Security Survey Page 2 of 2 LUA19-000158
height and of a color contrasting with the building. This will assist emergency pe rsonnel in
locating the correct location for response.
Latch guards should be installed on any and all doors leading from the outside in. Where egress
might be an issue, bar-releases can be installed to meet Fire Code requirements. This would
include any storage or maintenance rooms, etc. Pedestrian doors leading to the outside should
require a code to enter and exit for security purposes in regards to your customer base.
Any separate resident storage units should have latch guards and deadbolts inst alled.
Dumpster locations should be secured within their own housing and well lit. If possible,
creating a dumpster location that can be secured for facility use, but accessible for waste
management is recommended.
It is recommended that the commercial areas be monitored with recorded security alarm
systems installed. It’s not uncommon for businesses to experience theft and/or vandalism
during the hours of darkness. An auxiliary security service could be used to patrol the property
during those times. It is important to direct all foot traffic towards the main entrance of the
buildings. Any alternative employee entrances should have controlled access doors to prevent
trespassing.
Landscaping should be installed with the objective of allowing visibility: not too dense or too
high. Too much landscaping will make residents and employees feel isolated, and will provide
criminals with concealment to commit crimes such as burglary and vandalism.
Based upon the needs of this facility’s residents there will be staffing onsite 24/7. Parking lot
for both visitors and especially employees will need to be well lit to deter prowling activity.
Miscellaneous
I recommend the developer have a Crime Prevention Representative conduct a security survey
for this facility once it is near completion.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 28, 2019
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Jefferson Highlands; LUA19-000163
The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan,
Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands
Community Planning Area, parcel nos. 7227801485 and 7227801560. The project site is located
in the R-14 zoning district and the Residential High Density (HD) land use designation. The existing
structures would be demolished to construct three (3) new townhome buildings – one 3-unit,
one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to in crease
maximum wall plate height up to 32 feet to allow for a third floor within the residences. The
proposed project would result in a net density of 16.6 du/ac. The Unit Lot Subdivision includes
13 lots and 3 open space tracts. One of the 13 units would be affordable under density bonus
review. The proposed unit lots would range in size from 1,276 SF to 1,740 SF with an average lot
size of 1,467 SF. Access to the units is proposed via two new public alleys between the units and
a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8 feet of the
temporary access is located off-site to the south). The topography of the site is relatively flat and
the site is not mapped with any critical areas. All onsite trees are proposed to be removed.
The proposed development would generate approximately 95 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 6 net new
trips (1 inbound and 5 outbound). During the weekday PM peak hour, the project would generate
approximately 7 net new trips (4 inbound and 3 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – Jefferson Highlands
Page 2 of 3
August 28, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is
1,459 trips, which provides sufficient capacity to accommodate approximately 7 additional trips
from this project. A resulting 1,452 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The applicant has requested a
modification to leave the existing street improvements in its current configuration. The
recommended decision of the modification request will be part of the site plan review analysis.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management Syste m
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
Transportation Concurrency Test – Jefferson Highlands
Page 3 of 3
August 28, 2019
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
May 21, 2019
Chateau Valley Tower
City of Renton
Department of Community and
Economic Development
1055 South Grady Way
Renton, WA 98057
425.430.7294
425.827.2100
freiheitarch.com
929 108th Avenue NE Suite 210
Bellevue, WA 98004
Neighborhood Meeting Minutes
prepared by Dustin Thorlakson
Presenters:
· Jim Godfrey (Chateau Retirement)
· Joe Carlson (Chateau Retirement)
· Jason Brooks (Chateau Retirement)
· Molly Cole (Chateau Retirement)
· Angel Averman (Chateau Retirement)
· Dustin Thorlakson (FREIHEIT)
Location: Chateau Valley Center Community Room
Date: May 21, 2019
Start time: 7:05 pm
End Time: 8:07 pm
1. Dustin Thorlakson (DT) opened the meeting and presented the overall
architectural design of the project.
Described overall building size and layout
Outlined site circulation and driveway access
Overview of integration with the existing building
2. Molly Cole (MC) spoke about the proposed Unit Types and features.
There will be 73 new units with 66 new parking spaces
Unit types include studio, one bedroom, and two bedroom units
Amenities include rooftop restaurant and outdoor garden
A mockup of a typical 2 bedroom unit will be built in the exiting building to show the
materials, finishes, and general layout.
3. Joe Carlson (JC) outlined the construction process
Project excavation
Project timeline (Break ground in 2020 with 14 month construction schedule)
Construction access, material lay-up location, and job trailer location
Gave brief overview of construction type
4. Jason Brooks (JB) described the operations side of the expanded facility
Restaurant
Increase of staff
5. Jim Godfrey (JG) described the upper amenity level and community offerings.
Restaurant
Community Room
Solarium
Outdoor garden
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
May 15th, 2019
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
Subject: Chateau Valley Tower
4320 Davis Ave S, Renton - PRE-000370
Street Modification Request
Project Description and Existing Conditions:
The proposed expansion is a continuation of the Chateau Valley Center project completed
in 2005. This Phase 2 is for construction of the Tower portion of the development which
will be physically connected to the existing building and located on the adjoining
property in the City of Renton at 4320 Davis Avenue S. The existing right-of-way
(ROW) width is 50 feet with frontage improvements on both sides of the roadway.
Davis Ave S functional classification is Commercial Mixed Use and Industrial street. Per
RMC 4-6-060.F.2 the minimum width is 69 feet.
Proposed Street Modification:
It is proposed that the existing ROW of 50 feet be retained with the existing road section
and frontage improvements.
Justifications for the Modification Requests:
The proposed Chateau Valley Center Expansion is located at 4320 Davis Ave S with
a frontage length of approximately 186 feet. The Street Modification Request is to
retain the existing ROW of 50 feet on Davis Ave S and to retain the existing
roadway section.
The Davis Ave S roadway has been built to the previous standard based on the 50-
foot ROW. The road section appears to consist of two 10-foot travel lanes, an 8-foot
parking space on the west side of the road plus a curb and gutter, 5-foot planter
strip and 5-foot sidewalk on both sides of the roadway.
Davis Ave S is a very short street running approximately 1,050 feet in length
starting at S 43rd Street and ending at a cul-de-sac just south of S 45th Place. In
addition to the existing Chateau Valley Center, the road serves a large surface
parking lot for the Valley Hospital on the west side of the roadway as well as a large
April 24, 2019
City of Renton
Planning Division
1055 South Grady Way
Renton, WA 98057
425.430.7294
425.827.2100
freiheitarch.com
929 108th Avenue NE Suite 210
Bellevue, WA 98004
Chateau Valley Center Expansion
Modification Request: Bicycle Parking Spaces
To whom it may concern,
Please accept this letter as our justification for a Modification Request to the bicycle parking
requirements per RMC 4-4-080F.11.a, which states the following:
· (For Assisted Living) One-half (0.5) bicycle parking space per one dwelling unit.
With 73 units of Assisted Living, the code guideline above would require a total of thirty-seven
(37) bicycle parking spaces. We understand that the code was written to generally address the
needs of facilities where able-bodied individuals would need equitable access to safe spaces
to secure their bicycles. However, the very nature of Assisted Living Facilities like Chateau
Valley Center is to care for residents that are no longer physically or mentally able to
participate in the level of physical activity that would enable them to have a bicycle that would
need to be secured on-site.
We realize, however, that employees of the Chateau Valley Center may occasionally desire to
commute to work via bicycle. At our sister location, Chateau Bothell Landing, a “wave” bicycle
rack is installed that parks seven (7) bicycles. This rack has proven sufficient bicycle parking
for the (260) residential units and (154) staff members.
The Chateau Valley Center Expansion anticipates having 9 employees on-site at peak shift
change, and we propose to install a similar “wave” bicycle rack that holds six (6) bicycles
inside the parking garage and an exterior bicycle rack with a minimum of four (4) spaces.
These ten (10) spaces to secure bicycles should be more than adequate for employees and
visitors use.
The proposed bicycle parking spaces will be designed by a licensed architect and will be
installed per the approved plans by a licensed General Contractor. Please see the following
page for a diagram of the proposed locations and cutsheet of proposed rack as a basis of
design.
Sincerely,
Dustin Thorlakson
Project Manager
Freiheit Architecture
April 24, 2019
City of Renton
Planning Division
1055 South Grady Way
Renton, WA 98057
425.430.7294
425.827.2100
freiheitarch.com
929 108th Avenue NE Suite 210
Bellevue, WA 98004
Chateau Valley Center Expansion
Modification Request: Trash Enclosure Area
To whom it may concern,
Please accept this letter as our justification for a Modification Request to the trash enclosure
area requirements. According to the requirements outlined in RMC 4-4-090.D.1.a, we would be
required to have 328 total square feet dedicated to the management of trash and recycling,
based on the proposed addition of 73 dwelling units, broken down as follows:
· 109 minimum square feet for Recyclables. 1.5 SF per Dwelling Unit
· 219 minimum square feet for Refuse Deposit. 3 SF per Dwelling Unit
We are proposing that if we utilize a compactor, our space requirements for management of
trash and recycling can be reduced. For example, the 20-cy compactor installed at our sister
location, Chateau Bothell Landing, currently serves 260 dwelling units and 3 commercial
kitchens and dining rooms and is serviced twice a month. In addition, the Bothell property has
an 8 yard recycle unit that is serviced 2-3 times weekly, and a 1.5 yd compost container,
serviced twice monthly.
The Chateau Valley Center currently has a 17-cy compactor, serviced every 3-4 months, and it
serves the existing dwelling units. While this unit would more than likely handle the extra
capacity of the expansion tower, we are proposing to upsize to a 20-yd unit equal to the trash
compactor serving the Chateau Bothell Landing building. The existing 16’ x 24’ trash enclosure
has adequate space for the larger unit, and currently meets city code requirements for
screening wall height, gate height, and will not have any impact or be injurious to any
surrounding properties or neighbors. In addition, we propose to build an additional trash
enclosure that will house the existing 8yd recycle and 1.5 yd compost container.
Please see the attached exhibit on the following page for a diagram of the proposed locations
and upsized compactor specs.
Sincerely,
Dustin Thorlakson
Project Manager
Freiheit Architecture
August 15, 2019
Joe Carlson
Valley Tower Associates
15029 Woodinville-Redmond Rd. #200
Woodinville, WA 98072
Subject: “On Hold” Notice
Chateau Valley Tower, LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Dear Mr. Carlson:
The Planning Division of the City of Renton accepted the above master application for review
on July 24, 2019. During our review, staff has determined that additional information is
necessary in order to proceed further.
The following information will need to be submitted before November 15, 2019 so that we may
continue the review of the above subject application:
Development Management Engineers, LLC with the Land Use Application, submitted a
Preliminary Drainage Plan and Technical Information Report (TIR), dated July 2, 2019
(revised date July 11, 2019). Based on the City of Renton’s flow control map, the site
falls within the Flow Control Duration Standard Area matching Forested Site Conditions
and is within the Black River Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). In
order to meet the exception criteria, the differential flow rate must be calculated using
the 100-year 15-minute storm event. Based on the information provided, which is
consistent with what the City determined as well, it appears that this project does not
currently meet the exception criteria for flow control. At this point, the project does not
comply with RSWDM Core Requirement #3: Flow Control. Please show how this core
requirement is being addressed.
September 6, 2019
Joe Carlson
Valley Tower Associates
15029 Woodinville-Redmond Rd. #200
Woodinville, WA 98072
SUBJECT: "Off Hold" Notice
Chateau Valley Tower / LUA19-000158, SA-H, ECF, MOD, MOD, MOD
Dear Mr. Carlson,
Thank you for submitting the additional materials requested in the August 15, 2019 letter from the City.
Your project has been taken off hold and the City will continue review of the Chateau Valley Tower
project.
Your project has been rescheduled for Environmental (SEPA) Review on September 9, 2019 and is
tentatively scheduled to go before the Hearing Examiner on October 8, 2019 at 11:00 a.m. If you have
any questions, please contact me at (425) 430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
cc: Public Hospital District #1 King County / Owner(s)
James Godfrey, Valley Tower Associates / Applicant
Dustin Thorlakson, Freiheit Architecture / Architect