HomeMy WebLinkAboutSR_Chateau_Valley_Tower_Parking_Modification_020720_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 7, 2020
Project File Number: PR19-000301
Project Name: Chateau Valley Tower Parking Modification
Land Use File Number: LUA20-000011, 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 and 4450 Davis Ave S, Renton, WA 98055 (APN 6391800125 and 6391800010)
Project Summary: The applicant is requesting a parking modification with the expansion to Chateau at
Valley Center Assisted Living Facility located on the campus of the Valley Medical
Center at 4450 Davis Ave S. Phase I was completed in 2005 with 126 apartment units.
In 2019, Phase II received site plan approval for an expansion of the assisted living
facility located at 4320 Davis Ave S (LUA19-000158). Phase II includes two levels of
structured parking within the building with 66 parking stalls; 7 stories including 73
residential apartment units are included above. With the proposed expansion, the
overall building square footage would be 229,570 square feet with a total of 199
residential apartment units. The 8.9-acre site and overall facility is supported by 142
parking stalls located in a combination of on-site, on-grade exterior parking and
internal, enclosed parking within the envelope of the proposed building expansion.
RMC 4-4-080.F.10.d requires a minimum and maximum of 1 space per residential unit
of assisted living, plus dedicated spaces for facility fleet vehicles. With the 199
residential units proposed and 2 fleet vehicles, this would require 201 parking stalls
to be provided. As a result, the applicant is requesting a vehicle parking count
reduction of 59 stalls. Access to the site would be provided via two (2) existing curb
cuts and one (1) proposed new curb cut on Davis Ave S.
Site Area: 8.9 acres
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 2 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
B. EXHIBITS:
Exhibit 1: Administrative Report & Decision
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Justification for the Modification Request
Exhibit 5: Trip Generation and Parking Analysis Memorandum, prepared by Gibson Traffic
Consultants, Inc., dated January 15, 2020
Exhibit 6: Hearing Examiner Decision for Chateau Valley Tower (LUA19-000158)
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: Retirement Facility and vacant land partially used as
overflow parking for the retirement facility.
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: 8.9 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
Annexation A-76-002 3031 05/26/1976
Chateau at Valley Center
(Assisted Living
Retirement Community)
LUA02-012 N/A 01/25/2002
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 3 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
Tier 2 Temporary Use Permit
(Sign)
LUA03-030 N/A 03/19/2003
Chateau at Valley Center
Marketing Trailer
LUA04-034 N/A 03/15/2004
Chateau at Valley Center Lot
Line Adjustment
LUA11-025 N/A 04/29/2011
Chateau Valley Tower LUA19-000158 N/A 11/5/2019
E. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on January
16, 2020 and determined the application complete on January 21, 2020.
2. The project site is located at 4320 and 4450 Davis Ave S, Renton, WA 98055.
3. The project site is currently developed with a retirement facility and vacant land partially used as overflow
parking for the retirement facility.
4. Access to the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on
Davis Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Office (CO) zoning classification and within the Urban Design
District D.
7. The site is mapped with regulated slopes. Overall, the site has gentle slopes downward to the north and
west.
8. 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 have been incorporated into the appropriate sections of this report.
9. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. 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 Comprehensive Plan Goals and Policies:
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-60: Improve the appearance of parking lots through landscaping and
screening.
10. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 Parking, Loading and
Driveway Regulations in order to reduce the combined number of required parking stall for Chateau at
Valley Center Assisted Living Facility and Chateau Valley Tower. The parking regulations require assisted
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 4 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
living uses a minimum and maximum of 1 space per residential unit of assisted living, plus dedicated
spaces for facility fleet vehicles. Based on the proposed 199 residential units and two (2) proposed fleet
vehicles, this would require 201 parking spaces to be provided. Because the proposal provides 142 parking
stalls located within the overall facility, less than the minimum and maximum allowable, a modification is
being requested. The proposal is compliant with the following modification criteria, pursuant to RMC 4-
9-250.D.2. Therefore, staff is recommending approval of the requested modification:
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 proposed modification is the
minimum adjustment necessary to implement these policies and objectives.
Staff Comment: See FOF 9, 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 site has been designed to meet
vehicular safety, function, appearance, and environmental protection. The applicant
further contends that the objective of the minimum parking requirement is to ensure
adequate parking for the residents and facility functions. Currently, there are 79 parking
stalls for 126 residential units (135 beds). According to the Trip Generation and Parking
Analysis Memorandum (Parking Memo), prepared by Gibson Traffic Consultants, Inc.,
dated January 15, 2020 (Exhibit 5), only 67 of the 79 parking stalls are used at peak
parking demand. Rather than a rate of one (1) parking space per unit, the existing
facility uses 0.53 parking spaces per unit. The applicant maintains that in over 15 years
of operating the existing facility there has consistently been an excess of parking spaces
provided on the property. The Parking Memo also reviewed parking counts at a second
local senior housing community (Chateau at Marysville) and the 2018 data from the
Institute of Transportation Engineers (ITE) Trip Generation Manual as the basis for
parking reduction justification. According to the submitted Parking Memo, the number
of parking spaces can be reduced from the City requirement and still serve the needs of
the facility’s residents. The results of the parking demand ratio (based on three sources)
averaged of 0.49 spaces per bed/unit. The parking demand calculation was an average
of the Chateau at Valley Center (0.50 parking stalls per bed/unit), Cottages at Marysville
(0.40 parking stalls per bed/unit), and the ITE Manual based on the 85th Percentile
parking demand (0.58 parking stalls per bed/unit). The data and analysis provided in
the Parking Memo showed that parking demand for assisted living units is below the
rate of a minimum and maximum of one (1) space per residential unit of assisted living.
As a result, the applicant is proposing 142 parking spaces total at a parking ratio of
0.59. The applicant contends that the rate proposed exceeds the average parking
demand rate from any of the three sources measured for comparison. In addition, the
applicant maintains that not all residents of the center would have personal vehicles
onsite, hence the lower parking demand for assisted living facility. Finally the applicant
contends that the parking enclosure addition would allow for adequate pedestrian
pathways, adequate circulation for resident pick-up and drop-off, and landscaping to
meet other Code requirements that ensure area aesthetics and permeable areas are
maintained.
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 5 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements through the provision of sufficient
off-street parking to meet the needs of the assisted living facility if 142 parking stalls
for 208 assisted living/memory care units/beds (0.68 parking stalls per bed/unit) are
provided.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed parking to unit ratio, while
less than that required by the City of Renton, exceeds the recommendations of the ITE
Parking Generation manual and the measured parking demand at two existing facilities,
including the adjacent existing Chateau Valley Center Phase I. Based on these
calculations, the applicant maintains that sufficient parking is provided for the proposed
project and should not result in injury to other properties in the vicinity. Furthermore,
the assisted living facility has access to the Valley Medical Center surface parking lot
across Davis Ave S for special events held at Chateau at Valley Center. Nevertheless, the
applicant concludes that all parking necessary to serve this facility can be
accommodated onsite, as supported by the Parking Memo which states that the
proposed design would have 38 more parking spaces than the anticipated demand
(142-104 = 38). It is not anticipated that the requested parking modification would 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’.
F. 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 9.
2. The proposed Parking Regulation modification complies with the Modification Criteria, see FOF 10.
3. All conditions identified in the site plan decision for Chateau Valley Tower (LUA19-000158) shall remain.
G. DECISION:
The Chateau Valley Tower Parking Modification, File No. LUA20-000011, MOD, as depicted in Exhibit 2, is
approved.
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 6 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on February 7, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Public Hospital Distr. #1 King Co
PO Box 50010
Renton, WA 98058
James Godfrey
Valley Tower Associates
15029 Woodinville-Redmond Rd #200
Woodinville, WA 98072
Joe Carlson
Valley Tower Associates
15029 Woodinville-Redmond Rd #200
Woodinville, WA 98072
Engineer: Architect:
Cliff Williams
3807 59th Ave SW
Seattle, WA 98116
Sherri Miller
Magellan Architects
8383 158TH Ave NE, Suite 280
Redmond, WA 98052
TRANSMITTED on February 7, 2020 to the Parties of Record:
Jason Brooks
11202 NE 63rd St
Kirkland, WA 98033
TRANSMITTED on February 7, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on February 21, 2020. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
2/7/2020 | 3:09 PM PST
City of Renton Department of Community & Economic Development
Chateau Valley Tower Parking Modification
Administrative Report & Decision
LUA20-000011, MOD
Report of February 7, 2020 Page 7 of 7
SR_Chateau_Valley_Tower_Parking_Modification_020720_v1
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Chateau Valley Tower Parking Modification
Land Use File Number:
LUA20-000011, MOD
Date of Report
February 7, 2020
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 and 4450 Davis Ave S,
Renton, WA 98055
The following exhibits are included with the modification report:
Exhibit 1: Administrative Report & Decision
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Justification for the Modification Request
Exhibit 5: Trip Generation and Parking Analysis Memorandum, prepared by Gibson Traffic
Consultants, Inc., dated January 15, 2020
Exhibit 6: Hearing Examiner Decision for Chateau Valley Tower (LUA19-000158)
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
EXHIBIT 2RECEIVEDClark Close 01/16/2020PLANNING DIVISIONDocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
TALBOT RD SD A V IS A V E S
S 43RD ST
S 45TH PLHWY 167HWY 167Proposed Addition
(E) Assisted
Living Facility
Project Site:
4320 Davis Ave S.
CHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569NEIGHBORHOOD DETAIL MAP
SCALE: 1" = 100'
NORTH
0 100'50'200'
EXHIBIT 3
RECEIVED
Clark Close 01/16/2020
PLANNING DIVISION
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
Modification Request_Parking Reduction_Draft_01.15.20
Page 1 of 3
January 15, 2020
City of Renton
Planning Division
1055 South Grady Way
Renton, WA 98057
425.430.7294
Attn: Clark Close
Senior Planner
Re: Chateau Valley Center Expansion
Modification Request for Parking Reduction
Dear Mr. Close,
Please accept this letter as out Justification for a Modification Request to the parking requirements for the Chateau Valley Center
Expansion.
The current proposal for this project consists of an expansion to the existing assisted living facility. The existing facility consists
of 126 residential units and 79 parking spaces. The proposed expansion would remove 3 of the existing parking spaces and add
73 assisted living units with a new garage providing 66 parking spaces. The new proposed totals are 199 residential units (208
beds) with 142 parking spaces.
Chateau at Valley Center will continue to use their 2 fleet vehicles to transport residents to shopping, entertainment and
appointments. Additionally, Valley Medical Center has a fleet of small vans standing on call which Chateau residents can use for
transportation to appointments anywhere on the VMC campus. As a result of these amenities, as well as entertainment and
activities brought into Chateau, many of the residents choose not to keep personal vehicles.
Per RMC 4-4-080F.10.d, the City of Renton parking requirement is:
“A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility
fleet vehicles.”
Based on the code above, 201 parking spaces are required. The request is to reduce this requirement to the 142 parking spaces
proposed; a reduction of 29%. We request this modification, based on the Decision Criteria stated in RMC 4-9-250D.2:
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
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 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. To meet Goal L-
BB, the proposed new facility expands the existing assisted living function. The project’s materiality, modulation and
landscaping will complement the existing conditions to create an attractive project. To serve the assisted living
function and provide access and easy boarding for fleet vehicles, Valley Medical vehicles, and emergency vehicles, a
drop off/ pick up lane is provided, expanding on the existing lane to provide this access at both building entrances. To
meet Goal L-FF, the design forms and roofline are designed to complement the existing adjacent facility,
strengthening the visual identity of the area and creating a coherent project. To meet Policy L-50, the placement of
the proposed building on the site allows for connection to the adjacent existing facility, as well as maximizing privacy
and noise reduction for the future residents. This placement also allows for extension of the existing drop off/ pick up
lane, simplifying traffic flow between the existing and proposed sites. The building placement does not adversely
EXHIBIT 4
RECEIVED
Clark Close 01/16/2020
PLANNING DIVISION
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
impact the views or solar access of neighboring properties. To meet Policy L-51, the design of pathways and
landscape will emphasize a human scale and tie the existing and new sites together. To meet Policy L-56, the
landscape will appropriately complement the building design and placement, using native, naturalized, and
ornamental plantings as appropriate, similar to the existing landscaping. To meet Policy L-60, the proposed new
parking is limited to that within the ground and lower level parking garage, with landscape to screen and soften the
appearance of the building from the public street.
Per the Zoning Map and Ordinance No. 5952, the site is located within the Commercial Office (CO) zone and Design
District D. The Design Standards for this District are met using many of the same considerations employed to meet
the Comprehensive Plan Policies and Goals. To meet Design Standard 1, the building is sited so as to not adversely
impact the solar access of the neighboring properties. To meet Design Standard 2, the proposed building is designed
to provide connection to the adjacent existing structure, which is currently oriented to Davis Ave. The proposed
sidewalk to the new building expansion is an extension of the existing building sidewalk and directly connects to the
public sidewalk. To meet Design Standard 3, the entry to the existing building already faces Davis Ave and the entry
to the new building expansion is oriented at an easily visible angle, towards the end of the site closest to the street. To
meet Design Standard 4, the structured parking has two levels: one underground and one at entry level. This allows
the new residential units to all be raised above street level for privacy.
The site area available is very limited and has a sharp angle. To minimize the visual impact of the new additional
parking and provide the landscaping required to provide an attractive appearance and human scale in keeping with
the Comprehensive Plan requirements, all of the new parking is enclosed within two levels at the bottom of the
proposed building. The footprint of the building is limited by the size and shape of the site, the need for a pickup/
drop off lane, as well as the modulation needed to meet Comprehensive Plan and Zoning design standards. The 66
new parking spaces proposed maximizes the use of these two building levels for parking. The placement of the new
expansion provides a direct connection to the existing facility and minimizes impacts to the existing parking area to
maximize the parking provided for the project.
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code
requirements, based upon sound engineering judgment
The objective of the minimum parking requirement is to ensure adequate parking for the residents and facility
functions. Currently, there are 79 parking stalls for 126 residential units, but a Traffic Engineer measured a use of
only 67 of those parking stalls at peak demand. Rather than a rate of 1 parking space per unit, the existing facility is
using 0.53 parking spaces per unit. Over the 15 years of operating this facility there has consistently been an excess of
parking spaces provided on the property. The Traffic Analysis performed on this facility, a second local senior
housing community and the ITE Manual Calculations all confirm and validate this historical data.
Per the attached Traffic and Parking Analysis, the number of parking spaces can be reduced from the City
requirement and still serve the needs of the facility’s residents. At the current facility, there are 135 beds provided
within the 126 residential units, but only 67 parking stalls are used at peak demand. This results in a parking demand
ratio of 0.50 spaces per bed. Similar calculations were performed at a similar facility. The parking analysis shows the
parking demand per bed of the existing assisted living facility to be expanded by this proposal, the similar facility, and
the ratio recommended by the ITE Parking Generation manual.
The average parking demand calculated is 0.49 parking spaces per unit. With 142 parking spaces total proposed, the
facility is provided with a parking ratio of 0.59, exceeding the rate from any of the three sources measured for
comparison. Please see the attached Traffic and Parking Analysis for more information. By keeping the new parking
enclosed, adequate circulation for resident pick up and drop off can be provided. As many residents in this facility
will not have personal vehicles, this is a primary means of transportation to the facility. Enclosure of the parking also
allows for adequate pedestrian pathways and landscaping to meet other Code requirements that ensure area
aesthetics and permeable areas are maintained.
c. Will not be injurious to other property(ies) in the vicinity
As stated above, the proposed parking to unit ratio, while less than that required by the City of Renton, exceeds the
recommendations of the ITE Parking Generation manual and the measured parking use at two existing facilities,
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Chateau Valley Center Modification Request- Parking Reduction
Page 3 of 3
including the adjacent existing Chateau Valley Center Phase I. Based on these calculations, sufficient parking is
provided for the proposed project and should not result in injury to other properties in the vicinity. All parking
necessary to serve this facility can be accommodated on site without any impact to neighboring properties or streets.
d. Conforms to the intent and purpose of the Code
As stated in section “b”, the parking provided has been calculated to meet, and even exceed, parking demand at
similar facilities, meeting the intent and purpose of the code.
e. Can be shown to be justified and required for the use and situation intended
The requested modification for a reduction in parking is due to the constraints of a small site. Per the Comprehensive
Plan, this site is designated for high-density use and the Zoning designation allows up to 250’ building height. The
proposed building expansion with enclosed parking allows for development of the building expansion, which meets the
intent of the high-intensity use designation. As mentioned above, the proposed parking count will still exceed the
estimated parking demand for the project and will be appropriate for the proposed use and situation. Adding
additional exterior parking to meet the City parking requirement would result in unused parking stalls between the
building and the street, working against the intention of dense building development on the site with attractive
landscaping between the building and the street. By limiting the parking to within the building, the enclosure screens
the parking from the public street and allows for pedestrian pathways, landscaped outdoor space and a highly used
drop off/ pick up lane between the building and the street.
f. Will not create adverse impacts to other property(ies) in the vicinity
As stated in section “c”, the proposed parking to unit ratio exceeds both the historical and estimated parking demand
for this project. Therefore, this modification request should not result in adverse impacts to other properties in the
vicinity.
The justification above addresses the parking demand for the typical day and weekend at this facility. In addition to the on-site
parking proposed, there is also an existing parking agreement between the Owner and Valley Medical Center which allows the
assisted living facility to use the parking area on the west side of Davis Ave for special events on evenings and weekends, which
may cause an atypical spike in parking demand. This parking agreement and the parking as proposed are more than adequate to
serve the needs of the existing facility and the proposed expansion.
Based on the above calculation and the responses to the Decision Criteria, we request approval of the reduction to the parking
requirements for the Chateau Valley Center Expansion, per RMC 4-9-250D.
Thank you,
Sherri Miller
Sherri Miller
Associate Principal
Magellan Architects
DocuSign Envelope ID: DD36BF45-0F54-4E4C-964E-B2339626A10A
2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Joe Carlson, Chateau Retirement
From: Brad Lincoln, PE
Subject: Chateau at Valley Center Expansion
Trip Generation and Parking Analysis/Modification Request
Date: January 15, 2020
Project: GTC #18-172
This memorandum summarizes the trip generation and parking demand for the Chateau at Valley
Center Expansion. The expansion is proposed to consist of 73 assisted living units with 66 new
parking spaces being included in the parking garage. However, there are 3 existing parking spaces
that will be removed with the expansion.
1. TRIP GENERATION
Trip generation calculations for the Chateau at Valley Center Expansion have been performed
utilizing data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Edition (2017). The average trip generation rates for ITE Land Use Code 254, Assisted Living,
have been used for the trip generation calculations. For the purposes of the trip generation calculations
it has been assumed that each unit is equivalent to a bed, as identified in the ITE trip generation data.
The trip generation of the development is summarized in Table 1.
Table 1: PM Peak Trip Generation Summary
73 Assisted
Living Units
Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips
Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total
Generation Rate 2.60 trips per Bed (Unit) 0.19 trips per Bed (Unit) 0.26 trips per Bed (Unit)
Splits 50% 38% 38% 63% 37% 100% 38% 62% 100%
Trips 95 95 190 9 5 14 7 12 19
The development is anticipated to generate 190 average daily trips (ADT) with 14 AM peak-hour
trips and 19 PM Peak-hour trips. This trip generation is below the thresholds identified by the City of
Renton for a full Traffic Impact Analysis.
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EXHIBIT 5
RECEIVED
Clark Close 01/16/2020
PLANNING DIVISION
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1
2
3
4
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
9 RE: Chateau Valley Tower
10
FINDINGS OF FACT, CONCLUSIONS
Site Plan and Development Standard ) OF LAW AND FINAL DECISION
11 Modifications
12 LUA19-000158, SA-H, ECF, MOD, )
MOD, MOD
13
14
Summary
15
The Applicant has applied for site plan approval for an expansion of an assisted living facility located
16 at 4320 Davis Ave S. The proposal also includes three modifications to development standards,
17 specifically to street frontage requirements, bicycle parking standards and refuse and recycling
standards. The site plan and three development standard modifications are approved subject to
18 conditions.
19 Testimony
20 Clark Close, Renton Senior Planner, summarized the Staff Report. In regard to Ex. 33, the Applicant's
21 fire impact fee memo, Mr. Close stated he emailed Mr. Corey Thomas, Lead Plans Review Inspector
for the Renton Regional Fire Authority. The Applicant feels that the facility is not a medical care
22 facility but that it is more multi-family related,which has a much lower fee amount. Mr.Thomas noted
the Fire Authority supports the change no problem. This change would be an update to Ex. 20.
23
24 Brianne Bannwarth, Development Engineering Manager, clarified in response to examiner questions
that a preliminary traffic study had been prepared, but a full traffic report had not been conducted
25 because the PM trip generation did not reach the threshold for triggering such a study.
26 Dustin Thorlakson, Applicant's architect, went over the project site plan and project elevations. The
project site is currently an overflow parking lot. The expansion will abut the north wall of the existing
SITE PLAN &DEV STANDARD MODIFICATIONS
1
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EXHIBIT 6
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