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PN_Project_Narrative_Modfication_200115_v1
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January 15, 2020
Clark Close
Senior Planner
City of Renton
Re: Chateau Valley Tower Parking Modification Request Project Narrative
Project Overview:
The subject project is an expansion to the Chateau Valley Center Assisted Living Facility located on the campus of the Valley
Medical Center. In 2005 the property was leased from the Valley Medical Center and Phase 1 of the development was
constructed. The address of the property is 4320 Davis Avenue South, Renton, WA 98055. Phase 1, which was completed in
April 2005 consists of 126 apartment units (135 beds). These units are licensed under the Washington State Boarding Home
regulations for Assisted Living. At the time Phase 1 was applied to the City of Renton for permitting, Phase 2 was shown on the
site plan which was approved by the City. We now wish to construct Phase 2.
Phase 2 will propose 2 levels of structured parking within the building with 66 parking stalls; 7 stories including 73 residential
apartment units are included above. These units would also be licensed as Assisted Living through the State of Washington.
With the proposed expansion, the overall building square footage is 229,570sf with a total of 199 residential apartment units. The
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.
Renton Municipal Code Section RMC 4-4-080F.10.d “Parking Spaces Required Based on Land Use” states that the number of
required spaces for Assisted Living Uses is “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 (208 based on beds). Over the 15 years this facility has been operational, there has consistently been
extra parking stalls available on site. Per the Traffic Memorandum included within this submittal, the site study for the existing
facility requires a parking ratio of only 0.50 spaces/unit. With the proposed expansion, this ratio is determined at 0.68
spaces/unit, and results in an excess of 38 parking stalls for the overall development. The data generated from the similar local
facility and the ITE Parking Generation Manual support and validate the 15 year history experienced at this facility.
We are requesting a Modification to this Code Section for the proposed project due to historic data for the existing facility, data
on a similar local facility and recommendations for parking needs within the industry-standard ITE Parking Generation Manual
all showing the proposed 142 parking stalls would be more than sufficient for the overall facility’s needs.
Please see attached Justification for Modification Request document and Traffic Memorandum for further detail. We appreciate
your review of our request and your consideration for approval.