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KAUFMAN, 235-2593 0947, SEPSE-��P March 30,1984 Harold Neslund 450 Shattuck Avenue S. Suite 205 Renton, WA 98055 RE: File No.: SA-078-83; Shohen Limited Partnership Site Approval • Dear Mr. Neslund: The Examiner's Report regarding the referenced application which was published on March 12, 1984, has not been appealed within the 14-day period established by ordinance. Therefore, this matter is considered final and is being transmitted to the City Clerk this date for filing. Please feel free to contact this office if further assistance or information is required. Sincerely, • Fred J. Kau man Hearing Examiner cc: City Clerk Building & Zoning Department /! AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) )ss. County of King ) SUE ELLISTON , being first duly sworn, upon oath, deposes and states: That on the 12th day of March , 1984, affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. evt&Itki•--w) SUBSCRIBED AND SWORN to before me this / day of March , 1984. (L44 No a Public in an for the State of Washington, residing at King County , therein. Application, Petition, or Case #: SHOHEN LMT. PARTNERSHIP: SA-078-83 (The minutes contain a list of the parties of record.) March 12, 1984 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION. APPLICANT: SHOHEN LIMITED PARTNERSHIP FILE NO. SA-078-83 LOCATION: 1420 Maple Avenue S.W. SUMMARY OF REQUEST: Applicant seeks site plan approval to allow construction of a six (6) story office building having 13,440 square feet of usable office space and a variance from Section 4-712(b) to allow the building height to exceed thirty-five (35) feet. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval, subject to conditions. Hearing Examiner Decision: Approval of site plan (Exhibit #12), together with the request to allow a building greater than 35 feet in height. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on January 10, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on January 17, 1984, at 9:00 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. ` The following exhibits were entered into the record: Exhibit #1: Yellow file containing the application, staff report, and other documents pertaining to posting and publication. Exhibit #2: Site plan for the proposal. Exhibit #3: Landscape plan showing entrance to the building. Exhibit #4: Cross section diagram of the subject site. Exhibit #5: Series of three (3) photographs showing the site. Roger Blaylock, Zoning Administrator, presented the staff report. He advised the property is located at 1420 Maple Avenue S.W. and is designated L-1 and M-P on the Comprehensive Plan; that the applicant wishes to construct a 6-story office building and the variance is necessary to allow the height of the proposed building to go above the 35 feet allowable under the code. He further stated the area is in transition from single-family to office type uses. Mr. Blaylock continued by stating the ERC has issued a declaration of non-significance subject to the following three conditions: 1. The glass walls proposed on this building shall be of non-reflective surface. 2. Off-site improvements shall be required along Maple Avenue S.W., extending to S.W. 16th Street. Said improvements shall include two driving lanes, curb, gutter, sidewalk, and other appurtenances. SHOHEN LIMITED PARTHERSNIP SA-078-83; V-079-83 March 12. 1984 Page 2 3. The subject property is located within the benefit area of the Lind Avenue Bridge Project. Participation shall be required in an amount to be determined by the Public Works Department. Mr. Blaylock noted the proposal does not comply with the Comprehensive Plan design; however, it does comply with the L-1 zoning which does allow transition of this type of structure into the M-P zone. The Policy Development Department believes that the lobby area should be included in the square footage requirement for office buildings. This would increase the total required parking from 69 parking spaces to 93. The Building and Zoning Department has not utilized a strict interpretation of this policy because it allows more flexibility in providing covered public areas within an office building. The Examiner inquired what the ordinance dictates in this instance and what latitude the city has to vary from that ruling. Mr. Blaylock also noted there are no topographical problems or lot size problems with this application, but the Examiner should look at the intensity of the freeway system; that the intent is to raise the building up so that it would look down onto the freeway. The Examiner inquired as to how many square feet of office space could be utilized if the applicant is limited to the 35 foot height. Mr. Blaylock stated that would be 15,000 square feet on the site instead of 27,000 square feet. He noted also that the city needs to modify its ordinance to allow more creativity on site approvals. Mr. Blaylock noted staff recommends approval of this application, subject to the elimination of four parking spaces along the western property line to provide landscaping required by restrictive covenants. Further, it is recommended that the variance request for height (V-079-83) be approved as presented to allow a maximum building of 66-1/2 feet. The Examiner called for testimony from the applicant or representative. Responding was: Harold Neslund 450 Shattuck Ave. S. Suite 205 Renton, WA 98055 Mr. Nesland presented a calculation to the Examiner showing how they worked within the zoning codes to determine the parking requirements for the building. noting they feel it was done correctly. He stated they have 2,452 sq. ft. ,of landscaped area, which is 75% more than what is required. The Examiner noted that was a covenant running with the land when the rezone was granted and he cannot vary that restriction. Mr. Nesland stated the code has a provision for consideration of extra height; they felt it was better to create this type of building. He does not feel this is setting a precedent that has not already taken place in the immediate area. The Examiner stated he does not feel he has any criteria to determine why any lot in the L-1 Zone would be constrained by the 35' height limitation, and that he may ask the Council to establish some criteria. - The Examiner then called for further testimony in support of the application. Responding was: Mary Ryan 645 Shattuck Ave. S. Renton, WA 98055 Mrs. Ryan stated there is another high-rise building belonging to Boeing on the south side of 405 and west of 167. She also stated she did not see why the City could not change the covenants if they desired to do so. The Examiner stated the City Council would have to be asked to change them and a public hearing on the issue would be required. SHOHEN .LIMITED PARTHERSNIP SA-078-83; V-079-83 March 12, 1984 Page 3 The Examiner called for further testimony in support. There was none. The Examiner then called for testimony in opposition or questions. There was none. Mr. Blaylock suggest the ordinance be amended to allow the Examiner more latitude in determining the criteria necessary to grant height variations in this zone. The Examiner stated that would be establishing policy and it must go through the City Council. There being no further testimony, the Examiner closed the hearing at 9:50 a.m. FEBRUARY 28, 1984 The Examiner re-opened the above-referenced public hearing to consider additional information received from the City Council with respect to height limitations in the L-1 Zone. The Examiner indicated everyone presently sworn in was still under oath in this hearing. He then entered the following as exhibits: The following exhibits were entered into the record: Exhibit #8: Letter dated February 24, 1984 from Harold Neslund to the Hearing Examiner. Exhibit #9: Series of architectural drawings. Exhibit #10: Letter from the Hearing Examiner to the City Council referencing the height limitations in the L-1 Zone. Exhibit #11: Response to the Hearing Examiner from the Council Committee on the issue of height limitations in the L-1 Zone (said report having been adopted by the City Council on 2/27/84). Exhibit #12: Revised site plan dated February 21, 1984. Exhibit #13: Revised elevation drawing, with staff comments. Roger Blaylock, Zoning Administrator, reported his department would like to offer one point of view in relation to the underlying Comprehensive Plan; this is an area of small, pre-established lots; the pattern of development was intended for industrial park atmosphere with setbacks, landscaping, which complies with a change in design standards happening in the United States within the past several years. The problem arises in that the height issue has never been established. Mr. Blaylock continued by stating the Comprehensive Plan was the method of establishing implementation of height goals and that was to provide a pyramidal effect. Exhibit #13 shows how that intent or setback would apply to the proposed revision to the site plan. The Examiner indicated his concern is lack of criteria and most of the other zones surrounding this are zoned L-1. He further noted there is no justification for a variance and asked Mr. Blaylock to review the conditional use criteria. Mr. Blaylock then reviewed the criteria, noting that the proposal suggests compatability to the adjacent buildings and potential adjacent buildings; there is a need for the small office building in this area; the effect on adjacent properties is minimal; it is an improvement to the area; there would be no traffic problem, and no noise/glare.problem. The Examiner then called on the applicant or representative for testimony. Responding was: Harold Neslund 450 Shattuck Avenue S. Suite 205 Renton, WA 98055 SHOHEN LIMITED PARTHERSNIP SA-078-83; V-079-83 March 12, 1984 Page 4 Mr. Neslund stated he reads the City Code referring to parking as applying to the specific intended use for that building and that is how they have applied the rule in this application. The Examiner suggested someone knowledgeable like Mr. Neslund could be beneficial in serving on the Planning Commission and suggested Mr. Neslund consider and possibly pursue this position. It was noted there was no opposition to the proposal present at the hearing. Mr. Blaylock stated with reference to the parking issue, that it becomes inconsistent in Section 4-2208(2), wherein it states that parking must be based on "gross floor area". He noted the shopping center code section refers to "gross leased area". He indicated this may need to be corrected in the City Code since it does create confusion. The Examiner called for further testimony in support, opposition, or questions regarding this proposal. There being none, the hearing was closed at 11:00 a.m. The Examiner stated his report would be issued wihin 14 days. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Shohen Limited Partnership, filed a request for approval of a site plan, together with a variance from the height limitations of the L-1 Zone. 2. The application file containing the application, the State Environmental Policy Act (SEPA) documentation, the Building & Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA, a Declaration of Non-Significance has been issued for the subject proposal by the Environmental Review Committee (ERC), responsible official. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located at 1420 Maple Avenue S.W., immediately southwest of the I-405/Rainier Avenue interchange. 7. The subject site was annexed into the city in April of 1959 by Ordinance 1745, as amended by Ordinances #1764 of May, 1949 and #1928 of December, 1961. The site was reclassified in May of 1968 by Ordinance #2402 to L-1 (Light Industrial). Site plan review of any changes to a submitted site plan were required by the reclassification. 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of a manufacturing park. 9. After consideration of the L-1 provisions pertaining to height by the Hearing Examiner and the City Council, the applicant's original plan was modified to reduce the amount of variance for height required . The City Council has recommended changes to the provisions of the L-1 Zone regarding height. Those recommended changes would apply the conditional use standards and appear to provide a reasonable standard to apply to the instant case, as well as those who subsequently apply for such variances. 10. The subject site is level. The site contains a mix of vegetation including grasses, brambles, and some larger trees. 11. An existing single-family residence would be removed. A similarly older single-family home is located south of the site. On the lot immediately north of the subject site is a new one-story warehouse/office building. • SHOHEN LIMITED PARTHERSNIP SA-078-83; V-079-83 March 12, 1984 Page 5 12. The proposed site plan provides landscaping in various areas surrounding the building and along the various parking areas. A small landscaped park will be located in the front of the buildings. 13. The setbacks provided along the various property lines will offset the bulk and vary from 48 feet north and south, to approximately 63 feet east and west. The building will be four stories in height. The proximity of I-405 to the building led the ERC to impose conditions requiring non-glare glass for window treatment. 14. The building will contain approximately 12,000 sq. ft. of space which will be provided with sufficient parking. 63 stalls will be provided generally along the periphery of the site. 15. The office building is expected to generate approximately 140 average vehicle trips per day. 16. The L-1 Zone generally imposes a height limitation of 35 feet. The height limits of the M-P Zone provides standards based upon setbacks and those standards have been applied by the applicant for the subject site. CONCLUSIONS: 1. The criteria for review of modification of the height limitation of the L-1 Zone is not clearly delineated, but upon review by the City Council, a change in criteria seems assured. In order to provide a consistent basis for review with subsequent applications, the conditional use criteria recommended by the City Council would appear to be appropriate for the review of the subject proposal. 2. The Comprehensive Plan would allow manufacturing park uses in the general area of the subject site and the zoning limitations of the M-P Zone base height limits on the setbacks provided starting with a required 60-foot setback. As applied by the applicants after staff review, the four-story structure proposed, coupled with the 64 and 48-foot setbacks, complies with those standards. 3. While the zoning standards of the L-1 Zone permit deviations from the 35-foot height limits, the provisions lacked clear criteria for review; however, the request would appear permissable in the L-1 Zone under proposed conditional use criteria. 4. The applicant proposes parking which was reviewed by the Building & Zoning Department under standards at variance with the Parking and Loading Ordinance, but consistent with that department's routine interpretation of the code. The applicant will provide parking which appears sufficient to meet the requirements of an approximately 12,000 sq. ft. building, that is 63 parking stalls, or one for every 200 sq. ft. of leasable area. 5. The roads in the area having been recently improved by various LID's would appear capable of handling the anticipated approximately 140 trips per day. 6. While the building will be considerably taller than the new warehouse north of the subject site, the large setbacks and landscaping should help to blend the building into its surroundings. 7. The ERC conditions relating to glare should eliminate problems of reflectivity on surrounding property, and especially I-405. SITE PLAN 8. The site plan appears to serve the public use and interest. The applicants provide more than sufficient landscaping along the edge of the site, as well as around the building. The front yard treatment will be park-like and should provide an aesthetically pleasing vantage point. 9. The site will have sufficient parking as indicated above, and access to Maple Avenue appears to be adequate. Maple Avenue will be improved per the ERC's conditions. SHOHEN LIMITED PARTHERSNIP SA-078-83; V-079-83 March 12, 1984 Page 6 10. The building will serve to upgrade the area, increase the tax base, and provide additional employment opportunities in the north end of the Valley. DECISION: The site plan of Exhibit #12 is approved, together with the request to allow construction of the building proposed in Exhibits 12 and 13. ORDERED THIS 12th day of March, 1984. Am-4-3 Fred J. Kaufn Land Use Hearing Examiner TRANSMITTED THIS 12th day of March, 1984 to the parties of record: Harold Nesland 450 Shattuck Ave. S. Suite 205 Renton, WA 98055 Mary Ryan 645 Shattuck Ave. S. Renton, WA 98055 TRANSMITTED THIS 12th day of March, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public.Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before March 26, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the the proposal must be made in public. This permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ." ,"\,\ \01/7-' 1 . iL .1, .,. .--: -I.T--...... ... .,.----_,-„,., , .. ;..i. .L..., Liu:3, L , ., .; 1 • S . •- I, ' I - I i �y ; { ' I I , '•2 1 . r • Imo1 '':/t �� 1 I ; of ' r'� ill DP. I� i i I Q .g 11„ II II' 'l: a-, 1 _ i P. y���j'-�l�� I I iO ,Iin �! 11 ;All •\� \� r. i .'�i•'�' •'-' ' : . 1,MU I ,� I — ' . I I . ,- R-4 Lill P a 1 yT / li I ' �` . ' !1; ;I , \ .atE `. III Illlgl .'I / i �y__ .�fE�,• _ �'�-1 �"� ,-.. ., li ) /(''.-.., . :'-'! rii. -1,j R' 42f. ...T41. -:,• i.•, !"'71‘.- 1. { , .�. �� �.S. • L ,w`-J :: L"t•"/ im .,„1.,..\\ N. .0 _ ,„:. . .. .: • .•., t. -. -mil' _ . ` •^'C' ,__- �S it , / • t l- R- „ 'I ! ., �� m 111 1 R— ;1,, ..” ----: lia : . ri . ..5 `, " ,:z.„. ,-/ t : -:. i 7, -..-_: r, ,..... 'i•1 - •••• ' ,, \ Wilt 1 __IL i I � � _,1. 9. I '� S li�,�.._ 5 J I i \,,\ / � • .. 741‘ ''s -- I ` 1 ir _, • • _- •• �,,, ' _\ ., -,-- IR_•4--,!-_ s- \ • !I:: S G-1 / ,. •, . _ 1,,_......fRqiil ." ,I I 1_..._ 1 „ 94 G - -•-=- .-,: . _i___:_:::—.;_eL:7- ::---dli v. . . ,7T....;.• , ..‘....— ti —�` — _-;... _ � -' • r r- .;.,, ,• 1 , . -R3- �._ ,y 1„4nf I L r.1F1, \ • 1 . 5 SHOHEN LIMITED PARTNERSHIP SA-078-83, V-079-83 APPL I CANT SHOHEN LIMITED PARTNERSHIP TOTAL AREA - .7 ACRES PRINCIPAL ACCESS MAPLE AVENUE S.W. EXISTING ZONING L-1, LIGHT INDUSTRIAL EXISTING USE VACANT SINGLE FAMILY RESIDENCE PROPOSED USE FIVE (5) STORY OFFICE BUILDING WITH 13,440 SQ. FT. OFFICE SPACE COMPREHENSIVE LAND USE PLAN M-P, MANUFACTURING PARK COMMENTS OF R4, , = O THE CITY OF RENTON ,`O z x,7' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 n ", BARBARA Y. SHINPOCH, MAYOR 0 LAND USE HEARING EXAMINER 9° FRED J. KAUFMAN. 235-2593 0O9QTFD SEP1,t0c' UQ. January 19, 1984 Mr. Harold Nesland 450 Shattuck Avenue S. Suite 205 Renton, WA 98055 RE: SHOHEN LIMITED PARTNERSHIP SA-078-83; V-079-83 Dear Mr. Nesland: I have determined that I cannot issue a decision in the above entitled matter without further direction from the City Council. I have, therefore, forwarded to the Council a letter asking for clarification of the height standards in the L-1 Zone. Until I have received the necessary direction, the matter will be continued to February 7, 1984. If this office can be of further assistance, please feel free to call. • Sincerely, ‘CO/Airt Fred J. Ka fman Land Use Hearing Examiner FJK:se cc: City Council City Attorney City Clerk 0404E flfl � J. 206/271-8550 T R C T) I f L T 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98055 RECEIVED FEB 24 1984 MR. FRED J . KAUFMAN CITY OF RENTON CITY OF RENTON NEARING EXAMINER LAND USE HEARING EXAMINER RENTON , WASHINGTON FEBRUARY 24 , 1984 RE: SHOHEN LIMITED PARTNERSHIP SA-078-83 ; V-079083 DEAR MR. KAUFMAN; I AM SUBMITTING HEREWITH THE REVISED SITE PLAN , ELEVATIONAL STUDIES , LANDSCAPE PLAN , AND FLOOR PLANS OF THE OFFICE BUILDING, PROPOSED BY THE SHOHEN LIMITED PARTNERSHIP , AS I HAD INDICATED IN MY LETTER OF FEBRUARY TENTH. I AM ALSO SUBMITTING SIX SETS TO THE PLANNING / BUILDING DEPARTMENT IN ORDER TO GIVE THEM AN OPPORTUNITY TO REVIEW THE REVISIONS PRIOR TO THE HEARING . PLEASE FEEL FREE TO CALL CALL ME IF THERE IS ANY ADDITIONAL INFORMATION THAT MAY BE NEEDED BY YOUR OFFICE OR THE CITY. SINC -LY , HA -OLD J . .LAND rCGA•GI V !Zia tifl ROLE '= FEB 091984 �- - CITY OF RENTON ( n pp,, HEARING EXAMINER 206/271-8550 fi'Tt 11 I T T 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98055 MR. FRED J . KAUFMAN CITY OF RENTON LAND USE HEARING EXAMINER RENTON , WASHINGTON 98055 FEBRUARY 10 , 1984 RE: SHOHEN LIMITED PARTNERSHIP SA-078-83 ; V-079-83 DEAR MR. KAUFMAN; I BELIEVE THAT AFTER RESEARCHING THE COMPREHENSIVE PLAN TDGETER WITH THE ZONING CODE OF RENTON, THERE IS ADDITIONAL INFORMATION WHICH I WOULD LIKE THE OPPORTUNITY TO PRESENT ON BEHALF OF THE SHOHEN LIMITED PARTNERSHIP WHICH JUSTIFIES THE REQUESTED HEIGHT OF THE STRUCTURE. I ALSO AT THIS TIME WILL SUBMIT A REVISED SITE PLAN TO REFLECT A MODIFICATION IN THE SCOPE OF THE PROJECT. IF THIS APPROACH MEETS WITH YOUR APPROVAL I WOULD APPRECIATE A HEARING DATE AT YOUR EARLIEST OPPORTUNITY. SINCERL , AROLD ?/, S AND HUH J 206/271-8550 -1 Tl C` I I t L T 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98055 SHOHEN LIMITED PARTNERSHIP OFFICE BUILDING 1420 MAPLE AVE. S.W. RENTON , WA. 98055 OCCUPANT LOAD / PARKING REQUIREMENT CALCULATION ON THE BASIS OF USABLE FLOOR AREA FOR OCCUPANCY DESIGNATION. ( EXCLUDING VERTICAL AND HORIZONTAL ACCESS, MECHANICAL SPACES AND RESTROOMS. THE SAME FORMULA USED AS FIGURED ON A SINGLE STORY BUILDING , IE; EXCLUDING SIDEWALKS , COVERED WALKS , MALLS, ATRIUMS , MECHANICAL SPACES AND RESTROOM AREAS. ) 13 , 400 SQ.FT. OFFICE SPACE 500 " " STORAGE SPACE 14 , 000 " " TOTAL OCCUPANT LOAD AREA REQUIRED PARKING = 14 , 000 / 200 70 SPACES PARKING AS SUBMITTED 77 SPACES LESS REQUESTED FOR ADDITIONAL PLANTING 4 REMAINING PARKING SPACES 73 SPACES LANDSCAPING GREEN RIVER AREA REQUIREMENTS = 2% OF SITE 30 , 408 SQ.FT. OF SITE 0 2% = 606. 16 SQ .FT. LANDSCAPE AREA AS SUBMITTED 2452 SQ .FT . ( 75% OVER REQUIRED LANDSCAPING. ) THE SITE PLAN AS SUBMITTED HAS A LANDSCAPED MINI PARK LEADING FROM THE STREET TO THE BUILDING ENTRY WHICH MEETS THE •INTENT OF THE RESTRICTIVE COVENANTS, IE; BREAKING THE STREET VIEW WITH A GREEN BELT. ACCEPTANCE OF THE SITE PLAN AS DESIGNED WILL PROVIDE FOUR ADDITIONAL PARKING SPACES . OF 1R4, A itt ° THE CITY OF RENTON %®r MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 teiL o ° BARBARA Y. SHINPOCH. MAYOR o LAND USE HEARING EXAMINER ,0 co. p Q. FRED J. KAUFMAN. 235-2593 9�TFD SEP1 14- January 19, 1984 Members of Renton City Council Municipal Building 200 Mill Avenue S. Renton, WA 98055 SUBJECT: Height Limitations of the L-1. (Light Industry) Zone. I am prompted to write to you for guidance regarding exceptions from the height limitations of the L-1 (Light Industry) Zone (Section 4-712). A matter is now pending before this office which, unfortunately, needs prompt attention. The section provides that buildings in the ,cone may be three stories, or thirty-five feet, in height except when otherwise approved by the Hearing Examiner. The section contains no standards for granting such exceptions and it becomes particularly difficult to enforce the provision without subjecting each and every decision to charges of arbitrary and capricious reasoning. The section provides no guidance which would allow a determination as to why one request is justified and another unjustified. Therefore, it is impossible to provide substantive reasons why one request should be granted and another denied. Since there appears to be a height limitation in the L-1 Zone, before an exception from that limitation is granted, justification would appear warranted unless justification is to be based solely on the applicant's desires. Unless standards are supplied, the height limits become meaningless. Under the circumstances, the criteria I will use unless a different direction is indicated, will be the criteria for a variance. The variance criteria are relatively strict and principally involve certain hardships related to the specific parcel which deny a property owner reasonable use of the property. If reasonable use exists, a variance should generally be denied. i Y Members of Renton City Council January 19, 1984 Page 2 Since, as I have indicated, a matter is now pending which requires a decision, I would hope that you can provide the guidance necessary. As I have indicated, I believe that the standards for a variance may be appropriate and unless I hear otherwise, will apply those • standards to the pending matter. If this office can be of any assistance in this matter, please feel free to call. Sincerely, YCLA Fred J. Ka man Land Use Hearing Examiner FJK:se cc: Mayor City Attorney Policy Development Department Building & Zoning Department 0403E CITY OF RENTON • LAND USE HEARING EXAMINER PUBLIC HEARING RECEIVED JANUARY 17, 1984 CITY OF RENTON HEARING EXAMINER JAN 1 = 198�'C AGENDA AM PM 71819110,1111211121314,5/6 - COMMENCING AT 9:00 A.M.: COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING The applications listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. SHOEN LIMITED PARTNERSHIP Application for site plan approval to allow construction of a five (5) story office building having 13,440 square feet of usable office space and variance from Section 4-712A(b) to allow building height to exceed thirty-five (35) feet, files SA-078-83, V-079-83; property located at 1420 Maple Avenue S.W. • TEXACO, INC. Application for conditional use permit to allow a service station to be constructed in a B-1 zoned district with a car wash and convenience store, file CU-087-83; property located at 1408 Bronson Way North. CULVER SHORT PLAT Application to short plat 1.84 acres into two (2) lots. One lot will be non-buildable and used for a greenbelt. Application is also being made for variances from minimum lot size; width/length ratio; installation of improvements; allow access by easement; and survey requirements for short plats, file Short Plat-082-83 and V-083-83; property located behind 18833 102nd Avenue S.E. and behind 5280 Talbot Road South. riga- / 1 -- 0553Z BUILDING AND ZONING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING REC JANUARY 17, 1984 CITY 0... D HEARING E3R EN ToN APPLICANT: SHOHEN LIMITED PARTNERSHIP AM J'4'1 0 1981y 19 FILE NUMBER: SA-078-83, V-079-83 7'8'9'»°1.1,41/12.3r4r5PM r6 A. SUMMARY & PURPOSE OF REQUEST: The applicant seeks site plan approval to allow construction of a six (6) story office building having 13,440 square feet of useable office space and a variance from Section 4-712(b) to allow the building height to exceed thirty-five (35) feet. B. GENERAL INFORMATION: 1. Owner of Record: Shohen Limited Partnership 2. Applicant: Shohen Limited Partnership 3. Location: (Vicinity Map Attached) 1420 Maple Avenue S.W. 4. Legal Description: A detailed legal description is available on file in the Renton Building & Zoning Department. 5. Size of Property: +.7 acres 6. Access: Maple Avenue S.W. 7. Existing Zoning: L-1, Light Industry 8. Existing Zoning in the Area: R-1, Residential - Single Family; R-3, Residential - Multiple Family; L-1, Light Industrial; and H-1, Heavy Industrial. 9. Comprehensive Land Use Plan: , M-P, Manufacturing Park 10. Notification: The applicant was notified in writing of the hearing date. Notice was properly published in the Daily Record Chronicle on January 6, 1984, and posted in three places on or near the site as required by City Ordinance on January 6, 1984. C. HISTORY/BACKGROUND: The subject site was annexed into the City of Renton by Ordinance #1745 of April 14, 1959, which was later corrected by Ordinance #1764 of May 19, 1959 and Ordinance #1928 of December 12, 1961. The property, upon annexation, was zoned G-6000. The zoning designation was later changed to L-1, Light Industrial by Ordinance #2402 of May 15. 1968. 'D. PHYSICAL BACKGROUND: 1. Topography: The subject site is essentially level. 2. Soils: Urban Land (Ur). This soil has been modified by disturbance of the natural layers with additions of fill material several feet thick to accommodate large industrial and housing installations. The erosion hazard is slight to moderate. No capability or woodland classification. PRELIMINARY REPORT TO THE HEARING EXAMINER SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079-83 JANUARY 17, 1984 PAGE 2 3. Vegetation: The subject site is covered with grasses, brambles, bushes and a few poplar trees and evergreens. 4. Wildlife: The existing vegetation provides some habitat for birds and small mammals. 5. Water: No water was observed on the site. 6. Land Use: The subject site currently consists of a vacant residence. In addition, the property is currently being used for boarding horses. E. NEIGHBORHOOD CHARACTERISTICS: The area surrounding the subject site consists of an office/warehouse use and freeway to the north; an office use and freeway to the east; a single family residence and undeveloped property to the south; and a soil manufacturer to the west. • F. PUBLIC SERVICES: 1. Utilities: a. Water - A twelve-inch water line extends north/south along Maple Avenue S.W. adjacent to the subject site. b. Sewer - An eight-inch sanitary sewer line extends east/west along S.W. 16th Street approximately 150 feet south of the subject property. c. Storm Water Drainage - The project is in the Eastside Watershed. 2. Fire Protection: Provided by the City of Renton as per ordinance requirements. 3. Transit: METRO Transit Route #199 operates along Lind Avenue S.W. approximately 400 feet west of the subject property. 4. Schools: Not applicable. 5. Recreation: There are basically no recreational opportunity available to future employees near the subject site. There are a few parks available if employees are willing to travel 1-1/2 miles or more to utilize park facilities. G. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-712; L-1, Light Industrial. 2. Section 4-722(G); Variance. 3. Section 4-744(F)(2); Landscape Requirements - Green River Valley. H. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Valley Comprehensive Plan, City of Renton Comprehensive Plan Compendium, p. 31-35. 2. Policies Element, City of Renton Comprehensive Plan Compendium, Industrial Goals and Objectives (p. 18-19) and Commercial Goals and Objectives A and B (p. 16-17). IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT: 1. Natural Systems: Construction on the site will remove the vegetation, disturb the soils, and increase storm water runoff. Proper development controls and procedures can mitigate the identified impacts of site development. 2. Population/Employment: More information is necessary to determine the impact the proposed office development will have on population and employment in the Renton area. PRELIMINARY REPORT TO THE HEARING EXAMINER SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079-83 JANUARY 17, 1984 PAGE 3 3. Schools: Not applicable. 4. Social: Not applicable. 5. Traffic: Development of the proposed office project is expected to generate approximately 166 average daily trips, based on 12.3 ADT per 1,000 square feet for a general office building. J. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION: Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended, RCW 43-21C. a final declaration of non-significance was issued by the Environmental Review Committee on December 7, 1983. The Committee required compliance with three items which are listed in the staff analysis section of the proposed. K. AGENCIES/DEPARTMENTS CONTACTED: 1. City of Renton Building & Zoning Department. 2. City of Renton Design Engineering Division. 3. City of Renton Traffic Engineering Division. 4. City of Renton Utilities Engineering Division. 5. City of Renton Fire Prevention Bureau. 6. City of Renton Policy Development Department. 7. City of Renton Parks & Recreation Department. L. DEPARTMENT ANALYSIS; 1. The applicant, Shohen Limited Partnership, is requesting site plan approval for construction of a six-story office building including one story of parking and one story of mechanical space. The four stories of office use will contain 13,440 sq. ft. of office space. The entire six-story building will enclose 27,360 sq. ft. of space. In addition, the applicant has requested a variance from the L-1 zone under Section 4-712(A)(b) to allow a building 66-1/2 feet in height. The variance application has been used to provide the Hearing Examiner with the public hearing for review of the height issue. A breakdown of floor space is shown in the following table: Lobby/Restroom Floor and Stairs Office Space Parking Mechanical Storage 1 1,366 0 2,400 336 458 2 1,200 3,360 0 0 0 3 1,200 3,360 0 0 0 4 1,200 3,360 0 0 0 5 1,200 3,360 0 0 0 6 0 0 0 4,560 0 TOTALS: 6,166 13,440 2,400 4,896 458 TOTAL BUILDING SQUARE FOOTAGE: 27,360 sq. ft. 2. In 1967, Walter L. Cook, File R-426-67, requested a rezone from G-6000 to L-1. The Rezone Ordinance #2402 required filing of restrictive covenants which specifically delineated development plans, setbacks, landscaping, and screening. These covenants are the reason why a site plan approval application was submitted. It required any major revisions to be resubmitted to the Renton Planning Commission for its approval. With the adoption of the Land Use Hearing Examiner system, all resubmissions for land use issues are referred to the Land Use Hearing Examiner. These covenants are attached for the Examiner's review. • Air PRELIMINARY REPORT TO THE HEARING EXAMINER SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079--83 JANUARY 17, 1984 PAGE 4 The specific proposal has failed to comply with the restrictive covenants governing landscaping adjacent to public rights-of-way. That section required that the first 10 feet of the property adjacent to all public rights-of-way be appropriately landscaped and maintained. Compliance with this condition would eliminate four of the parking stalls (see parking analysis below). 3. The proposal as submitted does not specifically comply with the Comprehensive Plan designation of Manufacturing Park for the subject site; however, it does comply with the L-1, Light Industrial zone, permitted uses. The general area is undergoing a major transition from undeveloped and single-family residential uses to light industrial and commercial uses. Specifically, the area has become a concentration for small scale office buildings generally less than 15,000 sq. ft. in size. 4. The Environmental Review Committee has issued the declaration of non-significance subject to the following three conditions: a. The glass walls proposed on this building shall be of non-reflective surface. b. Off-site street improvements shall be required along Maple Avenue S.W., extending to S.W. 16th Street. Said improvements shall include two driving lanes, curb, gutter, sidewalk, and other appurtenances. c. The subject property is located within the benefit area of the Lind Avenue Bridge Project. Participation shall be required in an amount to be determined by the Public Works Department. The applicant has not filed an appeal of these conditions. 5. The site plan as presented provides a total of 77 parking spaces. With an elimination of the four parking spaces for required landscaping along Maple Avenue S.W., a total of 73 parking spaces are available. The Building Division, in reviewing the required parking space for structures, has in the past, differentiated between public areas, office use areas, and mechanical equipment areas. In this specific case, a total of 13,440 sq. ft. of building is used specifically for office, while 6,166 sq. ft. is used for lobby, restrooms, and stairways. The mechanical area occupies the entire sixth floor of the structure, and. is actually housed in a metal roofed area. The only extra storage area is shown on the parking level where approximately 450 sq. ft. is provided for tenant storage. A total of 69 parking spaces are required based upon the office use area and the storage area. The Policy Develoiiment Department believes that the lobby area should be included in the square footage requirement for office buildings. This would increase the total required parking from 69 parking spaces to 93. The Building and Zoning Department has not utilized a strict interpretation of this policy because it allows more flexibility in providing covered public areas within an office building. A good example would be to redesign this building with one straight hallway, provide the center core area with the restrooms and stairs off to one side to minimize the open public areas which parking would have to be provided for. The site plan could be revised to eliminate parking under the building and modify the central core and reduce the height of the building one story, but would in effect result in a major modification to the buildings architectural integrity. • PRELIMINARY REPORT TO THE HEARING EXAMINER SHOHEN LIMITED PARTNERSHIP: SA-078-83, V-079-83 JANUARY 17, 1984 PAGE 5 6. The building is located adjacent to the interchange of I-405 and SR-167. Immediately to the north of the structure is a one-story light industrial activity. The property to the south is presently occupied by a residential structure which is vacant and probably will be redeveloped shortly after development of this site. The building will have full exposure to the noises from the freeway and the surrounding light industrial area. However, there is a trend for most of the light industrial uses to be replaced in this area with office or specific service uses for the adjacent industrial areas. The building is the apparent maximum utilization of the site based upon the required parking. The building could be reduced in scale to blend more readily with present adjacent users. It would appear that based on the nearby hotel and office buildings located to the northeast of the interchange, that the building proposal is not out of scale with the general development in the area. 7. Departmental comments primarily stressed the need of providing both adequate on-site domestic water for fighting fires and also adequate storm water retention and detention systems. Both of these requirements are specifically delineated in numerous city codes and are actual design stages of the building permit. Specific plans, profiles, and approvals will be required prior to the issuance of any building permit. (Department comments are attached for the Examiner's and general public's review.) VARIANCE (SPECIAL BUILDING HEIGHT APPROVAL) 8. The Light Industrial zone provides for a maximum height of 35 feet unless specifically reviewed by the Land Use Hearing Examiner. The applicant has provided a very strong design justification of why the height limit should be increased. Specifically, the subject property is handicapped as a result of the grade of 1-405 through the general area. The architect has attempted to create a vertical type structure to de-emphasize the impact of the freeway upon the general area. The real issue on height is the result of design. The builder has attempted to minimize lot coverage and create the largest setbacks from adjacent properties as possible, at the same time maximizing the square feet within the building. The building could be reduced one floor in height by covering parking spaces 76 and 77 and 62 and 63. But the effect would be to move the building approximately 20 feet closer to the freeway. Therefore, the issue becomes one of architectural aesthetics which is almost impossible to be objectively evaluated. The request to allow the building to be 66-1/2 feet high is not unreasonable in • relationship to the general area. The H-1 zones and the M-P zones, which are nearby to the south, and the B-1 zone along Grady Way, would allow heights approximately 1-1/2 times greater than being proposed here. It is actually unclear whether the building will provide the desired intent and break the horizontal thrust and movement of traffic by introducing a vertical structure. Therefore, we should be careful in setting precedents for the area and approval of this request should not be considered general approval of all tall buildings within this area. M. DEPARTMENTAL RECOMMENDATION: Based upon the above analysis, it is recommended that the site approval request, SA-078-83, be approved subject to the elimination of four parking spaces along the western property line to provide landscaping required by restrictive covenants. It is further recommended that the variance request for height (V-079-83) be • approved as presented to allow a maximum building of 66-1/2 feet. ig dechenceens=an,neeeqnnpe‘men,__,.._,..ante-s..Ase. - 7p1 ...I. _ I II • _ - - _ �. . • Mail l '- ---f-f.t.N.:. 'l 3 S 5 4:: '1 I I e 9 to tl 11 1. I I It 1� I If. it Ig j.f. � jl4,\ r'rarrAtV,1Ge- ISQ.LT _ 1• C 1 • 1 iii I ` i _ If�I�i1. t i1IIm��� �iPImII� 4 z dI 1i . �]1 �tfAt•Illa N an �IF� } 1 P 1 ELL. s ' -- - - - -►� C . 'lll. - uuliiii k1 .11111 1C I-- . .. 1'-1 .. _jj,l rj,IH,. ,-ti al-H 1i�j�' 1I ; os: 44 4-1 GS t.7 17o 1 T: 73 71 1. 174. 77 I^ —— — = ' Iifiliiil�l' — to ! �II N ••Z8' i. :10.15 a'SR.F7. I -5 1!!.c--1 - 1 + �—_I.f -J 1 Y 1i �s . 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" SPECIAL ASSESSMENT AREA CPORRE • SEWER Al APPROVED WATER PLAN ,,ES It gic AVLyrnev APPROVED SEWER PLMI yE5 APPROVED FIRE HYDRANT LOCATIONS II BY FIRE DEPT. Y,ES FIRE FLOW ANALYSIS (325 DATE: /c Z --• 2- — 13 SIGNATU OF DIRECTOR OR AUTHORIZED REPRESENTATIVE (i :;), REVISION 8/1982 Form 182 REVIEWING DEPARTMENT/DIVISION : lye/ c Ez - y es i.; OAPPROVED APPROVED WITH CONDITIONS ri NOT APPROVED � c/a c2(F' 7cJ ) S71-Y(,.. Ff 4 5el/5 co 724 /dz.. S7--Z—lz- ,-7,) '7( /LgeG/ 7C-..e C:-/- _3 S l- , -ai:S sp-c• c ""75 , (c4,0-il P 74 e 5 e-3 n I--) ",.. c SSi `y / " c ed.,)___, ...._> s_. , Z 4 ,' -2) DATE: l:�S`SIGNATURE OFF DIRECTOR OR 770 ORIZED REPRESENTATIVE REVISION 5/1982 • , O UTILITIES ENG IIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT N1POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT nOTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DEC EMBER 6, 1983 I REVIEWING DEPARTMENT/DIVISION : ,66 ., RAPPROVED ® APPROVED WITH CONDITIONS ONOT APPROVED DATE: ileg _ -‘ 85 SIGNATU OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 11Y YYRl Izm . rLCMJC f R I'I VViui LUrILIYIJ IV If7C DV1LU11YV Of LVIVIIYV JL"rMRIrIL1Il BY 5:00 P.M. ON DEC EMBER 6, 1983 REVIEWING DEPARTMENT/DIVISION : FJ APPROVED n APPROVED WITH CONDITIONS U NOT APPROVED el A- /" / C L GOO �'C' 1-C 5 I, � �/�/('`S P C / - / TJZ S / x1,0 Cr-7/ /-f c) Gl=/c. e. /_/�C /L ♦ T Y %/!/c.'iC' S g S -%/2/6- C" f',v r_'3 P/51-'er .Se9C'Li/ r` ' /1�-� kd/ DATE: a, 6 - 3 SIGNATURE OF DIRE TOR , R AUTHORIZED R PRESENTATIVE REVISION 5/1982 t - s FINAL DECLARATION OF NON-SIGNIFICANCE Application No(s): SA-078-83; V-079-83 Environmental Checklist No.: ECF-069-83 Description of Proposal: Application for site plan approval to allow construction of a five story office building having 13,440 square feet of usable office space and a variance from Section 4-712(A)(b) to allow building height to exceed thirty-five (35) feet. Proponent: SHOEN LIMITED PARTNERSHIP Location of Proposal: Located at 1420 Maple Avenue S.W. Lead Agency: City of Renton Building and Zoning Department This proposal was reviewed by the ERC on December 7, 1983, following a presentation by Jerry Lind of the Building and Zoning Department. Oral comments were accepted from: Ronald Nelson, David Clemens, James Hanson, Robert Bergstrom, Gary Norris, James Matthew, Richard Houghton, Roger Blaylock, and Jerry Lind. Incorporated by reference in the record of the proceedings of the ERC on application ECF-069-83 are the following: I. Environmental Checklist Review, prepared by: Harold J. Nesland, DATED November 15, 1983. 2. Applications: Site Plan Approval (SA-078-83); Variance (V-079-83). 3. Recommendations for a declaration of non-significance: Building and Zoning Department, Utilities Engineering Division, Traffic Engineering Division, Design Engineering Division, Fire Prevention Bureau, Police Department, and Parks and Recreation Department.' Recommendation for more information: Policy Development Department. Acting as the Responsible Official, the ERC has determined this development does not have a significant adverse impact on the environment. An EIS is not required under RCW 43.21C.030(2)(c). This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons for declaration of environmental non-significance: The proposed office building development will not adversely impact the environment or adjacent properties, and the following requirements shall be complied with: 1. The glass walls proposed on this building shall be of a non-reflective surface. 2. Off-site street improvements shall be required along Maple Avenue S.W. extending to S.W. 16th Street. Said improvements shall include two driving lanes, curb, gutter, sidewalk and other appurtenances. 3. The subject property is located within the benefit area for the Lind Avenue Bridge project. Participation shall be required in an amount that is to be determined by the Public Works Department. SIGNATURES: 7 ,--/a7 . - ,- . ,-/ ( /./ ?///(Y(11-.,, . , ti"Lza - ete-c c,ti.-- on�l'd G. Nelson David R. Clemens Building and Zoning Director Policy Development Director -Pi/Li f mac- e ri; rd C. Houghton Public Works Direct r PUBLISHED: December 26, 1983 APPEAL DATE: January 9, 1984 f ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 069 - 83 APPLICATION No(s) • SITE PLAN APPROVAL (SA-078-83) , VARIANCE(V-079-83) PROPONENT: SHOEN LIMITED PARTNERSHIP PROJECT TITLE: N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BU1LD1NG HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) 'PO ALLOW BUILDING HEIGHT TO EXCEED 35 Elm'. LOCATION: LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA: 30,408 SQ. F . BUILDING AREA (Gross) : 13,dnn Sp FT (USABLE SPACE) + MECHANICAL DEVELOPMENT COVERAGE (%) : & PARKING/LOBBY LEVELS IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1) Topographic Changes : X 2) Direct/Indirect Air Quality: X 3) Water & Water Courses : X 4) Plant Life: X 5) Animal Life: X 6) Noise: x 7) Light & Glare : X 8) Land Use; North: OFFICE/WAREHOUSE, & FREEWAY East : OFFICES FREEWAY South: UNDEVELOPED West : SOIL MANUFACTURER Land Use Conflicts : MINOR View Obstruction: NONE ANTICIPATED 9) Natural Resources: X 10) Risk of Upset: X 11) Population/Employment : X 12.) Number of Dwellings : X 13) Trip Ends ( ITE) : 277 ADT Traffic Impacts : EXISTING FACILITIES ADEQUATE 14 ) Public Services : X 15) Energy: • X 16) Utilities : X 17) Human Health: X 18) Aesthetics : X. 19) Recreation: X 20) Archeology/History: X Signatures : o / l 7 / (/‘/Z (//4,), one1G. Nelson — David R. Clemens 1 mens Building & Zoning Director Policy Development Director j' iLc�_ 1// r-�,`,. PUBLISHED: DECEMBER 26, 1983 .rl l`� Richard C. Houghtn APPEAL DATE , JANUARY 9, 1983 Public Works Director 6-83 HRH ] ltS � = � � 206/271-8550 B H. I in TIP � 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98055 CITY OF RENTON i [p] ND BUILDING & ZONING DEPT. UU JAN 91984 CITY OF RENTON RENTON, WASHINGTON BUILDIN.G/ZONIK WT. JANUARY 9 , 1984 RE; SITE PLAN APPROVAL SHOHEN LIMITED PARTNERSHIP 1420 - MAPLE AVENUE S .W. DEAR SIRS; I HAVE REVIEWED THE REQUIRED ITEMS LISTED IN THE LAST PARAGRAPH OF YOUR REPORT PUBLISHED DECEMBER 26, 1983 , AND REPLY AS FOLLOWS : ITEM #1 . NON-REFLECTIVE GLASS WALL; I AM IN AGREEMENT WITH THIS ITEM AND WILL SUBMIT SAMPLES OF MANUFACTURERS LITERATURE AND SPECIFICATIONS FOR APPROVAL BY THE CITY. ITEM #2 . OFF-SITE STREET IMPROVEMENTS ; THE SHOHEN PARTNERSHIP AGREES WITH THE OFF-SITE STREET IMPROVEMENTS WITH A PARTICIPATION AGREEMENT FOR PRO-RATING LATE- COMER USER REIMBURSEMENTS. IT IS MY UNDERSTANDING THAT THE CURB AND SIDEWALK IMPROVEMENTS WILL BE LIMITED TO THE EAST SIDE OF MAPLE AVENUE FROM 16TH STREET TO THE NORTHERLY CORNER OF THE SHOHEN PROPERTY ABUTTING THE STREET IMPROVEMENT AT THE DAHLBY PROPERTY. IT IS MY UNDERSTANDING THAT THE DAHLBY PROPERTY IMEDIATELY TO THE NORTH HAS A PARTICIPATION AGREEMENT WITH THE CITY TO SHARE IN THE PRO-RATED COST OF OFF-SITE STREET IMPROVEMENTS THAT BENIFIT THEIR PROPERTY. THE CITY OF RENTON UTILITY ENGINEERING DEPARTMENT INDICATED THAT THE STORM SEWER INSTALLATION RUNNING WESTERLY ON 16TH STREET DOES NOT HAVE SUFFICIENT DEPTH TO DRAIN THE LOW POINT OF THE PROPOSED STREET IMPROVEMENTS TO MAPLE AVENUE. I HAVE MADE CONTACT WITH THE STATE HIGHWAY DEPARTMENT FOR PERMISSION TO CONNECT THE OUTFLOW TO THE EXISTING HIGHWAY 405 DRAINAGE SYSTEM. THE PRELIMINARY CONVERSATIONS HAVE BEEN FAVORABLE. ITEM #3 . LIND AVENUE BRIDGE PROJECT; THE PARTNERSHIP IS IN AGREEMENT SUBJECT TO REVIEW OF THE ESTIMATED AMOUNT AND TERMS OF THE ASSESSMENTS. YOUR', TRULY OF I - ., ° BUILDING & ZONING DEPARTMENT tV z RONALD G. NELSON - DIRECTOR z .rL o 09 0 co� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540 0090/7-,D SEP1—���P BARBARA Y. SHINPOCH MAYOR January 6, 1984 • Harold J. Nesland 450 Shattuck Avenue South Renton, WA 98055 Re: Site approval application, file SA-078-83 and V-079-83; located at 1420 Maple Avenue S.W. Dear Mr. Nesland: The City of 'Renton Building and ' Zoning Department formally accepted the above mentioned application on November 21, 1983. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 17, 1984. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235.-2550. Sincerely, Roger J. Blaylock Zoning Administrator RJB:cl 0557Z OF RA,A 0 BUILDING & ZONING DEPARTMENT Cif z • RONALD G. NELSON - DIRECTOR p9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0,9gT0 SEP11�P BARBARA Y. SHINPOCH MAYOR January 6. 1984 Shohen Limited Partnership 1415 Seneca Southwest Renton. WA 98055 Re: Site approval application, file SA-078-83 and V-079-83; located at 1420 Maple Avenue S.W. Dear Sirs: • The City of Renton Building and Zoning Department formally accepted the above mentioned application on November 21. 1983. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 17. 1984. The public hearing commences at 9:00 a.m. in the Council.Chambers on-:the-second floor of City Hall. The applicant or representative(s)- of the applicant is required to be present at the public hearing. A copy of the staff report will be_mailed to you before the hearing. If you have • any questions. please call the Building and Zoning Department at 235-2550. .. Sincerely. 9.---a" Roger J. Blaylock Zoning Administrator RJB:cl 0557Z OF R4, O ' p Z 0 99TE0 SEp-cf-° Q Cityof Renton Land " Use HearingExaminer will hold a in • `CITY COUNCIL CHAMBERS , CITY HALL ON JANUARY 17,'1984 BEGINNING AT mo A.M. _ P.M. CONCERN ING: FILES SA-078-83, V-079-83 ri REZONE From To SPECIAL / CONDITIONAL USE PERMIT x SITE APPROVAL • SHORT PLAT/SUBDIVISION of Lots Li PLANNED UNIT DEVELOPMENT X VARIANCE FROM SECTION 7I2A(B) n • GENERAL LOCATION AND/OR ADDRESS: LOCATED AT 1420 MAPLE AVENIE S.W. LEGAL DESCRIPTION ON FILE IN THE RENTON BUILDING'& ZONING DEPARTMENT. ENVIRONMENTAL . DECLARATION:'.:: [] SIGNIFICANT ]NON-SIGNIFICANT FOR FURTHER INFORMATION CALL THE CITY OF RENTON BUILDING &.ZONING DEPARTMENT :"235-2550 • THIS NOTICE NOT TO SE REMOVED WITHOUT 0533Z NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON, WASHINGTON ON JANUARY 17, 1984, AT 9:00 A.M. TO CONSIDER THE FOLLOWING PETITIONS: SHOEN LIMITED PARTNERSHIP Application for site plan approval to allow construction of a five (5) story office building having 13,440 square feet of usable office space and variance from Section 4-712A(b) to allow building height to exceed thirty-five (35) feet, files SA-078-83, V-079-83; property located at 1420 Maple Avenue S.W. TEXACO, INC. Application for conditional use permit to allow a service station to be constructed in a B-1 zoned district with a car wash and convenience store, file CU-087-83; property located at 1408 Bronson Way North. Legal descriptions of the files noted above are on file in the Renton Building and Zoning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON JANUARY 17, 1984, AT 9:00 A.M. TO EXPRESS THEIR OPINIONS. PUBLISHED : JANUARY 6, 1984. Ronald G. Nelson Building and Zoning Director CERTIFICATION I, JERRY LIND, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENTS WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW. AT1 EST: Subscribed and sworn to before me, a Notary Public, in and for the State of Washington residing in the , on the 6th day of January, 1984. / - -� 't _ SIGNED.. 10CL-- VON BUILDING & ZONING DRTMENT DEVELOPMENT APPLICATION REVIEW SHEET CITY OF RENTON ECF - 069 - 83 NOV 3 01983 APPLICATION NO(S) : SITE PLAN APPROVAL CSA-078-83) . VARIANCE nshaFtY13)1GQ1; PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35') FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-7-83 El ENGINEERING DIVISION El TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : Ei UTILITIES ENG . DIVISION FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT El BUILDING & ZONING DEPARTMENT El POLICE DEPARTMENT '54 POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 6, 1983 • REVIEWING DEPARTMENT/DIVISION : 10OL1Cy tbVEldPfn€P4T El APPROVED 24ROVED WITH CONDITIONS El NOT APPROVED -.-- Se camaie.t's o 11 EC F. rP is in 5u Refeottta S t1 d Gt! r944'54. • C/� 'O>��1 /G/00IOor,rnicf4 ogoLir 9Nosc ac"'cat . .F p/t t No d r i S re wue ti424 l '^u p r 1 i°r S lallt.. 4"j" Cr �''"�►� ie m d, 2.1M017t(so Ilt es A qj ' heki ,fL free- , 14/iA ge re ngivAl ita. o0"di•itecy�tf tddf ahiroxr'h ' ro r 5 . 490.0.4 f4.0YL DATE: /02/7/g3 SIG A URE OF DIRECTOR OR 'A THORIZED REPRESENTATIVE REVISION 5/1082 �.,.,., 1 R 7 R SON BUILDING & ZONING (. ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83) PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE : N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN. APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35') FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83 0 ENGINEERING DIVISION 0 TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : El UTILITIES ENG. DIVISION 0 FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT . km BUILDING & ZONING DEPARTMENT E] POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT 0 OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 6, 1983 , REVIEWING DEPARTMENT/DIVISION : APPROVED APPROVED WITH CONDITIONS El NOT APPROVED e)( ( 1-i 6 0/ -dJoe-f OG cDC (64P, Gv /GG d �c�i C /3 r -T-iAA o t' (c—Zp D G c2 z, / 7 7 s 171. DATE: /Z- -7,3 SI RE OF DIRECTOR 0 AUTHORIZED REPRESENTATIVE REVISION! 5/1982 R FON BUILDING & ZONING [. ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35') FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83 El ENGINEERING DIVISION Ell TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : El UTILITIES ENG . DIVISION MFIRE PREVENTION BUREAU Ei PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT 0 POLICE DEPARTMENT Ei POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 6, 1983 REVIEWING DEPARTMENT/DIVISION : .1:2/0E APPROVED /0 APPROVED WITH CONDITIONS ONOT APPROVED l 4#7o7-car'I oyear 76 )a2oui¢ a ad-e, tda7`.ee, c -o77, Ta r%�Z ',d/"-:ed �Lol�.04,•11 elS Ave 3 1-1•osrC awdSy2,,c i7 . S/S /� / a�•-ei tot ore Li,zs� e c4c am�i B,c) �tJari n,U!r ar-) os/71 •,�fd//ea/ '2¢,1 v6G dir-e;k024-713-: DATE: Ze^/-- eZ SIGNAi s DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 R'_ FON BUILDING & ZONING E ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83) PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-7-83 21ENGINEERING DIVISION OTRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : OUTILITIES ENG. DIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT OBUILDING & ZONING DEPARTMENT OPOLICE DEPARTMENT OPOLICY DEVELOPMENT DEPARTMENT OOTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 6, 1983 REVIEWING DEPARTMENT/DIVISION : ‘CF::2 APPROVED ®APPROVED WITH CONDITIONS 0 NOT APPROVED u-�-�- _ a,~- 9'' ' S e-i-J. ZZ" X 35/ � L) S-T - c.J Ac% /�-�c t�v�-- /eV/O 3) L7inr. �! 4 /2-476%-j DATE: // SIGNATURE OF DIR CTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 . A, rON BUILDING & ZONING I, .ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 • APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-019-83) PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35') FEET. LOCATION: LOCATED AT 1420 MAPLE AVENUE S.W. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-7-83 El ENGINEERING DIVISION a TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: KUTILITIES ENG . DIVISION 1-_-_] FIRE PREVENTION BUREAU 0 PARKS & RECREATION DEPARTMENT 0 BUILDING & ZONING DEPARTMENT 0 POLICE DEPARTMENT 0 POLICY DEVELOPMENT DEPARTMENT • El OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 6, 1983 . REVIEWING DEPARTMENT/DIVISI,ON : t 7h/r}/ . N6iAS/E,E,eIAv(r , ram•„ir E1 APPROVED ID APPROVED WITH CONDITIONS EI<OT APPROVED j u.,,. APPROVAL SUDIECT fill LATE COMERS AGREEMENT • WATER _ 144 LATE COMERS AGREEMENT • SEWER AA, I SYSTEM DEVELOPMENT CHARGE - WATER y$S 3d 40V SQc'T. ;(40.04^ k o71(9. 3z SYSTEM DEVELOPMENT CHARGE • SEWER yam$' 30d44( So. X O . 94: "$6 2./4. 3Z SPECIAL ASSESSMENT AREA CHARGE - WATER tJp 41 #32- SPECIAL ASSESSMENT AREA CHARGE • SEWER ,*./ APPROVED WATER PLAN `/,WS If /lird 4fr/C j APPROVED SEWER PLMI yos APPROVED FIRE HYDRANT LOCATIONS BY FIRE DEPT. 1/a5 FIRE FLOW ANALYSIS •' ' e.5 DATE: �o 2- — 13 SIGNATU)(- OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 R PON BUILDING & ZONING t ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARLANCE (V-079-83) PROPONENT : SHOHEN LIMITED PARTNERSHIP PROJECT TITLE : N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83 ENGINEERING DIVISION ►. TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : UTILITIES ENG . DIVISION Ei FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 6, 1983 REVIEWING DEPARTMENT/DIVISION : -y✓&¢4� ��� ��- APPROVED APPROVED WITH CONDITIONS El NOT APPROVED c/a le )41,--10 Save of / 56 a P/ems cip P 127 �rS� 4Ji 41e0z��zr e 53 a��� c $5/ �' �—/ - DATE: / `�` SIGNATURE 0 DIRECTOR OR THORIZED REPRESENTATIVE C REVISION 5/1982 R fON BUILDING & ZONING.[_. ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT: SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35') FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83 0 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : El UTILITIES ENG , DIVISION 0 FIRE PREVENTION BUREAU 0 PARKS & RECREATION DEPARTMENT 0 BUILDING & ZONING DEPARTMENT XPOLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M, ON DECEMBER 6, 1983 REVIEWING DEPARTMENT/DIVISION : APPROVED Ei APPROVED WITH CONDITIONS El NOT APPROVED �Y DATE: e-07^ �v SIGNAT) OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 R 'ON BUILDING & ZONING ( ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 069 - 83 APPLICATION NO(S) : SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83) PROPONENT : SHOHEN LIMITED PARTNERSHIP PROJECT TITLE: N/A BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED THIRTY FIVE (35' ) FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. TO : 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-7-83 0 ENGINEERING DIVISION 0 TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE : UTILITIES ENG . DIVISION FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT 0 POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT LI OTHERS :_ COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 6, 1983 , REVIEWING DEPARTMENT/DIVISION : R-APPROVED [1 APPROVED WITH CONDITIONS LI NOT APPROVED 1 /SUP i rn P i 0 /(J ,7itgMe-S c �C-G /-- /G / j/6-',5, 0 ir /= / C LJ 60 0 iC/Gf i2 S 4MU 3 -, , /e/i S /? C P C / G/ l] S /9 / ,o L /9 c /4 c� cJ U :G/77C G� /-/d c /(- r TY ' / J e,e s s //e 0e-�-i ie--AJ 7 ,�c).2 / /9"R?" 5£1//G ' aeAlL `-°-t, Y DATE: -,, 6 S SIGNATURE OF DIRE TOR R AUTHORIZED REPRESENTATIVE REVISION 5/1982 li NOTICE 5viRoNmENTAL DECLARATION '• APPLICATION NO. FILE SA-078-83, V-079-83, ECF-069-83 PROPOSED ACTION APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION, OF 5 STORY OFFICE BUILDING TO EXCEED 35 FEU IN HEIGHT, GENERAL LOCATION AND OR ADDRESS LOCATED AT 1420 MAPLE AVENUE S.W. POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE [ E.R.C.' HAS DETERMINED THAT THE PROPOSED ACTION • ❑DOES aiDOES NOT HAVE A SIGNIFICANT ADVERSE, IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT SWILL NWILL NOT BE REQUIRED. AN APPEAL OF THE ABOVE DETERMINATION MAY BE FILED WITH THE RENTON HEARING EXAMINER BY 5:00 P.M., IANI IARY q, 1 qR4 FOR FURTHER INFORMATION CONTACT THE CITY OF RENTON BUILDING & ZONING DEPARTMENT 235-2550 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a final declaration of non-significance with conditions for the following projects: CASCADE PACIFIC DEV. CORP./SEA-VAN PROPERTIES (ECF-068-83) Application for preliminary plat, file PP-074-83, and PUD approval to redesign and replat Cedar Ridge residential park from a multi-family attached environment to a neighborhood of single family detached homes totalling 138 units, file PPUD-075-83; property located at 1800 Lake Youngs Way S.E. SHOEM LIMITED PARTNERSHIP (ECF-069-83) Application for site plan approval to allow construction of a five story office building having 13,440 square feet of usable office space, file SA-078-83, and variance from Section 4-712A(b) to allow building height to exceed thirty-five (35) feet, file V-079-83; property located at 1420 Maple Avenue S.W. HOLVICK, deREGT, KOERING (WASHINGTON TECHNICAL CENTER -'PHASE 2A)(ECF-071-83) Application for site plan approval to allow construction of three one-story tilt-up concrete buildings and one two-story tilt-up concrete building for a total of 66,000 square feet on a 4.3 acre site which will be used for a business park and light warehousing, file SA-081-83; property located at approximately the 800 block of Powell Avenue S.W. D & D FLOOR COVERING (ECF-074-83) Application for building permit to allow construction of a building having 9,126 square feet to be used for retail/office and warehouse use, file B-302; property located at 345 Union Avenue N.E. Further information regarding this action is available in the Building and Zoning Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC action must be filed with the Hearing Examiner by December. 26, 1983. • Published: December 12, 1983 , ., ., • . . . . . . „ ' . • .,, • • , • - „ . , , . . . ,• , ' ,' ,— . ' . . , . . , •. •, ,.. ;, , . -,,,• , .. . , • . ,,1 . . • , ,., . . NOTICE . , , . . ENVIRONMENTAL • , „,,. ..- DECLAR , ' . • • . . . , TION . ,., I . ,. , ' APPLICATION NO. - FILE . SA-078-83,, V-079-83 '..', ' ': :' ,". •• . . . • „.,L . . • . • '. 'PROPOSED ACTION . APPLICATION FOR SITE PLAN APPROVAL TO Al I OW - •,,,;• •1.• i . ‘:CONSTRUCTION OF A FIVE STORY.OFFICE . . , :,. USABLE OFFICE SPACE Ali.Pi VARIANCE FROM; al . , -712Ato GENERAL LOCATION AND OR ADDRESS LOCATED AT 1420 MAPLE 'AVENUE S.W. .- ' ' •• --,:.::J'' :'':-: ' '' •• ' ' , . , • •. .,• . , . . 7,, - • 7 , ,,, , • ;::- . • , , • , .• „ .- • , - :, .. , , • . 7,,,,, ' . . . , , ,„ .-, , • •, . ,,,, , • . ., POSTED . TO NOTIFY ',INTERESTED ... - . .,, . . ' • '- PERSONS OF AN . ENVIRONMENTAL , . • '. ACTION. .,_ . . . , . . . . „ . . .. „ , . ' THE CITY OF RENTON ENVIRONMENTAL', REVIEW . r . . ..,•_: • • COMMITTEE C E.R.C.-3 '. HAS, -DETERMINED THAT THE .. - •' PROPOSED ACTION „ • ODOES - '-';' „ : -. -. ZDOES NOT .. , . HAVE A SIGNIFICANT ,ADVERSE, IMPACT ON THE ; • ,.:, ENVIRONMENT. 1 .'• ' - '. ', ., . ' •. - , • . -:- -'.''':- .'''•, - -. .• ' . . , ., . . . ,,.. • -.„.. ... , , ,:., .., •.., . AN ENVIRONMENTAL ' IMPACT STATEMENT • ' OWILL- ' ' ' . 'ON/Vill:L.4•:_-_NOT ...,..;,, ' BE REQUIRED. • ' ' - ' ` ,' •- ' .... . - —- . • ,....,. . -• .,•: . •,.. ;,-,,.. , .. . . . ,,:,, . , . • , .,, .. , ' ' ' ' • . „ .. „ , . . , • .•.• , . . - . , ,„ , • AN APPEAL OF THE ABOVE.. DETERMINATION MAY BE • FILED WITH THE , RENTON HEARING EXAMINER — . ...,'. ., BY 5:00 , P.M., DFCEMRFR 26, 1983 - ' ' ' - .' ' • '' ..' • .'' -''',,::. . , . . , C ..• ,,, V, - ' . . . • • • : FOR FURTHER INFORMATION .. , • ,J-'% ' ' • .„. CONTACT THE CITY OF. RENTON BUILDING & ZONING DEPARTMENT : '' ' 235-2550 '.;••i-ic';',. .- l',.' ' . -, , . . . . , . , . s .., ,• -_, . . . . , , . ,, . - .,..,, ,• .s„..„ , _ . . • . , „ . ,, . , .. . , . . . . . - • , ,,,''r ,,e, . N ' • r i . . ' DO NOT REMOVE -, "•THIO:. NOTICE ,. . WITHOUT PROPER AUTHORIZATION I FINAL DECLARATION OF NON-SIGNIFICANCE Application No(s): SA-078-83; V-079-83 , Environmental Checklist No.: ECF-069-83 Description of Proposal: Application for site plan approval to allow construction of a five story office building having 13,440 square feet of usable office space and a variance from Section 4-712(A)(b) to allow building height to exceed thirty-five (35) feet. Proponent: SHOEN LIMITED PARTNERSHIP Location of Proposal: Located at 1420 Maple Avenue S.W. Lead Agency: City of Renton Building and Zoning Department This proposal was reviewed by the ERC on December 7, 1983, following a presentation by Jerry Lind of the Building and Zoning Department. Oral comments were accepted from: Ronald Nelson, David Clemens, James Hanson, Robert Bergstrom, Gary Norris, James Matthew, Richard Houghton, Roger Blaylock, and Jerry Lind. Incorporated by reference in the record of the proceedings of the ERC on application ECF-069-83 are the following: 1. Environmental Checklist Review, prepared by: Harold J. Nesland, DATED November 15, 1983. 2. Applications: Site Plan Approval (SA-078-83); Variance (V-079-83). 3. Recommendations for a declaration of non-significance: Building and Zoning Department, Utilities Engineering Division, Traffic Engineering Division, Design Engineering Division, Fire Prevention Bureau, Police Department, and Parks and Recreation Department. Recommendation for more information: Policy Development Department. Acting as the Responsible Official, the ERC has determined this development does not have a significant adverse impact on the environment. An EIS is not required under RCW 43.21C.030(2)(c). This decision was made after review by the lead agency of a complete environmental checklist and other information on file with the lead agency. Reasons for declaration of environmental non-significance: The proposed office building development will not adversely impact the environment or adjacent properties, and the following requirements shall be complied with: 1. The glass walls proposed on this building shall be of a non-reflective surface. 2. Off-site street improvements shall be required along Maple Avenue S.W. extending to S.W. l6th Street. Said improvements shall include two driving lanes, curb, gutter, sidewalk and other appurtenances. 3. The subject property is located within the benefit area for the Lind Avenue Bridge project. Participation shall be required in an amount that is to be determined by the Public Works Department. SIGNATURES: 7 — ke/ ' on 1'd G. Nelson David R. Clemens Building and Zoning Director Policy Development Director ichard C. Ho 9 hton% Public Works Direct r PUBLISHED: December 26, 1983 APPEAL DATE: January 9, 1984 r/// ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 069 - 83 APPLICATION No(s) • SITE PLAN APPROVAL (SA-078-83) , VARIANCE(V-079-83) PROPONENT: SHOEN LIMITED PARTNERSHIP PROJECT TITLE: N/A Brief Description of Project: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 SQ. FT. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCFfl ) 35 Ft r. LOCATION: LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA: 30,408 SQ. FT. BUILDING AREA (Gross) : i 3,ann SQ FT (USABLE SPACE) + MECHANICAL DEVELOPMENT COVERAGE (%) : & PARKING/LOBBY LLEVET S IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1) Topographic Changes: X 2) Direct/Indirect Air Quality: X 3) Water & Water Courses : X 4) Plant Life: X 5) Animal Life: X 6) Noise: X 7) Light &Glare: X 8) Land Use: North: OFFICE/WAREHOUSE, & FREEWAY East : OFFICES FREEWAY South: UNDEVELOPED West : SOIL MANUFACTURER Land Use Conflicts : MINOR View Obstruction: NONE ANTICIPATED 9) Natural Resources: X 10) Risk of Upset: X 11) Population/Employment : X 12) Number of Dwellings: X 13) Trip Ends ( ITE) : 277 ADT Traffic Impacts: EXISTING FACILITIES ADEQUATE 14) Public Services : X 15) Energy: X 16) Utilities : X 17) Human Health: X 18) Aesthetics: X 19) Recreation: X . 20) Archeology/History: X Signatures: ff ,•//,i onal G. Nelson vid R. Clemens Building & Zoning Director Policy Development Director XI( PUBLISHED: DECEMBER 26, 1983 ichard C. Hought4n APPEAL DATE: JANUARY 9, 1983 Public Works Director 6-83 ERC-06 FORM #7 paL-lc.Y 4 Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECKLIST REVIEW SHEET CITY OF RENTON ECF - 069 - 83 NOV 3 0 1983 FOLIC! APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) . VARIANNVE Rr3T PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,440 Sq. r"r. Ore uSARLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. . SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE • AL AND DEVELOPMENTAL COVERAGE (%) : . PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE e INFO 1 ) Topographic changes : :.. v A 2 ) Direct/Indirect air quality : 3) Water & water courses : 4) Plant life : 5 ) Animal life : 6) Noise : 7) Light & glare : 8 ) Land Use ; north : U4t 6,404e-r ;ly1 .,.eew east : Sea.ikr+s,e¢mrtere •w. south • .Sht a ./ • west : ..5.4 44,4_ rN istertfft•". I Land use conflicts :WO pco►t*or1af�oV A Therhel q;canfOWSat esc,sg4 View obstruction : TrOA�hle Aif S taS _ IJOCa".. 9) Natural resources : i ...' 10 ) Risk of upset : // 11 ) Population/Employment : i. 000r- 12 ) Number of Dwellings : 6/°" 13 ) Trip ends ( ITE ) : DPP tvit X71 Iy k07 traffic impacts : c,V+,�r + S1'p,i Ic t- • 14) Public services : i./ -` 15 ) Energy : 16 ) Utilities : 17 ) Human health : i 18 ) Aesthetics : V �19 ) Recreation : / !/ 1 20 ) Archeology/history : �J- ,[� /� ,/ COMMENTS n_p t�/lpOVI .Jt #0 /7Q01 �1Vare. epPlIver?, rgie6//pcv,7 S'AdulAl b� Ito 1 tfli4t1t1cIsaiv.c ee�ld Si'Ntosti;— G.K .w. `Prsofs a eic"sf+ rt O a0 r�Oes sa(ot� ' .�;� bra a�t���i a o �� •� �� �' � �.�s�.�� 6)11 P .� r � � lecesifii � �, 1 r. �S ! r''`L�^�C r c.ev$ Vhoe �@1 uw cent& sins rO'OAlter• Poi&f t4toPr Cotr►w" �//a !��dektel iMQN Wit( rturlly!•v:va 0 e oln mend�tion : DNSI_ DOS More Information er'''` Reviewed by : [Ie //IVK.5O/4 Title : 45fiSl o-f Pitt 14 it es". Date : 1 J7) 83 FORM: ERC-06 • E1•1G,1 tit i0 Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 069 - 83 APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A Brief De s c r i p t i o n of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,44U sq. Fr. Ole USA I OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA: 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE CAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : L/ 2 ) Direct/Indirect air quality : 3) Water & water courses : 4 ) Plant life : ✓ 5 ) Animal life : 6) Noise : 7 ) Light & glare : z� 8 ) Land Use ; north: east : south : west : Land use conflicts : View obstruction : 9) Natural resources : ✓ _ 10 ) Risk of upset : t� 11 ) Population/Employment : 12 ) Number of Dwellings : ✓ . _ 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities : 17 ) Human health : ✓ S4� 18) Aesthetics : t/ 19 ) Recreation : e/ 20 ) Archeology/history : COMMENTS : Recommendation : DNSIX____ DOS More Information_ Reviewed by : 4--- litle : Date : FORM: ERC-06 Date circulated : NOVEMBER 30, 1983. Comments due : DECEMBER 6, 1983 ENVlIRONMENTAL CHECKLIST REVIEW SHEET-------- . .__ Dantan Fire Dui. ECF - 069 - 83 }I . _ Per <� APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) , VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP ,Ivv� J V PROJECT TITLE : N/A nr-^ Brief Description of Project : APPLICATION FOR.SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 13,44U SQ. FT. OF USA'Lr OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE SPACE) + MECHANICAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE INFO_ 1 ) Topographic changes : 2 ) Direct/Indirect pir quality : ' 3) Water & water courses : 4 ) Plant life : 5 ) Animal life: 6) Noise : 7 ) Light & glare : 8 ) Land Use ; north: east : south: west : Land use conflicts : View obstruction : 9) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : I V 15 ) Energy : 16) Utilities : �1 17 ) Human health : 18 ) Aesthetics : 19 ) Recreation : 20) Archeology/history : COMMENTS : Recommendation : DNSI r/ DOS More Information Reviewed by to&tom, 1 itle • liLO ��"C Date : FORM: ERC-06 ",uILCD1m0) 4 ZOAliNC1 Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECNCLIST REVIEY SHEET ECF - 069 - 83 APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BULLUING HAVING 13,44u SQ. Fr. OF USABELE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA : .30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE SPACE) + MECHANICAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR ' MORE INFO 1 ) Topographic changes : _ K 2 ) Direct/Indirect air quality : 3 ) Water & water courses : 4 ) Plant life : )/ 5 ) Animal life : 6) Noise : 7 ) Light & glare : 8 ) Land Use ; north: east : south : west : Land use conflicts : View obstruction : 9) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : ' ) 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14) Public services : I , 15 ) Energy : 16) Utilities : x 17 ) Human health : x 18) Aesthetics : 19 ) Recreation : 20) Archeology/history : COMMENTS : Recommendation : NSI . DOS More Information_ Reviewed 'by : title : 6?6,0( 6Fr Date : FORM: ERC-06 Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 069 - 83 APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP • PROJECT TITLE : N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE-BUILDING 1AVING 15,44U Sq. FT. uF USA'11'LE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. : , ( (._.,K Lh-rA\ L(b c SITE AREA: 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE SPACE) + MECHANICAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) Direct/Indirect air quality : 3) Water & water courses : 4) Plant life : 5 ) Animal life : 6) Noise : 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : View obstruction : 9) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services : 15 ) Energy : 16 ) Utilities: 17 ) Human health: 18 ) Aesthetics : 19) Recreation : 20 ) Archeology/history : COMMENTS : • ©Fr uo0fe. K&S L �2cSQv i US S OF- P K' s e ec, r ft-e t Recommendation : DNSI ' DOS' More Information Reviewed by : 12-11-e ,/ 411/4 litle : fae, -/Vej Date : a,. - 3 FORM: ERC-06 "trkyg-- p Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 198372 ENVIRONMIENTAL CHECKLIST REVIIEW SHEET ECF. - 069 - 83 APPLICATION No (s) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFIL'E BUILDING HAVING Li,44U SQ. Fr. OF USA' LE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE -ThrirACETTTECTIANTCAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY; LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : 2 ) Direct/Indirect 'air quality : 3) Water & water courses : 4) Plant life : 5 ) Animal life : 6) Noise : 7 ) Light & glare : 8 ) Land Use ; north: east : south : west : Land use conflicts : View obstruction : 9) Natural resources : 10 ) Risk of upset : c---- 11 ) Population/Employment : 12 ) Number of Dwellings : 13 ) Trip ends ( ITE ) : traffic impacts : EXis/-/L- /I/CIS ao:;14 (3 14) Public services : 1 15 ) Energy : 16 ) Utilities : 17 ) Human health : c-- 18) Aesthetics : • 19 ) Recreation : 20 ) Archeology/history : , COMMENTS : sz`r&ef 0,1 7 P/ems �h 744 Recommendation : DNSI DOS More Information • Reviewed by : Date : /LV5-e2/b FORM: ERC-06 f' roc!t . ., ..,. Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECKLIST REVIEW SHEET ECF - 069 - 83 APPLICATION No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A , Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE: BU1LDIN6 HAVINV 1.1,44U Sq. ET. OF USABLE OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. . SITE AREA: 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE SPACE) + MECHANICAL AND DEVELOPMENTAL COVERAGE (%) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR MAJOR MORE INFO 1 ) Topographic changes : , 2 ) Direct/Indirect air quality : 3) Water & water courses : 4 ) Plant life : 5 ) Animal life : 6 ) Noise : , 7 ) Light & glare : 8 ) Land Use ; north : east : south : west : Land use conflicts : View obstruction : 9) Natural resources : 10 ) Risk of upset : 11 ) Population/Employment : , 12 ) Number of Dwellings : 13 ) Trip ends ( ITE) : traffic impacts : 14 ) Public services : I 15 ) Energy : 16 ) Utilities : 17) Human health : 18) Aesthetics : 19 ) Recreation : 20 ) Archeology/history : _ COMMENTS : Recommendation : ONE to/ DOS More Information Reviewed by 11111K,G�__ litle . Date : 4_ 10z..- 13' FORM: ERC-06 Date circulated : NOVEMBER 30, 1983 Comments due : DECEMBER 6, 1983 ENVIRONMENTAL CHECKKLIST REVIEH SHEET ECF - 069 - 83 APPL'ICATI ON No (s ) . SITE PLAN APPROVAL (SA-078-83) . VARIANCE (V-079-83) PROPONENT : SHOEN LIMITED PARTNERSHIP PROJECT TITLE : N/A Brief Description of Project : APPLICATION FOR SITE PLAN APPROVAL TO ALLOW CONSTRUCTION OF A FIVE STORY OFFICE BUILDING HAVING 1.5,44U SQ. FT. OF LISAAI.Z OFFICE SPACE AND VARIANCE FROM SECTION 4-712A(b) TO ALLOW BUILDING HEIGHT TO EXCEED 35 FEET. LOCATION : LOCATED AT 1420 MAPLE AVENUE S.W. SITE AREA : 30,408 SQ. FT. BUILDING AREA (gross) 13,400 SQ. FT. (USABLE. SPACE) + MECHANICAL AND DEVELOPMENTAL COVERAGE (s) : PARKING/LOBBY LEVELS. IMPACT REVIEW NONE MINOR . MAJOR MORE INFO 1 ) Topographic changes : 4// • 2 ) Direct/Indirect air quality : i/ 3) Water & water courses : 4) Plant life : r - / 5 ) Animal life : 6) Noise : 7 ) Light & glare : 8 ) Land ' Use ; north : east : south: west : Land use conflicts : View obstruction : - 9 ) Natural resources : I . 10 ) .Risk of upset : _ 11 ) Population/Employment :. 12 ) Number of Dwellings : .7( 13 ) Trip ends ( ITE ) : traffic impacts : 14 ) Public services :_ / '; 15) Energy : ✓ 16 ) Utilities: ✓ 17 ) Human health : � 18 ) Aesthetics : V 19) Recreation : 20) Archeology/history : COMMENTS : �l3z F�� ov✓ v�-j rti' �� ,5 c Cam' Yb,,p/-00:v+t 4 Recommendation ID ' ►t:` .1- More Information . , 40 Reviewed by : 4 1itle : a L1Ty ,EAxiic/.E.E/ Date : /2 — Z 513 FORM: ERC-06 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a final declaration of non-significance with conditions for the following project: SHOEN LIMITED PARTNERSHIP (ECF-069-83) Application for site plan approval to allow construction of a five (5) story office building having 13,440 square feet of usable office space and variance from Section 4-712A(b) to allow building height to exceed thirty-five (35) feet, files SA-078-83. V-079-83; property located at 1420 Maple Avenue S.W. Further information -regarding this action is available in the Building and Zoning Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC action must be filed with the Hearing Examiner by January 9, 1984. Published: December 26, 1983 ti(VY o , _ .TY OF RENT() _ ,, FILE NO(S): sW-07Q -83 BUILDING & ZONING DEPARTMENT ECf- o69-c?3 , i ♦ s ® + ru MASTER APPLICATION NOTE TO APPLICANT: Since this is a comprehensive application form, only those items related to your specific type of application(s) are to be completed. (Please print or type. Attach additional sheets if necessary.) • APPLICANT I I TYPE OF APPLICATION NAME FEES SHOHEN LIMITED PARTNERSHIP Q REZONE*(FROM TO ) ADDRESS 1415 SENECA SOUTHWEST CJ SPECIAL PERMIT* CITY ZIP 10 TEMPORARY PERMIT* RENTON, WASHINGTON 98055 :=1 DITIONAL USE PERMIT* TELEPHONE ,IIEM SITE PLAN APPROVAL 3 Dem'.ED GRADING AND FILLING PERMIT 255 / 7083 No. of Cubic Yards: CONTACT PERSON Q VARIANCE 150. 00 From Section: 4-71 2 A (b ) * Justification Required NAME ' HAROLD J . NESLAND ARCHITECT . ADDRESS ' SUBDIVISIONS: 450 SHATTUCK AVE. SOUTH SUTE 205 0 SHORT PLAT CITY ZIP [:=1 TENTATIVE PLAT RENTON, WASHINGTON 09055 PRELIMINARY PLAT TELEPHONE Q FINAL PLAT 271 / 8550 0 WAIVER (Justification Required) OWNER NO. OF LOTS: NAME PLAT NAME: SHOHEN LIMITED PARTNERSHIP ADDRESS I PLANNED UNIT DEVELOPMENT: 1415 . \SENECA SOUTHWEST El PRELIMINARY CITY ZIP 0 FINAL RENTON,, WASHINGTON 98055 P.U.D. NAME: TELEPHONE.,)C'�j' 'c - 25 5 / 7yE13:; - ID ResidentialQ Industrial :. a Commercial a Mixed r____ LOCATION MOBILE HOME PARKS: PROPERTY ADDRESS 1420 - MAPLE SOUTHWEST TENTATIVE EXISTING USE PRESENT ZONING PRELIMINARY RESIDENCE ( VACANT ) , • L-1 FINAL PROPOSED USE PARK NAME: OFFICE.. BUILDING NUMBER OF SPACES: 12" ENVIRONMENTAL REVIEW COMMITTEE 1,5(1- • SQ. FT. ACRES , _ AREA: I ... . TOTAL FEES $ -1 5 0 0 S 30, 408 0. 7 .� - rr'v r Ra�yTO STAFF USE ONLY -- ADMINISTRATIVE PROCESSING DAT 11,E ii , rg)) [.� i u I. • APPLICATION RECEIVED BY: JRoB 3 APPLICATION DETERMINED TO BE: W,. . N O V _ r j?S i IM Accepted - Q Incomplete Notification Sent On By: `ii,),L;J: s. ,:,.. .,, ,,,,... '...., (Initials) DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: I - 3 O'. atl APPLICATION DETERMINED TO BE: EDAccepted QIncomplete Notification Sent On By: (Initials) ROUTED TO: Building Pr Design Eng. 621 Fire I Parks ix:a Police . 21 Policy Dev. fla Traffic Eng. roa Utilities REVISION 5/1082 Legal description of property (if more space is required, attach a separate sheet). LOT'S 24 , 25 , 26 , 27, ; BLOCK 21 , C. D. HILLMAN 'S EARLINGTON GARDEN ADDITION TO THE CITY OF SEATTLE, DIVISION 1 , ACCORDING TO PLAT RECORDED IN VOL. 17 OF PLATS PAGE 74 , KING COUNTY WASHINGTON. AFFIDAVIT HAROLD J . NESLAND, ARCHITECT , being duly sworn, declare that I am reauthorized representative to act for the property owner,[Downer of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. . -SUBSCRIBED AND SWORN TO BEFORE M THIS DAY OF 771 19 a5• NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, RESIDING AT /. /;n7 t ������� _ • OWNERS R RESENTATI VE {/y SHOHEN, LIMITED P RTNERSHIP ( e of Not Public) (Signature of Owner) S / D U(�,Ds-,1• oze �, Ze 1415 SENECA SOUTHWEST �•�/ (Address) (Address) RENTON, . WA . 98055 (City) (State) (Zip) 271-8550 ( OWNERS REP. ) 255-7083 ( OWNER ) (Telephone) Acceptance of this application and required filing fee does not constitute a complete application. Plans and other materials required to constitute a complete application are listed in the "Application Procedure." Fox-in #174 CITY OF RENTON, WASHINGTON ENT ENVIRONMENTAL CHECKLIST FORM CITY OF RON . „ �;� ul FF.; r• . NOV 2 1 1g1.3 L:J FOR OFFICE USE ONLYIl:i._.." �_�••,: ,==4,_, Application No. ,54- 0-2(1)— 3 Environmental Checklist No. cCF- b 4,9— 3 PROPOSED, date: FINAL, date: i .- `'/' „ ElDeclaration of Significance Declaration of Significance ElDeclaration of Non-Significance Declaration of Non-Significance COMMENTS: • Introduction The State Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals. The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to you. Where explanations of your answers are required, or where you believe an explanation would be helpful to government decision makers , include your explanation in the space provided, or use additional pages if necessary. You should include references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- out unnecessary delay. The following questions apply to your total proposal , not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. NOTE: This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals. Many of the questions may not apply to your proposal . If a question does not apply, just answer it "no" and continue on to the next question. ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent SHOHEN LIMITED PARTNERSHIP 2. Address and phone number of Proponent: 1415 SENECA SOUTHWEST RENTO'4, WASHINGTON 98055 2c5 — ? b8-3 3. Date Checklist submitted NOVEMBER 1 5 . 1 983 4. Agency requiring Checklist CITY OF RFNTON BUII DING F. 711NTtJG nFPT . 5. Name of proposal , if applicable: OFFICE BUILDING 142. 3 — nni,yc_z: 5 . 6. Nature and brief description of the proposal (including but not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature) : A FIVE STORY OFFICE STRUCTURE WITH PARKING AND LOBBY ON THE STREET LEVEL . THE MAIN TOWER STRUCTURE IS 68 ' X 78 ' CONTAINING 3 , 360 SQ . FT. OF USABLE OFFICE SPACE ON EACH OF FOUR FLOORS ABOVE THE LOBBY LEVEL. OFF STREET PARKING SPACES FOR 77 VEHICLED PLUS 2 LOADING/SEVICE SPACES.. LANDSCAPED PARKING AND PEDESTRIAN ENTRY COURTYARD. - -2- 7. Location of proposal (describe the physical setting of the proposal , as well as the extent of the land area affected by any environmental impacts, including any other information needed to give an accurate understanding of the environ- mental setting of the proposal ) : • ADJACENT INTERSTATE #405 ON THE S W Sin nF THE SUTH RGN-TON INTERCHANGE. 32% OF THE STREETFRONT IS DFVFInPFn AS nFFICF / OFFICE-WAREHOUSE USE , 04% AS AGED RESIDENTIAL STRUCTURES WITH THE BALANCE USED AS AN EARTH-STORAGE TRANSFER PRnCFS_S STATION. 8. Estimated date for completion of the proposal : DECEMBER 1984 • 9. List of all permits, licenses or government approvals required for the proposal. (federal , state and local--including rezones) : BUILDING PERMIT, ELECTRICAL, MECHANICAL. & STRUCTURAL HEIGHT MODIFICATION VARIANCE 10. Do you have any plans for future additions , expansion, or further activity related to or connected with this proposal? If yes , explain : NO 11. Do you know of any plans by others which may affect the property covered by your proposal? If yes , explain: NO • 12. Attach any other application form that has been completed regarding the pro- posal ; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: VARIANCE TO SECTION 4-712( B ) TOGETHER WITH THIS SITF PLAN APPROVAL . • II . ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required) (1) Earth. Will the proposal result in: (a) Unstable earth conditions or in changes in geologic X substructures? YES MAYBE NO (b) Disruptions , displacements , compaction or over- X covering of the soil? YES MAYBE NO (c) Change in topography or ground, surface relief X features? ES MAYBE NO (d) The destruction, covering or modification of any X unique geologic or physical features? YES RATITE NO (e) Any increase in wind or water erosion of soils, X either on or off. the site? YES MAYBE NO (f) Changes in deposition or erosion of beach sands , or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the • bed of the ocean or any bay, inlet or lake? X YES MBE NO • Explanation: THE SITE IS LOW LYING AND WILL REQUIRE APPROXIMATELY 8 , 000 CUBIC YARDS OF GRAVEL FILL TO CONFORM WITH THE GRADES OF ADJACFNT r)FVFI nPFI) PRnPFRTTFS • -3- (2) Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air quality? YES MAYBE NO (b) The creation of objectionable odors? X YES MAYBE (c) Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? X YES MAYBE NO Explanation: • (3) Water. Will the proposal result in: (a) Changes in currents, or the course of direction of water movements, in either marine or fresh waters? X YES MAYBE NO (b) Cha.nges in absorption rates , drainage patterns , or the rate and amount of surface water runoff? X YES MAYBE NO (c) Alterations to the course or flow of flood waters? X YES MAYBE NO (d) Change in the amount of surface water in any water body? X YES MAYBE NO Discharge into surface waters, or in any alteration surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? X YES MAYBE 3 (f) Alteration of the direction or rate of flow of ground waters? X YES MAYBE NO (g) Change in the quantity of ground waters , either through direct additions or withdrawals , or through interception of an aquifer by cuts or excavations? X YES MAYBE NO (h) Deterioration in ground water quality, either through direct injection, or through the seepage of leachate, phosphates, detergents , waterborne virus or bacteria , X or other substances into the ground waters? YES MAYBE NO (i ) Reduction in the amount of water otherwise available X for public water supplies? YES MAYBE NO Explanation: THE ASPHALT PAVED PARKING AREAS WILL INCREASE THE RUNOFF RATE AND DECREASE THE ABSORPTION RATE OF THE SITE. (4) Flora. Will the proposal result in: (a) Change in the diversity of species, or numbers of any species of flora (including trees, shrubs, grass, crops , microflora and aquatic plants)? X YES MAYBE NO (b) Reduction of the numbers of any unique, rare or endangered species of flora? X YES MAYBE NO (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? X YES MAYBE NO (d) Reduction in acreage of any agricultural crop? X YES MAYBE NO Explanation: REDUCTION IN THE GRASS AREA WITH AN INCREASED DENSITY OF TREES AND PLANTING IN CONTAINED AREAS . -4- (5) Fauna. Will the proposal result in: (a) Changes in the diversity of species, or numbers of any species of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? YES MAYBE NO (b) Reduction of the numbers of any unique, rare or endangered species of fauna? X YES MAYBE NO X (c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement X of fauna? YES MAYBE NO (d) Deterioration to existing fish or wildlife habitat? YES MAYBE NO Explanation: (6) Noise. Will the proposal increase existing noise levels? X YES MAYBE NO Explanation: INCREASE IN VEHICULAR TRAFFIC ESTIMATED AT 260 TRIPS PER DAY . (7) Light and Glare. Will the proposal produce new light or X glare? YES MAYBE WO— Explanation: LIGHTS FROM VEHICLES. LOW LEVEL PARK TN(; ANn PATH- WAY LIGHTING , THE USE OF HEAT ABSORBING GLASS WALLS , REDUCED TO A MINIMUM BY A NON REFLECTING SURFACE. (8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? YES MAYBE NO Explanation: (9) Natural Resources. Will the proposal result in: (a) Increase in the rate of use of any natural resources? X YES MAYBE NO (b) Depletion of any nonrenewable natural resource? X YES MAYBE NO Expl anati on: (A ) ELECTRICAL ENERGY FOR HEATING AND AIR CONDITIONING ( B ) STEEL, ALUMINUM, SAND, GRAVEL AND OTHER RAW MATERIALS USED IN THE CONSTRUCTION PROCESS . (10) Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including. but not limited to, oil , pesticides . chemicals or radiation)in the event of an accident or upset conditions? X YES MAYBE X Explanation: (11) Population. Will the proposal alter the location. distri- bution. density, or growth rate of the human population of an area? yam— MAYBE r� Explanation: IT MAY ALTER THE LOCATION lF FXTSTTNC. ATION • -5- (12) Housing. Will the proposal affect existing housing, or create a demand for additional housing? X YES MAYBE NO Explanation: (13) Transportation/Circulation. Will the proposal result in: (a) Generation of additional vehicular movement? X YES MAYBE NO (b) Effects on existing parking facilities, or demand for new parking? X YES MAYBE NO (c) Impact upon existing transportation systems? X YES MAYBE NO (d) Alterations to present patterns of circulation or X movement of people and/or goods? YES MAYBE NO (e) Alterations to waterborne, rail or air traffic? X YES MAYBE NO (f) Increase in traffic hazards to motor vehicles , X bicyclists or pedestrians? YES MAYBE NO Explanation: IT WILL GENERATE ADDITIONAL VEHICULAR TRAFFIC IN THE LOCAL AREA. ESTIMATED AT 260 TRIPS PER DAY. (14) Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: (a) Fire protection? X YES MAYBE NO X (b) Police protection? YES MAYBE NO (c) Schools? X YES MAYBE NO (d) Parks or other recreational facilities? X YES MAYBE NO (e) Maintenance of public facilities, including roads? X YES MAYBE NO (f) Other governmental services? X YES MAYBE NO Explanation: SLIGHTLY INCREASE THE MAINTENANCE OF ROADS , AND UNDERGROUND UTILITIES. (15) Energy. Will the proposal result in: (a) Use of substantial amounts of fuel or energy? X YES MAYBE NO (b) Demand upon existing sources of energy, or require the development of new sources of energy? X • YES MAYBE NO Explanation: • (16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: (a) Power or natural gas?. X YES MAYBE NO (b) Communications systems? X YES MAYBE NO X (c) Water? _ YES MAYBE NO f y -6- (d) Sewer or septic tanks? X • YES MAYBE NO (e) Storm water drainage? X YES MAYBE NO (f) Solid waste and disposal? X YES MAYBE NO Explanation: NEW SUB-MAINS TO EXISTING: MAIINS 'FOR ..-SANTI TARP.:AND ,•STORM DRAINS MAY HAVE TO BE CONSTRUCTED. (17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding mental health)? X YES MAYBE NO Explanation: • (18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X YES MAYBE NO Explanation: (19) Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? X YES MAYBE NO Explanation: (20) Archeological/Historical . Will the proposal result in an alteration of a significant archeological, or historical X site, structure, object or building? Y MAYBE NO Explanation: III. SIGNATURE I , the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood, that the lead agency may withdraw any decla- ration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of ful disclosure on my part. Proponent: (signed) HAROLD J . NESLAND , ARCHITECT (name printed) 5a City of Renton Building & Zoning Department May, 1983 Form # 176 **"xx,'If r ; II L4 ij a tnl. 206/271-8550 � 4 450 SHATTUCK AVENUE SOUTH SUITE 205 RENTON,WASHINGTON 98055 OFFICE BUILDING 1420 MAPLE S. W. RENTON , WA. 98055 SHOHEN LIMITED PARTNERSHIP RE: SITE PLAN REVIEW HEIGHT REQUEST LEGAL DESCRIPTION; ; DOT'S 24 , 25, 26 , 27 , ; ' BLOCK . 21 , C. D. HILLMAN' S EARLINGTON GARDEN ADDITION TO THE CITY OF SEATTLE , DIVISION 1 , ACCORDING TO PAT RECORDED IN VOL . 17 OF PLATS PAGE 74 , KING COUNTY WASHINGTON. JOOTY OF RENTON .. le) 1,1 NOV 211983 _ y:x CQTY OF PENTON • 11- NOV 2 '- 1933 206/271-8550 a t,11 ,. I t ?;'I 450 SHATTUCK AVENUE SOUTH SUITE 205 • RENTON,WASHINGTON 98055 HEARING EXAMINER CITY OF RENTON BUILDING & ZONING DEPT. NOVEMBER 12 , 1983 RE; VARIANCE REQUEST SHOHEN PARTNERSHIP LOTS 24 , 25 , 26 , 27 REQUESTED HEREWITH TO CONSTRUCT AN OFFICE BUILDING TO A HEIGHT OFSIXTY-SIX FEET SIX INCHES ( 66 ' -6" ) ABOVE THE CENTER LINE OF MAPLE AVENUE S. W. , PER SECTION 4-712 A (b ) RENTON ZONING CODE IE; BUILDING HEIGHT = THREE STORIES OR THITY-FIVE FEET EXCEPT WHEN OTHERWISE APPROVED BY THE CITY HEARING EXAMINER . ( ORD . 2023 , 4-15-63 , ORD. 3101 , 1-17-77 EFF , 1-1-77 ) . V11 JUSTIFICATION; (a ) THE SUBJECT PROPERTY IS LOCATED ADJACENT TO INTERSTATE #405 ON THE SOUTHWEST SIDE OF THE SOUTH RENTON INTERCHANGE. THE HIGHWAY AND INTERCHANGE ARE ELEVATED THRU THIS AREA OF RENTON WHICH PRODUCES A DEPRESSED ( BURIED ) PARCEL OF PROPERTY. THE BURIED AFFECT HAS BEEN NEGATED BY DESIGNING A VERITCAL STRUCTURE , SECODARLY BY PROVIDING PARKING UNDER THE BUILDING ( 12 VEHICLES ) WE HAVE UTILIZED THE SMALL SIZE AND SHAPE OF THE PROPERTY BY MAXIMIZING THE SPACE FOR PARKING AND VEHICLE CIRCULATION AS WELL AS PROVIDING GOOD PEDESTRIAN ACCESS. THE LOW LYING TOPOGRAPHY TOGETHER WITH THE NEAR SURFACE WATER TABLE MAKE EXCAVATION FOR AN UNDERGROUND PARKING GARAGE UNFEASABLE. THE EXISTING PROPERTY OWNERSHIPS AND SMALL PARCEL PLATING IN THE AREA DOES NOT LEND ITSELF TO LOW LYING WIDE EXPANSIVE BUILDINGS TRADITIONALLY TYPED WITH THE L-1 ZONING . (L ) IN DESIGNING A VERTICAL TYPE STRUCTURE FOR THE SUBJECT PROPERTY WE HAVE CREATED A GREATER APPEARANT OPEN FEELING TO THE SITE. THE LOT COVERAGE HAS BEEN REDUCED . THE SETBACKS FROM THE PUBLIC RIGHT OF WAY AND SIDE YARDS ARE INCREASED ENHANCING THE SURROUNDING PROPERTIES. ( 1 ) • CONTINUATION RE; VARIANCE REQUEST SHOHEN PARTNERSHIP LOTS 24 , 25 , 26,27 ( C) THIS SECTION OF THE ZONING CODE PROVIDES FOR AN INCREASED VERTICAL HEIGHT CONSIDERATION WITH REVIEW BY THE HEARING EXAMINER; THERFOR THE REQUEST IS CONSITANT WITH THE RIGHTS OF ALL THE SURRAOUNDING PROPERTIES AND DOES NOT CONSTITUTE A SPECIAL PRIVILEGE FOR THIS PROPERTY. (a') THE HEIGHT REQUEST IS NECESSARY TO ALLOW ADEQUATE CLEARANCE FOR THE STRUCTURAL, MECHANICAL SYSTEMS AND CUBIC SPACE FOR THE DESIGNED OCCUPANCY. TRULY YOURS HAROLD J . N D ARCHITEC OWNERS REP E NTATIVE HJN/HN • ( 2 ) "" 'NOT • MICROFILM ,.. 8,_ . \-4k;,, *2:-.., 1 1Ira'af ws' 3i _ Y - 11 i . r X,.At ` • .a.l+ 4'Cww .'• , ►' H 1 t A-Z I - •J.�- ,. „mod • Ir ,, 'J'- • } •P r. .wW\A i. _ 4 1. . . ; Ss � . ' ,r ,,' 4 Y' s 'i 4.. ' 'l .. : .( .� ' + ,i f. �R .I - i .j t 4 k t. . • ... 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