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,-~ ... • EXECUTIVE DEPARTMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
December 11, 2009
Carrie Olson, Engineering Specialist -CED
I." Cindy Moya, Records Management Specialist
r'/~~\ .
V Returned Recorded Documents:
Bill of Sale -#20090728000340
(Valley View Professional Development, LLC. -LUA-07-086)
The attached document has been recorded with King County and is being returned to
you. Please forward copies to parties of interest. The original will be retained by the City
Clerk's Office.
Thank you.
Attachment
cc: LUA-07-086
h:lcityclerklrecords specialist\correspondence & memos -cindy\recorded documents\bill of
sale -olson. doc
. -.. -'.
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, W A 98055
• •
BILL OF SALE! Proj Name: VAt..t..E:y' VI EW f'lZcf-Property Tax Parcel Numbe .. : 3"'2~,* III 09
Project File #: ~,;1 0105 Street Intersection: 1. '~O"oI .:::..-r Address: 3"0 -f :{q 0">1 C-,
Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ .
Grantor{s): Grantee{s): .
1. VA.1..\.fH \/IE'W 1"~.:ft:i5"""Al.. PI:~ft1M u.. 01. City of Renton, a Municipal CorporatIon
2. .
The Grantor, as named above, for, and'in consideration of mutual benefits, hereby grantS; bargains, seIls and delivers to the
Grantee, as named above, the fonowing described personal property:
WATER SYSTEM: ~ Size ~.
U}-'5,/-54 10 L.F. of G:, " (...1 Water Main
~4 L.F. of ¥::2 " c;..i Water Main
L.F. of " WatjMain . I each of t-, " Gate Valve, ( f I"
~ each of C, " Gate Valves
I each of Fire Hydrant Assemblies
SANITARY SEWER SYSTEM: !&ru@ Size ~
L.F. of " Sewer Main
L.F. of " Sewer Main
L.F. of " Sewer Main
each of " Diameter Manholes
each of " Diameter Manholes
each of " Lift Stations
STORM DRAINAGE SYSTEM: !&ru@ Size ~
L.F. of " Stonn Main
L.F. of " Storm Main
L.F. of " Storm Main
erlc:h of " Storm Inlet/Outlet
ea'.:;h of " Storm Catch Basin
each of " Manhole
STREET IMPROVMENTS: (Including Curb, Gutter, Side~al~, Asphalt Pavement)
Curb, Gutter, Sidewalk L.F.
Asphalt Pavement: .SY I?r L. F. of Width
STREET LIGHTING:
# of Poles ;)..oCA -oo!./-3
By this conveyance, Grantor will warrant and defend Ihc sale hereby made unto the Grantee against all and every person or persons.
whomsoever. lawfully claiming or to claim the same, This conveyance shall bind the heirs executors, administrators alld assigns fore,:er.
O:\Fonns\PBPW\BILLSALE2.DOC\bh Page I
• •
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this £! day of ~ 20s;iJ
/f~C/L-,
INDIVIDUAL FOR,U OFACKNOWLEDGMENT
Notary Seal must be within box STATE OF WASHINGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that
signed this instrument and
?cknowledged -it to be hislher/their free and voluntary acf for the uses and purposes
mentioned in the instrument
Notary Public in and for the State of Washington
Notary (Print)
My appointment expires:
Dated:
REPRESENTATIVE FORM OF ACKNOW/.EDGMENT
Notary Seal~~ffillithin box STATE OF WASHINGTON) 88 "", "I COUNTY OF KING ) ,,, "THO I" ~" \.. ".,~ '/ I certify that I know or have satisfactory evidence that ~ "",,'\\\\\11111 0 1,1. ].,(..'L Ckv\",o"" .... 4.tA. =-~.\ON t ... ~ ~ ~ signed this instrument, on oath -~ III. ~ = i.lJ:II O,AIfJo ~ " stated that helshe/they w;:tere ~torized to execute the instrument and
:0:)$0" -~ ~ acknowledged it as the -e """"""'-L" _ and (; . ~u .. ... ~ Z ~ of V .. I t.., Vn....-('>0+, ~.~ ee ihe fre<jand volb~~ act of such ... (.I::" -\ A"I"''' § ~ : ~~thl.~:~7i;::::;::d in the instrument. <.fI~ '1";)--
.A "'" 2.26-_~ " = At 'II ~... -;:; -"'<:-hlm~\"\'''' y...'\ -.~-
1'"'Ir:-\II.'~S ~ Notary Public in and for the State of Washington
Notary (Print) rs e.+\ 't J,.. _ ~ ..... S ""
Myappointmen,expires: ;l. ~'& 113
Dated: t> o..d O'f
CORPORA TE FORM OF ACKNOWLEDGMENT
Notary Seal must be within box STATE OF WASHINGTON) S8
COUNTY OF KING )
On this ___ day of . 20-, before me personally appeared
to me known to
he of the corporation that
executed the within instrument. and acknowledge the said instrument to be the free
and voluntary act and deed of said corporation, for the uses and purposes therein
mentioned, and each on oath stated that he/she was authorized to execute said
instrument and that the seal affixed is the corporate seal of said corporation.
Notary Public in and for the State of Washington
Notary (print)
My appointment expires:
Dated:
O:IFo""sIPBPWlBILLSALE2.DOC\bh Page 2
•
Return Addre$s:
Nelsdn Law Group PLLC
600 Stewart Street, suite 100
Sea.ttI~, WA Q13101
NATIVE TRAIL EASEMENT COVER SHEET
Document Title: NativeTraii Easement
Reference Number(s) of Documents assigned or released: NfA
Grantor; Valley View Professional D~velopment LLC
Grantee: The City of Renton
Abbreviated Legal Description: A portidn of Lot 4; city of Renton East Valley Medical Park,
Short Plat recorded August 15, 1978: under Recording No. 7808151009, being a portion df the
Southeast quarter of Sectidn.30, Township 23 North, Range 5 East, W.M., in King County,
Washington.
See page 4 of this document for fuillegal description.
Assessor's Prope.rty Tax Parcel Number: 3023059111
• •
TRAil EAsEMENT AGREEMENT
THIS AGREEMENT is made and entered into as of this J1.!.'Bay of &'fZ.vA1't '( , 2008
by and between Valley View Professional Development LLC (the "Grantor") and the City of
Renton, a municipal corporation ofthe State of Washington (the "Grantee").
Recitals
WHEREAS, Grantor is the owner of the real property ("Property"), the full legal description of
which is attached hereto as Exhibit A and incorporated herein by this reference; and
WHEREAS, Grantor wishes to grailt a non-exclusive easement for public trail u!!age ("Trail
Easemenf') upon and across the Property as described in Exhibit A and further shown by the
map and tables attached hereto <is Exhibit B; and
WHEREAS, Grantee wishes to accept the Trail Easement for the purpose of creating and
maintaining a hon-motorized public trail.
NOW THEREFORE, to provide for the conveyance of the Trail Easement herein described, the
parties agree as fOllows:
1. Grant of Easement. Grantor, for and in consideration of mutual benefits, conveys and
grants.to Grantee and the public a perpetual, non-exclusive non-motorized Trail easement over,
across, along, in, upon and under the easement area upon the terms and conditions hereinafter
set forth.
2. No Obstruction. Grantee and Grantor covenant that no structure or obstruction,
including fences, shall be erected over, upon or within the Trail Easement, and no trees, bushes
or other shrubbery shall be planted in the area of ground for which the Trail EaSement in favor
of Grantee aild the public has been provided herein.
3. Easement Construction, Repair and Maintenance, GranteeshaiJ have the right, but not
the obligation, at Grantee's own expense, to construct a pedestrianttail within the boundaries of
the Trail Easement. Grantee shall be responsible for all costs related to the repair and
maintenance of the Trail Easement, and shall have the right to enter the easement area at any
time to maintain the same. Grantee's responsibilities under this paragraph shall become
effective upon commencement of the Trail Easemenfs construction, and shall remain in effect
for the Trail Easement's duration.
4: ,Covenant Running with the Land. This easement and the, covenants herein shall be
covenants running with the land and shall be binding on the successors, neirs and assigns of
both parties hereto.
5: ~ Grantor warrants that the Grantor has good title to the above property and
warrants the Grantee title to and quiet enjoyment of the easement conveyed hereto.
2
--_._----
•
.2008
Grantor: Valley View Professional Development LLC
By:1iq<' &L-
I
Its: H1: H 16 'lz...
STATE OF WASHINGTON )
) 55.
COUNTY OF KING )
•
. On this l"t.j.l....day of:H.bV"I.\A. ... 'f. 2008. before me personally appeared 'R.~\!-c.h.. .. 6.""ta.y. the individual who executed the within and foregoing instrument. and
acknowledged the said instrument to be a' free' and voluntary act and deed tor the use and
purposes therein mentioned. and on oath stated ,that he/she is authorized to execute the said
instrument
Given under my hand and official sealoli the day and year first a/lovewritten,
-,
NOTARY UBLIC In and torthe State of
WaShington. residing at I<A-..:l w
Print Name: .-,'""e.""-'=.t..!.l~c;.' !-'L=-<., --'='~'=7"",,"---
My commission expires _-==~1..-__
3
•
EXHIBIT A
LEGAL DESCRIPTION OF NATNE TRAJLEASEMENr
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOI
FEBRUARY 19, 2008
•
A .15 FOOT WIDE TRAIL EASEMENT WITIilNTHAT .PORTION OF LOT 4, EAST
VALLEY MEDICAL PARK SHORT PLAT, FILED UNDER RECORDING NUMBER
7808151009, RECORDS OF KING COUNTY,WASHINGTON, LYING SOUTHERLY OF
THE FOLLOWING DESCRlBED LINE: .
. BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 4;
THENCE SOUTH 82'26'25" EAST 11.07 FEET ALONG THE NORTH LINE 01' SAID LOT 4;
THENCE SOUTH 30'30'47" EAST 67.13 FEET;
'fRENCE SOUTH 61 ~51 '56" EAST 6.80 FEET;
. THENCE SOUTH 49'47'00" EAST 71.63 FEET TO 'fi:m BEGINNING OF A ctJRVE
CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 100.00 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 22'07'20" A DISTANCE QF 38.61 FEET;
THENCE SOUTH 27'39'40" EAST 46.89 FEET;
THENCE SOUTH 33'22'14" EAST 16.05 FEET;
THENCE NORTH 84'4S'29"EAST i6.02FEET TO THEBEGlNNING OF A CURVE
CONCAVE TO THE SOUTH HAVING A RADIUS OF 100.00 FEET;
THENCE EASTERLY ALONG TIlE ARC OF SAID ctJRVE PASSING THROUGH A
CENTRAL ANGLE OF 25"26'09" A DISTANCE OF 44.39 FEET;
THENCE SOUTH 69'4il'2j" EAST 67.39 FEET;
THENCE SOUDI 57"12'46" EAST 46.00 FEET;
TIlENCESOlJTH 48'45'02" EAST 51;72 FEET;
THENCE SOUTH 56'09'27" EAST 34.70 FEET;
THENCE SOUTH 78'40'44" EAST 16.92 FEET;
THENCE SOUTH 81'33'14" EAST 25.45 FEET TO AN ANGLE POINT ON TIIE EASTERLY
LINE OF SAID LOT 4 AND THE BEGINNING OF A CURVE CONCAVE TO THE NORTH
HAVING ARADIUS OF 505.00 FEET;
THENCE EASTERLY ALONG TIlE ARC OF SAID CURVE PASSING THROUGHA
CENTRAL ANGLE OF 6'44'IO"ADISTANCEOF 59.37 FEET TO AN ANGLE POINT IN
TIlE EASTERLY LINE OF SAID LOT 4;
THENCE SOUTH 00'49'34" WEST 6'1.40 FEET ALoNG TIIE EAStilRL Y LINE OF SAID LOT 4; .
~ P·C· E 401DLake Washington Blvd NE, Sulte'30D
PETERSON Kirkland, WA 98033
ig~1WI~l (425) 827-5874 I (425) 822~?216'
N:\ProjectsIORBXOOOlISVlLEGAL DESCRlPTlONSITRAIL ESMT Moe
.----------------------------------
'r • •
EXHIBlTA
THENCE SOUI1l54°52'IO" EAST 312.00 ,FEET MORE OR LEss ALONG THE NORTH
LINE OF SAID LOT 4 TO nm WESTERLY MARGIN OF TALBOT ROAD SOUTH AND
THE TERMINATION OFTIIISLINE DESCRlPTION. '
SITUATE IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 30,
TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. IN THE CITY OF RENTON; KING
COUNTY, WASHINGTON. '
~, P:-t. E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
~~~1~l,TH~ (425) 827-5874 I (425) 822,-7216
N:\Projects\ORBXOOO[\SV\LEGAL DESCRIPTIONS\TRAIL IlSMT 2,do;;
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EXHIBIT B
-----1 I r --:::. TALBCiTR"OAOS --
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KCSP LOT I I,,? I llIl I KCSp LOT 3
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L14
POINT OF BEGINNING ~'~~------~--~
S. 30, T. 23 N., R. 5 E., W.M.
NATIVE TRAIL EASEMENT
EXHIBIT
4010 Lake Washlngion Bivd: NE,
Suite 300, Kirkland, WA 98033
www.pceclvll.com
(425) 827·5874 Tel
(426) 822·7216 Fax
DWN.BY.·
DPH
CHKD. BY.'
MGM
DATE: JOBNO,
2/19/08 OR8XOO01
SCALE:
NTS PAGEt
• •
EXHIBIT B
LINE TABLE
LINE LENGTH BEARING
L1 ;1.07' 582'26'25"£
L2 67,13' 530'30' 47"£
L3 6.80' 561'51'56"£
L4 71.63' 549'47'00"[ ~
L5 46,89' 527'39'40"£
L6 16.05' 533'22'14"£
L7 16.02' N84'45'Z9"E
L8 67:39' 569'48'23"E'
L9 46.00' 557,2'46"£
Ll0 51.72' 548'45'02"£
L11 34.70' 556'09'27"E
L12 16.92' 578'40'44"E
L13 25A5' 581'33'14~E
L14 67;40' 500'49'34"W
CURVE TABLE
CURVE LENGTH RADIUS DELTA
Cl 38.6" 100,00' 22'07'20"
C2 44.39' 100.00' 25'26'09"
C3 59.37' 505.00' 6'44'10"
NA TIVE TRAIL EASEMENT
S; 30; r. 23 N., R. 5 E., W:M. EXHIBIT
4010 lake Washington Blvd, NE, aWN.BY.-DATE: JOBNO. ~ Suite 300, Kirkland, WA 98033 DPH 2/19/08 ORBXOOO1
,www.pceclvll.com CHKD.BY: SCALE: PETE SON (425) 827-5874 Tel
CO~SU~TING (425) 822-7216 Fax MGM NTS PAGE 2
I! N IN E R,I-
• ADMINISTRATIVE AND
JUDICIAL SERVICES
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
August 20, 2009
Carrie Olson, CED -Development Services
Cindy Moya, Records Management Specialist
L)'N'Returned Recorded Documents:
Water Utility Easement -Recording #: 20090519000822
(Valley View Professional Development, llC.)
The attached document has been recorded with King County and is being returned to
you. Please forward copies to parties of interest. The original will be retained by the City
Clerk's Office.
Thank you.
Attachment
cc: Bob MacOnie, PW-Utilities
LUA-07-086
h:lcityc\erklrecords specialist\correspondence & memos -cindy\recorded documents\easement
-olson. doc
-'
Return Address:
City Clerk's Office
City of Renton
1055 SouthGrady Way
Renton, W A 98057
•
WATER UTILITY EASEMENT
Project File #: U)-3f~';
•
Property Tax Parcel Number: ·3023059111
Street Intersection or Project Name:
Reference Number{s) of Documents assigned or released: Additional reference numbers are on page __ .
Grantor{s}: ._ Grantee{s):
• __ " • __ •. , • _ .' ••. " ,."~,,'~_~. "..t,.t."",..r.,_,~ •• ' I. VALLEY V[EW PROFESSIONAL. DEVELOPMENT LLC ! I. City of Renton, a Municipal C9rporation
2. _.---_ .. _ ... _ ... -
The Grantor(s), as named above, for and in consideration of and other valuable consideration, do
by these presents, grant, bargain, sell. convey, and warrant unto the above named Grantee, its successors and assigns, an
easement fOT public water line with necessary appurtenances over, under, through, across and upon the following described
property (the right~of-way) in King County, Washington, more particularly described as follows:
• ,
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 30,TOWNSHIP 23 NORTH
,', '" RANGE 5 EAST, W1LLAMETTE MERIDIAN, IN THE CITY OF RENTON, KING COUNTY
WASHINGTON. ' ..
. . .. ..
EXC~' '~"'AED r Vu,,1i J p.. \!~on
By, c--,J ;;> DeIlUtv
1 /. ------
., ---...... , --._-_ .. -
SEE ATTACHED EXIllBIT "A"
..
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J..eocr -OCJ 31
Page I
i
• •
For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and
maintaining Water Line utilities and utility pipelines, together with the right of ingress and egress lliereto without
prior institution of any suit or proceedings of law and without incmring any legal obligation or liability therefor.
Following the initial construction of its facilities, Grantee may from time to time construct such additional
facilities as it may require. This easement is granted subject to the following terms and conditions:
I. The Grantee shali, upon completion of any work within the property covered by the easement, restore the surface of
the easement, and any private improvements disturbed or destroyed during execution of the work, as nearly as
practicable to the condition they were in immediately before commencement of the work or entry by the Grantee.
2. Grantor shan retain the right to use the surface afthe easement as long as such use does not interfere with the easement
rights granted to the Grantee.
Grantor shali not, however, have the right to:
a. Erect or 'maintain-any buildings or structures within the easement; or
b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the
utilities to be placed within the easement by the Grantee; or
c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to
the Grantee of res taring the easement area and any private improvements therein.
d. Dig. tunnel or perform other forms of construction activities on the property which would disturb the
compaction or unearth Grantee's facilities on the right~of~way. or endanger the lateral support facilities.
e. Blast within fifteen (15) feet of the right-of-way.
This easement shall run with the land described herein, and shall be binding upon the parties, their heirs,
successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and
that they have a good and lawful right to execute this agreement.
By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every
person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs,
executors, administrators and assigns forever.
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this 1..~ day of A(f?IL. 20~.
/ ~cJ
Notary Seal must be within box
,
INDlVIDUAL FORM OF ACKNOWLEDGMENT
STATE OF WASHINGTON )SS
COUNTY OF KING )
1 certify that I know or have satisfactory evidence that ________ _
-,_-:--:--:-."..,-:--:--:-;:_,,--:--::-_-;--:-__ signed this instrwnent and
acknowledged it to be hislher/their free and voluntary act for the uses and purposes
mentioned in the instrument
Notary Public in and for the State of Washington
Notary (Print} ____________ _
My appointment expires: ____________ _
Dated:
Page 2
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--------------
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[<09/19/200~U;aureen Nicolay -Fwd: Valley View Trail Easement
From:
To:
Date:
Subject:
Attachments:
•
Laureen Nicolay
Betlach, Leslie; McFarland, Karen
09/19/2008 12:08 PM
Fwd: Valley View Trail Easement
Native Trail Easement.pdf
Hello Leslie and Karen,
•
Attached is a recorded copy of the trail easement. Hopefully, it meets your needs. However, if it does not, I think the
customer would be open to changing it if they could also omit the part of Section 2 that prohibits obstruction overthe
easement? Seems they would like to build a pedestrian suspension brtdge that would cross over the trail at about 30 feet
up to connect the new office building to Valley Medical Center. Let me know if you would be open to changes to the
easement that would allow a suspension brtdge to cross the easement. Thank you, Laureen
Laureen Nicolay, Senior Planner
City of Renton Development Services
1055 South Grady Way
Renton WA 98057
Phone: (425) 430-7294
Fax: (425) 430-7231
Inicolay@ci,renton,wa,us
»> "Rick Charbonneau" <rickc@orbarchitects.com> 09/15/2008 1:23 PM »>
Laureen,
I had missed the language about "no structure over" in the Trail Easement,
see page 2 item 2.
can we have the language changed so this brtdge will be allowed?
The photo below is the concept
<http://www.enwood.comlimageslwoodbrtdgeslaarchIArchPedbig.jP9>
htto:!Iwww.enwood.comlimageslwood bridgeslaarchlArchPed.jpg
Regards,
Rick Charbonneau
o.r.b architects
607 SW Grady Way, Suite 210
Renton, WA 98057
(t) 425.226.3522
(f) 425.226.9115
Page 11
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Return Address:
Nelson Law Group PLLC
600 Stewart Street, Suite 100
Seattle, WA 98101
NATIVE TRAIL EASEMENT COVER SHEET
Document Title: Native Trail Easement
Reference Number(s) of Documents assigned or released: N/A
Grantor: Valley View Professional Development LLC
Grantee: The City of Renton
I II I I
00001
48.00
Abbreviated Legal Description: A portion of Lot 4, City of Renton East Valley Medical Park,
Short Plat recorded August 15, 1978, under Recording No. 7808151009, being a portion of the
Southeast quarter of Section 30, Township 23 North, Range 5 East, W.M., in King County,
Washington.
See page 4 of this document for full legal description.
Assessor's Property Tax Parcel Number: 3023059111
EXCISE TAX NOT REQUIRED
B· ,I. ,Deputy ~R-" ~~ ~ TI:ffiin l.) 'F·~\ .. ;v'\;\L
• •
TRAIL IOASEMENT AGREEMENT
THI$ AGREEMENT is made and entered into as of this Ji.!.'tay offt;-f'f'-JA'rt t , 2008
by and between Valley View Professional Development LLC (the "Grantor") and the City of
Renton, a municipal corporation of the State of Washington (the "Grantee").
Recitals
WHEREAS, Grantor is the owner of the real property ("Property"), the full legal description of
which is attached hereto as Exhibit A and incorporated herein by this reference; and
WHEREAS, Grantor wishes to grant a non-exclusive easement for public trail usage ("Trail
Easement") upon and across the Property as described in Exhibit A .and further shown by the
map and tables attached hereto as Exhibit 8; and
WHEREAS, Grantee wishes to accept the Trail Easement for the purpose of creating and
maintaining a non-motorized public trail.
NOW THEREFORE, to provide for the conveyance of the Trail Easement herein described, the
parties agree as follows: .
1. Grant of Easement. Grantor, for and in consideration of mutual benefits, conveys and
grants to Grantee and the public a perpetual, non-exclusive non-motorized Trail easement over,
across, along, in, upon and under the easement area upon the terms and conditions hereinafter
set forth.
2. No Obstruction. Grantee. and Grantor covenant that no structure or obstruction,
including fences, shall be erected over, upon or within the Trail Easement, and no trees, bushes
or other shrubbery shall be planted in the area of ground for which the Trail Easement in favor
of Grantee and the public has been provided herein.
3. Easement Construction. Repair and Maintenance. .Grantee shall have the right, but not
the obligation, at Grantee's own expense, to construct a pedestrian· trail within the boundaries of
the Trail Easement. Grantee shall be responsible for all costs related to the repair and
maintenance of the Trail Easement, and shall have the right to enter the easement area at any
time to maintain the same. Grantee's responsibilities under this paragraph shall become
effective upon commencement of the Trail Easement's construction, and shall remain in effect
for the Trail Easement's duration.
4. Covenant Running with the Land. This easement and the covenants herein shall be
covenants running with the land and shall be binding on the successors, heirs and assigns of
both parties hereto.
5. Title. Grantor warrants that the Grantor has good title to the above property and
warrants the Grantee title to and quiet enjoyment of the easement conveyed hereto.
2
----------------
•
-nl
DATED this K of ntfZ-, .. wfl ,( .2008
Grantor: Valley View Professional Development LLC
sy:1Z..."c' &L-
I
Its: H~H ~(f;1?=
STATE OF WASHINGTON )
) 55.
COUNTY OF KING )
•
On this \"\~ day of :K.b.,.w;.,,,'f 2008, before me personally appeared
"R.,,,\;,,, Lh.,.,6. .. " .... y. the individual who executed the within and foregoing instrument. and
acknowledged the saidil)strument to be a free and voluntary act and deed for the use and
purposes therein mentioned. and on oath stated that he/she is authorized to execute the said
instrument.
Given under my hand and official seal on the day and year first above written.
Washington. residing at _1<\;::;;:._;=:l"-l..!:uJ~,----__
Print Name: ..J'B~':.!l.\.I.~I..!::...!.'----Lq.lI..!D,.i..!.:~ __
My commission expires _.=!.=~L... __
3
•
EXHIBIT A
LEGAL DESCRIPTION OF NATIVE TRAIL EASEMENT
ACRO:,!STAX LOT NUMBER 3023059111
ORBXOOOI
FEBRUARY 19, 2008
•
A 15 FOOT WIDE TRAIL EASEMENT WITHIN THAT PORTION OF LOT 4, EAST
VALLEY MEDICAL PARK SHORT PLAT, FILED UNDER RECORDING NuMBER
7808151009, RECORDS OF KING COUNTY, WASHINGTON, LYING sourt-lERL Y OF
THE,FOLLOWING DESCRIBEDHNE: .
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 4;
THENCE SOUTH 82°26'25" EAST ,11.07 FEET ALONG THE NORTH LINE OF SAID LOT 4;
THENCE SOUTH 30°30'47" EAST 67.13 FEET;
THENCE SOUTH 61 °51 '56" EAST 6.80 FEET;
THENCE SOUTH 49°47'00" EAST 71.63 FEET TO THE BEGINNING OF A CURVE
CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 1 00.00 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 22°07'20" A DISTANCE QF 38.61 FEET;
THENCE SOUTH 27°39'40" EAST 46.89 FEET;
THENCE SOUTH 33°22'14" EAST 16.05 FEET;
Tl:IENCE NORTH 84°45'29" EAST 16.02 FEET TO THE BEGINNING OF A CURVE
CONCAVE TO THE SOUTH HAVING A RADIDS OF 100.00 FEET;
THENCE EASTERLY ALONG THE.ARCOF SAID CURVE PASSING THROUGH.A
CENTRAL ANGLE OF 25°26'09" A DISTANCE OF 44.39 FEET;
THENCE SOUTH 69°48'23" EAST 67.39 FEET;
THENCE SOUTII 57° 12'46" EAST 46.00 FEET;
THENCE SOUTH 48°45'02" EAST 51.72 FEET;
THENCE SOUTH 56°09'27" EAST 34.70 FEET;
THENCE SOUTH 78°40'44" EAST 16;92 FEET;
THENCE SOUTH 81 °33' 14" EAST 25.45 FEET TO AN ANGLTIPOINT ON THE EASTERl.Y
LlNE OF SAID LOT 4 AND THE BEGINNING OF A CURVE CONCAVE TO THE NORTH
HAVING A RADIUS OF 505.00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 6°44'10"A DISTANCE OF 59.37 FEET TO AN ANGLE POINT IN
THE EASTERLY LINE OF SAID LOT 4;
THENCE SOUTH 00°49'34" WEST 67.40 FEET ALONG THE EASTERLY LINE OF SAID
LOT 4;
~ p.c:. E 4010 Lake Washington Blvd NE, Suite'300
PETERSON Kirkland, WA9,8033
1~~1~L.'~~g (425) 827-5874 I (425) 822-7216'
N:lProjectsIORRXOOO\ISVlLEGAL DESCRIPTIONSITRAIL ESMT 2.doc
.,
• •
EXHIBIT A
THENCE SOUTIl 54°52'10" EAST 312.00 FEET MORE OR LESS ALONG THE NORTIl
LINE OF SAID LOT 4 TO THE WESTERLY MARGIN OF TALBOT ROAD SOUTH AND
THE TERMINATION OF TIllS LINE DESCRIPTION.
SITUATE IN THE SOUTH HALF OF 'I'HESOUTHEAST QUARTER OF SECTION 30, ..
TOWNSHIP 23 NORTIl, RANGE 5 EAST, W.M. IN THE CITY OF RENTON, KING
COUNl'Y, WASHINGTON. .
~ p.-t .. E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
1~~\~','i~i (42S) 827-5874 I (425) 822-7216
N:IProjectsIORBXOOOllSV\LEGAL DESCRIPTIONSITRAIL ESMT 2.doc
• •
EXHIBIT B
-----1./ r --~~O!ROAOS. --_
I,.: I ---7'""-_.
10 I :r
1'1;; I I
I~ I KCSP LOT 1 I III KCSP LOT 3
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----1 --\ \
I KCSP LOT 2 L14
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1111
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1111
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~~ ___ P_O_1N~T_O~F~B~EG~I~N~N:1N~G~ ____________ ~
S. 30, T. 23 N" R, 5 E., W.M.
4010 Lake Washington Blvd. NE,
Suite 300, Kirkland, WA 98033
www.pceclvll.com
(425) 827·5874Tel
(425) 822·7216 Fax
NATIVE TRAIL EASEMENT
EXHIBIT
OWN, BY:
OPH
CHKD. BY:
MGM
DATE:
2/19/08
SCALE:
NTS
JOB NO
ORBXOOOI
PAGE 1
• •
EXHIBIT B
LINE TABLE
LINE LENGTH BEARING
Ll 11.07' 582'26'25"E
L2 67.13' 530'30'47"E
L3 6.80' 561'51'56"E
L4 71.63' 549'47'OO"E
L5 46,89' 527'39' 40"E
L6 16.05' 533'22'14"E
L7 16.02' N84'45'29"E
L8 67.39' 569'48'23"E
L9 46.00' 55712'46"E
L10 51.72' 548'45'02"E
Ll1 34.70' 556'09'27"E
L12 16.92' 578'40' 44"E
L13 25.45' 581'33'14"E
L14 67AO' 500'49'34"W
CURVE TABLE
CURVE LENGTH RADIUS DELTA
Cl 38.61' 100.00' 22'07'20"
C2 44.39' 100.00' 25'26'09"
C3 59.37' 505.00' 6'44'10"
NATIVE TRAIL EASEMENT
S. 30, T. 23 N .. R. 5 E., W.M. EXHIBIT
~ 4010 Lake Washington Blvd. NE, OWN. BY: DATE: JOB NO.
5ulte 300, Kirkland, WA 98033 DPH 2/19/08 OR8XOO01
www.pcecivll.com CHKO. BY: SCALE: PETERSON (425) 827-5874 Tel PAGE 2 CONSULTING (425) 822-7216 Fax MGM NTS INGIN!eRS
,----------------------------------------------,--, ---_. ,----
, Jennifer Henning~ ~~~:y"a~ey View LeQ~!.rip!i~~S
From:
To:
Date:
Subject:
Leslie Betlach
Jan lilian
09/08/20084:08:46 PM
Fwd: Valley View Legal Descriptions
Hi Jan, here is one of many e-mails, Larry Warren first approved the easement back in January
contingent upon Parks approval (which it did not meet) A series of e-mails followed to revise the
language, The developer was OK with providing an easement. Would like an update this week if
possible as I will be going to Council in 2 weeks to talk about a potential acquisition which would tie into
this easement eventually,
Thanks, Leslie
» Karen McFarland 2/13/2008 12:58 PM >>>
Hi Geoff,
Staff has reviewed the legal descriptions on the above referenced project and have the following sets of
comments:
NATIVE GROWTH PROTECTION EASEMENT:
-=~~age]l
-We would like to see "In the City of Renton" added to the caption's Indexing language.
Specifically, we ask that the Indexing information in the first paragraph of the legal description be
changed as follows:
"in Section 30, Township 23 North, Range 5 East, W.M., in the City of Rentori; King County, Washington"
,Please make sure that the exhibits conform to King County's Standard Formatting Requirements.
Specifically, staff notes that each exhibit must have a 1" margin on all sides.
TRAIL EASEMENT:
-The proposed legal does not correspond to Park's staff request. Based on discussions with the
City's Parks Department staff, Technical Services staff proposes that the caption be changed to
the following:
"A 15-foot wide trail easement within that portion of Lot 4. East Valley Medical Park Short Plat. filed under
Recording Number 7808151009, Records of King County, Washington, lying southerly of the following
described line:"
-We also ask that indexing information be included at the end of the full legal description. We
would suggest the following:
"Situate in the South Half of the Southeast Quarter of Section 30, Township 23 North, Range 5 East,
W,M., in the City of Renton, King County, Washington."
-Please remove all text noted In the attachments.
-Please make sure that the exhibits conform to King County's Standard Formatting Requirements.
Specifically, staff notes that each exhibit must have a 1" margin on all sides.
If you have any questions, please contact me.
Sincerely,
Jennifer Hen~inJL"~wd: Va~~ View Legal .riPtions
Karen McFarland
City of Renton
PBPWI Utility Systems Divl Tech. Svcs.
425.430.7209 (voice)
425.430.7241 (fax)
kmcfarland@ci.renton.wa.us
»> Leslie Betlach Tuesday, February 12, 2008 12:39 PM »>
Hi Geoff,
~--.--~-.-
I spoke with Karen McFarland from Technical Services this afternoon and she is preparing a response.
She will be able to provide more information and can be contacted at 425-430-7209.
Thanks, Leslie
Leslie A Betlach
Parks Director
City of Renton
1055 South Grady Way
Renton, WA 98057
425-430-6619
Ibetlach@ci.renton.wa.us
»> "Geoff Anderson" <geoffa@orbarchitects.com>2/11/2008 10:16:20 AM >>>
Leslie -
Thank you for following up on this easement issue. I understand that you
are busy with your move so any attention you can give this at your meeting
this afternoon is greatly appreciated. We are hoping to avoid any delays to
our building permit as a result.
. Attached you will find the most recent information for your review.
Geoff E. Anderson, AlA
Principal, LEEDT AP
ORB architects
607 SW Grady Way, Suite 210
Renton, WA 98057
(t) 425.226.3522
(f) 425.226.9115
geoffa@orbarchitects.com
-----Original Message-----
From: Rick Charbonneau !mailto:rickc@orbarchitects.coml
Sent: Thursday, January 31, 2008 12:34 PM
To: geoffa@orbarchitects.com
Subject: FW: LUA 07-086 Valley View Easements
Geoff,
Hopefully you can get this thru.
Here is our last revision to the trail easement and native growth easement.
Leslie Betlach is the same P&R person who had us make the revision.
She last talked directly with our surveyor per memo below.
,
Page ~ j
Email received 11/30107
Rick,
I talked to Leslie Betlock with the City of Renton yesterday and tried to
clarify the description. She is still not satisfied with the legal
description so I have revised it to hopefully make it clearer.
Attached is the revised legal description and exhibit, please review it and
let me know if it still unclear or confusing. Do you want me to email Leslie
a copy as well? If so I will need her email address.
Denise Holcomb, P.L.S.
Peterson Consulting Engineers
4010 Lake Washington Blvd. NE, Suite 300 Kirkland, WA 98033
(425) 827-58741 fax (425) 822-7216
www.pcecivil.com
-----Original Message-----
From: Rick Charbonneau [mailto:rickc@orbarchitects.coml
Sent: Thursday, December 13, 200710:11 AM
To: 'Elizabeth Higgins'
Cc: 'josh@nelsonlawgroup.com'; 'geoffa@orbarchitects.com'
Subject: LUA 07-086 Valley View Easements
Elizabeth,
Please find attached our revisions to the two easement agreements as
requested by the City attorney.
Also note the trail easement legal description has been changed (clarified)
as requested by the Parks Department.
Regards,
Rick Charbonneau
o.r.b architects
607 SW Grady Way, Suite 210
Renton, WA 98057
(t) 425.226.3522
(f) 425.226.9115
-----Original Message-----
From: Elizabeth Higgins [mailto:Ehiggins@ci.renton.wa.usl
Sent: Tuesday, December 11,20074:10 PM
To: Rick Charbonneau
Subject: Valley View Legal Description
Property Services has responded to my inquiry by reporting that their
comments are being reviewed by the Division supervisor and will be
forthcoming as soon as he has completed his review.
Elizabeth Higgins, AICP
Senior Planner Development Services
Renton City Hall, Sixth Floor
1055 South Grady Way
Renton Washington 98057
(t)425-430-7382 (f)425-430-7300
I
i
•
EXHIBIT A
LEGALDESCRlPTION OF NATIVE TRAIL EASEMENT
ACROSS TAX LOT NUMBER 3023059111 OJ.U3xooo 1 .... .
NOVEMBER 30, 2007
•
TIIAT PORTION OF LOT 4, EAST VALLEY MEDICAL PARK SHORT PLAT,FlLED
UNDERRECORDING NuMBER 7808151009;imcoRns OF KING COuNrY,
W ASfiINGTO~, SITUJI,TElN THE s9UTHHALF OF THE SOUT~HEAST QUARTER OF
SECTION 30, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. IN· G COUNTY, .
WASHINGTON, DESCRIBED AS FOLLOWS,.
, .
A 15 FOOT wIDE EASEMENT FOR TRAIL PURPOSES WITHIN THE ABOVE
DESCRIBEDP ARCEL AND LYING sOUlmRi Y OF THE FOLLOWING DESCRIBED
LINE: • .
BEG1NNlNG AT THE NORTHWEST CORNER OF SAID LOT 4;
THENCE SOUTH 82'26'25" EAST 11.07 FEET ALONG THE NORTH LINE OF SAID LOT 4;
THENCE SOUTH 30'30'47" EAST 67.13 FEET;
THENCE SOUTH 61 '51 '56" EAST 6,80 FEET;
THENCE SOUl'H 49'47'00" EAST 71.63 FEET TO THE BEGINNING OF A CURVE
CONCAVE TO THE SOUTHWEST HAVING A RADIDS OF 100,00 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 22'07'20" A DISTANCE OF 38,61 FEET;
THENCE SOUTH 27'39'40" EAST 46,89 FEET;
THENCE SOUTH 33'22'14" EAST 16.05 FEET;
THENCE NORTH 84'45'29" EAST 16,02 FEET TO THE BEG1NNlNG OF A CURVE
CONCAVE TO THE SOUTH HAVING A RADIDS OF 100,00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSINGTHROUGHA
CENTRAL ANGLE OF 25'26'09" A DISTANCE OF 44.39 FEET;
THENCE SOUTH 69'48'23" EAST 67.39 FEET;
THENCE SOUTH 57'12'46" EAST 46.00 FEET;
THENCE S'OUTH 48°45'02" EAST 51.72 FEET;
THENCE SOUTH 56'09'27" EAST 34,70 FEET;
THENCE SOUTH 78°40'44" EAST 16,92 FEET;
THENCE SOUTH 81"33'14" EAST 25.45 FEET TO AN ANGLE POINT ON THE EASTERLY
LINE OF SAID LOT 4 AND THE BEG1NNlNG OF A CURVE CONCAVE TO THE NORTH
HAVING A·RADIDS OF 505,72 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 00'51'00" A DISTANCE OF 7.50 FEET TOA-4'8IN'f fn:'·~·,,..p
WREP;' ITER lWFl3R£i3 'fO h9 P8IPR'2\:', r uWUU'J '-
11lENCE CONT1NUlNG ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 05'52'35" A DISTANCE OF 51.87 FEET TO AN ANGLE POINT IN
THE EASTERLY LINE OF SAID LOT 4;
~ p. C· E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
~~~\~L,Td~~ (425) 827·5874 I (425) 822·7216
N:\PrejectsIORBXOOOl\SV\LEGAL DESCRIPTIONSITRAIL ESMT 2.dec
•
TIffiNCE soUTH 00°49'34" WEST 67.40 FEET ALONG THE EASTERLY LINE,OF SAID L9 T4; .. '. . . ' .. ,' ... ,'... . . ,
TI¢NCESOUTH 54°57 'lq" EA~T3I2,9~~~ET MoR,E ()11 LES~f\LOJ:1q TFr;E ~0:R'I'H .'
~INE ()F SAID LOT 4 TO 'THE. WIlSTElt(XNf~GlN OF 'fALI30T.ROAD SOUTH »ro. iil.'ETERMrNAl1oNoJ.lTHrsflNE.DESCRlPTION. • . ' .. ". ".,.',
T~1EMENTB'" '
~ , P-t. E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
i~~1~L,rI~~ (425) 827-5874 I (425) 822-7216
N:lProjectsIORBXOOOllSV\LEGAL DESCRIPTIONSITRAIL ESMT 2,doc
•
UNE
L1
L2
L3
l4
LS
L6
L7
L8
L9
L10
L11
L12
L13
L14
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C2
C3
C4
S, 30, T. 23 N" R, 5 E., WM.
LI N E, J,A.BI.,E
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,11.07:.':' 582'26'25"E
.67.13'·" 530'30' 47"E
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;67,39" 569'48'23"E
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CURVE TAsLE
LENGTH. RADIUS DELTA
38.61' 100,'00' 22'07'20"
44.39' 100.00' 2S'26'09"
7,SO' SOS,72' O'S1'OO"
S1.87' SOS,72' 5'S7' ,lS"
• o£ Q$1 ~,>
DPH
NA TlVE TRAIL EASEMENT
EXHIBIT
DATE: JOB
11/30/07 OR8XOOOI
4010 lake Washington Blvd, NE,
Suite 300, Kirkland, WA 98033
www.pceclvil.com
(425) 827-5874 Tel CHKD, BY: SCALE.'
(425) 822-7216 Fax MGM 1" = lOa' PAGE 2
l'
• • -'"""" -~
'EXHIBITA
r;EGALDESGRIPTION9fNATIvE GROWTH PRoTEciUoN EASEMENT
AcRoss TAX LOT NuMBER 3023059111 .. 91W)(;9.()Ql .. ' .. .... . •.
NOVEli1l3"E:R 5, 2007
", :'
. .' . , . l
THA: .. ' ••... 1' ... PO .. R.' TION O. F. L.OT.,,· ... 4.:.· .. ,.,EAS .. T .. ' V. ALLEY MED~CAL.P .... ',hRK ...... ~.J .• I.O .... R.T.'. p .... LAT, FIL. ED '~'. ~: \ ". UNDERRECORDINGNSMBER7808151009,RECORDS.OFKINGCOUNTY, '&J .
SECTION 30, TOWNSHIP 23 NORTIl, RANGE 5 EAST, W.M.IN ' G COUNTY, '. WA. SlIIN ..... GTON,SITu ..• AT.:E .. iNTI ... lllSOUTHHALFOF. THE." .SOUTHE.,.·~ ... A .. ·.ST.QUARTEROF. ~. ';
WASHiNGTON, LYlNG.SptJrH OF THE FOLLOWING DESCRiB .' . . .
. . . .
CqMMENCiNG AT 'fHE:NOR~ST CORNER OF S@LOT4;
THENCE SOUTH 82°26'2?"EAST 1 1.07 FEET ALONG THE NORTIlLINE OF SAIDW!' 4
TO THE TRUE POINT OFBEGINNING; ".' '.
T.l3ENCE SOUTII 'Ja030'4'i'; EAST 67.13 FEET;
THENCE SOUTIl 61 0 51'5f'EAsT 6.80 FEh!;
TIiENCE SOUTIl 49°47'OQ~' EA~T 71,63 FEET TO THE BEGINNING .OF A CURVE
CONCAVE TO THE SOUTHWESTHAVlNG A RADIUS OF 100.00 FEET;
TlIENCE SOUTHEASTERLY AiONG THE ARC OF SAID cuRvE PASSING THROUGH A
CENTRAL ANGLE OF 22°07'20" A DISTANCE OF 38.61 FEET;
11'lENCE SOUTH 27°39'40" EAST 46.89 FEET;
THENCE SOUTH 33OZ2'14" EAST 16.05 FEET;
THENCE NORTIl 84°45'29" EAST 16.02 FEET TO THE BEGINNING OF A CURVE
CONCAVE TO TIIE souTH HA '\lING A RADIUS OF 100,00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 25'26'09" A DISTANCE OF 4439 FEET;
THENCE SOUTH 69°48'23" EAST 67.39 FEET;
THENCE SOUTH 57°12'46" EAST 46,00 FEET;
THENCE SOUTIl 48°45'02" EAST 51.72 FEET;
liIENCE SOUTH 56°09'27" EAST 34.70 FEET;
TI-IENCE SOUTH W40'44" EAST 16,92 FEET;
THENCE SOUTH 81 °33' 14" EAST 25,45 FEET TO AN ANGLE POINT ON THE EASTERLY
MARGIN OF SAID LOT 4 L YlNG SOUTH 07°33 '35" WEST 247 FEET MORE OR LESS
FROM TIlE NORTHEAST CORNER OF SAID LOT 4 AND THE TERMINATION OF THIS
DESCRIPTION.
~ p. C'IE 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
i~~1~W~j (425) 827-5874 I (425) 822-7216
N:IProjectsIORBXOOOI ISV\LEGAL DESCRIPTIONSINGPA ESMT I.doc
. ".;
J. Carlos Santuario
411 S 36th Street
Renton, WA 98055
tel: (425) 445-5596
(party of record)
Bonnie Victor
400 S 37th Street
Renton, WA 98055
tel: (425) 226-9194
(party of record)
Edna M. Remy
408 S 37th Street
Renton, WA 98055
tel: (425) 271-2543
(party of record)
Updated: 09/21/07
PARTIES OF RECORD
VALLEY VIEW PROF OFFICE
LUA07-086, SA-H, ECF
Dr. Daniel O'Brien
400 S 38th Court
Renton, WA 98055
tel: (425) 255-6008
(party of record)
Stephanie Ryan
404 S 37th Street
Renton, WA 98055
(party of record)
Victoria Lerner
3510 Shattuck Avenue S
Renton, WA 98055
tel: (425) 227-7918
(party of record)
Binh Nguyen
Valley View Professional
Development, LLC
607 SW Grady Way ste: #210
Renton, WA 98057
tel: (425) 226-3522
eml: binhn@orbarchitects.com
(owner / applicant / contact)
(Page 1 of 1)
..
•
----------------------
• • WA07-0gfp
1I1111U I 2r1JrlJ°"'~·~1000002
Return Address:
Nelson Law Group PLLC
600 Stewart Street, Suite 100
Seattle, WA 98101
46.00
NATIVE GROWTH PROTECTION EASEMENT COVER SHEET
Document Title: Native Growth Protection Easement
Reference Number(s) of Documents assigned or released: N/A
Grantor: Valley View Professional Development LLC
Grantee: The City of Renton
Abbreviated Legal Description: A portion of Lot 4, City of Renton East Valley Medical Park,
Short Plat recorded August 15, 1978, under Recording No. 7808151009, being a portion of the
Southeast quarter of Section 30, Township 23 North, Range 5 East, W.M., in King County,
Washington.
See page 4 of this document for full legal description.
Assessor's Property Tax Parcel Number: 3023059111
ClnQfl;&lon
RECE1VeD
r·tB 22_
EXCISE TAX NOT REQUlRED
~1~rdS
By ~!y+\~ F"~\?-
• •
NATIVE GROWTH PROTECTION EASEMENT AGREEMENT
THIS AGREEMENT is made and entered into as of this d!!day of ff61!-vny ,2008
by and between Valley View Professional Developmentt:IC (the "Grantor") and the City of
Renton, a municipal corporation of the State of Washington (the "Grantee").
Recitals
WHEREAS, Grantor is the owner of the real property ("Property"), the full legal description of
which is attached hereto as Exhibit A and incorporated herein by this reference; and
WHEREAS, Grantor wishes to grant a non-exclusive easement for native growth protection
("NGPE") upon and across the Property as described in Exhibit A and further shown by the map
and tables attached hereto as Exhibit 8; and
WHEREAS, Grantee wishes to accept the NGPE for the purpose of preserving native
vegetation for the control of surface water and erosion, maintenance of slope stability, visual
and aural buffering, and protection of plant and animal habitat;
NOW THEREFORE, to provide for the conveyance of the NGPE herein described, the parties
agree as follows:
1. Grant of Easement. Grantor, for and in consideration of mutual benefits, conveys and
grants to Grantee a perpetual, non-exclusive NGPE over, across, along, in, upon and under the
easement area upon the terms and conditions hereinafter set forth.
2. No Disturbance. Grantor covenants to leave undisturbed all trees and other vegetation
within the easement area. Grantor shall not cut, prune, cover by fill, remove or damage the
vegetation within the NGPE without express written permission from Grantee.
3. Easement Repair and Maintenance. Grantor shall have no responsibility to repair or
maintain the NGPE, provided that Grantor shall restore the NGPE to its condition preceding any
disturbance caused by Grantor in violation of Paragraph 2, above. Grantee may, at its election,
repair and maintain the NGPE, and shall have the right to enter the easement area at any time
to repair and maintain the same.
4. Covenant Running with the Land. This easement and the covenants herein shall be
covenants running with the land and shall be binding on the successors, heirs and assigns of
both parties hereto.
5. Title. Grantor warrants that the Grantor has good title to the above property and
warrants the Grantee title to and quiet enjoyment of the easement conveyed hereto.
2
• •
Til
DATED this ~ of feG7?'-'I/=(Z r' ,2008
Grantor: Valley View Professional Development LLC
By: '1Z~ CeL-I
Its: Hfr1lletZ
STATE OF WASHINGTON )
) 55.
COUNTY OF KING )
On this 1"'1 tJ--day of l="t.I.t"IA..A"'jf 2008, before me personally appeared
1< i <-Ie.. C"",", b""" «A.'" , the individual who executed the within and foregoing instrument, and
acknowledged the said instrument to be a free and voluntary act and deed for the use and
purposes therein mentioned, and on oath stated that he I she is authorized to execute the said
instrument.
Given under my hand and official seal on the day and year first above written.
<\3~tT~
NOTARY PUBLIC in and for the State of
Washington, residing at K."",1, WI'!
Print Name: 'rle H.'/ L. Ao"" SO"
My commission expires :1.\ ~1iC Iv,
3
• •
EXHIBIT A
LEGAL DESCRIPTION OF NATIVE GROWTIl PROTECTION EASEMENT
ACROSS TAX LOT,NUMBER 3023059111
ORBXOOOI
FEBRUARY 19,2008
TIIAT PORTION OF LOT 4, EAST VALLEY MEDICAL PARK SHORT PLAT, FILED
UNDER RECORDING NUMBER 7808151009, RECORDS OF KING COUNTY,
WASHINGTON, SITUATE IN THE SOUTH HALF OF THE SOUTIIEAST QUARTER OF
SECTION 30, TOWNSHIP 23 NORTIl, RANGE 5 EAST, W.M. IN THE CITY OF RENTON,
KING COUNTY, WASHINGTON, LYING SOUTIl OF THE FOLLOWING DESCRIBED
LINE:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 4;
TIlENCE SOUTH 82°26'25" EAST 11.07 FEET ALONG THE NORTIl LINE OF SAID LOT 4
TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH 30°30'47" EAST 67.13 FEET;
THENCE SOUTIl 61°51'56" EAST 6.80 FEET;
THENCE SOUTII 49°47'00" EAST 71.63 FEET TO THE BEGINNING OF A CURVE
CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 100.00 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 22°07'20" A DISTANCE OF 38.61 FEET;
THENCE SOUTIl 27°39'40" EAST 46.89 FEET;
THENCE SOUTIl 33°22'14" EAST 16.05 FEET;
THENCE NORTIl 84°45'29" EAST 16.02'FEET TO THE BEGINNING OF A CURVE
CONCAVE TO THE SOUTII HAVING A RADIUS OF 100.00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 25°26'09" A DISTANCE OF 44.39 FEET;
THENCE SOUTII 69°48'23" EAST 67.39 FEET;
TIIENCE SOUTII 57°12'46" EAST 46.00 FEET;
THENCE SOUTIl 48°45'02" EAST 51.72 FEET;
THENCE SOUTIl 56°09'27" EAST 34.70 FEET;
THENCE SOUTH 78°40'44" EAST 16.92 FEET;
THENCE SOUTII 81 °33' 14" EAST 25.45 FEET TO AN ANGLE POINT ON THE EASTERLY
MARGIN OF SAID LOT 4 LYING SOUTH 07°33'35" WEST 247 FEET MORE OR LESS
FROM TIlE NORTHilAST CORNER OF SAID LOT 4 AND TIlE TERMINATION OF TIllS
DESCRIPTION. ~ 9~ni~ft,:$~I'~
"-li~ l!. ~.~~ ~ :1<~'Jf' .;' 'I~::; 1
~,
CS-p. C . E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
." i, "" 1 '" ~ ~; :0
0'" ";I! :'; ... ~, ,~ .. " .U612 _~"" • .;:.. ,I
, ·' •• ~G/ST\C\\~"'· ,,<-.'1> :to · .. 70 .... • c;,\) ""
"'''It LAi'\\) ",,"Ii;
EXPIRES, B-IS-08
1~~1~~TJ~~ (425) 827-5874 I (425) 822-7216
N:IProjectsIORBXOOOl\SV\LEGAL DESCRIPTIONSINGPA ESMT I.doc
-------------------------------------------
• •
EXHIBIT B
----1 I r --~~O! ROAD s. ---
I~ I -
I (,) I
}
I
I
I
I
I IE I
co I
I "? I KCSP LOT 1 I (J) KCSP LOT 3
I
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I -----I
KCSP LOT 2
I ~r-:SDr3YWW';":~llJ I (J) I \ S07'JJ'JS"W IE 247.15'
: ~ NORTHEAST CORNER
I (J) OF LOT 4
NA TIVE GROWTH
PROTECTION
EASEMENT
KCSP LOT 4
TRUE POINT '"
OF BEGINNING ...l Q v
",:>
POINT OF COMMENCEMENT
~.~--------------~
S. 30, T. 23 N., R. 5 E., w.M.
NATIVE GROWTH PROTECTION EASEMENT
EXHIBIT
~ 4010 Lake Washington Blvd. NE, OWN. BY: DATE: JOBNa.
Suite 300, Kirkland, WA 98033 DPH 2/19/08. OR8XOOO1
www.pceclvll.com
CHKD. BY: SCALE: PETERSON (425) 827-5874 Tel PAGEt CONSULTING (425) 822-7216 Fax MGM NrS ENGINEERS
--------------------
-.
Valley View Professio.ffice Conditions of Development (.mary) LUA07-086
Project Condition Source of When Compliance Party Responsible Notes
Condition is Required
Project construction shall ERC During Construction ApplicanU
comply with the Contractor recommendations
contained in the
geotechnical report
prepared by GEO Group
Northwest, Inc. (dated
December 6, 2006).
Erosion control shall be ERC During Construction ApplicanU
installed and maintained Contractor during construction in
accordance with the
Department of Ecology's
Erosion and Sediment.
Control Requirements as
outlined in the 2005
Stormwater Management
Manual.
The storm water detention ERC Construction Permit Applicant
system for this project Review
shall be designed to
comply with the
requirements found in the
2005 King County
Surface Water Design
Manual to meet both
detention (Conservation
Flow control -a.k.a.
Level 2) and water quality
improvements.
Pay Transportation ERC Prior to issuance of Applicant $46;425.00
Mitigation Fee building permit
Pay Fire Mitigation Fees ERC Prior to issuance of Applicant $13,832.00
building permit
A 15-foot wide trail Hearing Prior to the issuance Applicant
easement on the south Examiner of building permit
portion of the project site,
along Panther Creek,
shall be dedicated and
recorded to the City of
Renton Parks
Department.
• '-.
Valley View professio.ffice Conditions of Development (.mary) LUA07-086
A Native Growth Hearing Prior to the issuance Applicant
Protection Easement Examiner of a building permit.
(NGPE) shall be recorded
over the onsite protected
slope areas, wetlands,
stream, and their
associated buffer areas.
The edge of the NGPE Hearing Prior to the issuance Applicant!
shall be delineated with a Examiner of a Building Contractor split rail fence and Permit!Occupancy
identified with signage as Permit
approved by the
Development Services
Division Project Manager.
A fencing and signage
detail shall be submitted
to the Development
Services Division project
manager at the time of
building permit review for
review and approval. The
fencing and signage shall
be installed prior to the
issuance of a Certificate
of Occupancy.
The site plan shall be Hearing Prior to the issuance Applicant
revised to either relocate Examiner of building permit
the secondary access
further to the west to
eliminate the need for a
fire truck turnaround, or
an approved fire truck
turnaround shall be
provided in the northwest
corner of the surface
parking lot subject to the
approval of the Renton
Fire Department.
Haul hours are limited Code During Construction Applicant!
from 8:30 am to 3:30 pm Contractor/Builder Monday through Friday
Within 30 days of Code During Project Applicant!
completion of grading Construction Contractor/Builder work the applicant shall
hydroseed or plant
appropriate vegetation.
Construction hours are Code During Project Applicant!
from 7:00 am to 8:00 pm Construction Contractor/Builder Monday through Friday
and 9:00 am to 8:00 pm
on Saturday and no work
is allowed on Sundays.
• •
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON)
) ss.
County of King )
Nancy Thompson being first duly sworn, upon oath, deposes and states:
That on the 16 th day of October 2007, affiant deposited via the United States Mail a
sealed envelope(s) containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below entitled application or petition.
Signature:
Application, Petition or Case No.:
Public ifu,for the tate of Washington
ing at k, therein.
Valley View Professional Office
LUA 07-086, SA-H, ECF
The Decision or Recommendation contains a complete list of the Parties of Record.
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, , • CITY OF RENTON • DETERMINATION OF NON·SIGNIFICANCE·MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-086, SA-H & ECF
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way, ste 210
Renton, WA 98057
Valley View Professional Office
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated
parking and landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned
Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep
slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the
project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer and a
category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court.
LOCATION OF PROPOSAL:
LEAD AGENCY:
South of S 37th Street, west of S 38th Court (parcel 3023059111)
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
MITIGATION MEASURES:
1. Project construction shall comply with the recommendations contained in the geotechnical report
prepared by GEO Group Northwest, Inc. (dated December 6, 2006).
2. Erosion control shall be installed and maintained during construction in accordance with the Department
cif Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Stormwater
Management Manual. .
3. The stormwater detention system for this project shall be designed to comply with the requirements found
in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control
-a.k.a. Level 2) and water quality improvements.
4. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 for each new
average weekday trip attributable to the project prior to the issuance of building permits. This fee is
currently estimated at $46,425.00.
5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of
new commercial building area prior to the issuance of building permits. The fee is estimated at
$13,832.00.
ERC Mitigation Measures Page 1 of 1
, •
,
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
September 10', 2007
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From: Jennifer Henning, Development Planning
Meeting Date: Monday, September 10, 2007 ,
Time: ,,3:00 PM J
Location: Sixth Floor Conference Room #620
Agenda listed below.
Valley View Professional Office (Ding)
LUA07-086, SA-H, ECF
The applicant is requesting Environmental (SEPA) Review for the construction of a 26,600 square foot combination
general office and medical/dental office building and associated parking and landscaping improvements. The project
site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project construction would occur on
the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a category 3
wetland occupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2
wetland requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would
be provided off of S 38th Court.
Boeing Linear Park Renovation Addendum (Henning)
LUA02-141, CPA, R, ECF
The Boeing Company is proposing to renovate a private linear park located along the west side of Logan Avenue
North within the Boeing Renton Plant property. This linear park, constructed during the mid-1970's, is presently a
combination of open lawn areas, ornamental shrub plantings, and an 8-foot wide asphalt walking path. There are
also areas for active and passive recreation opportunities, including basketball, horseshoe and volleyball courts, and
seating areas.
cc: K. Keolker, Mayor
J. Covington, Chief Administrative Officer
S. Dale Estey, EDNSP Director ®
C. Walls, Fire Prevention
N. Watts, P/B/PW Development Services Director ®
F. Kaufman, Hearing Examiner
M. Peterson, Fire Prevention ®
J. Medzegian, Council
P. Hahn, P/B/PW Transportation Systems Director
R. lind. Economic Development
L. Warren. City Attorney ®
•
ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Honeybrook Circi. Division II Preliminary Plat
PROJECT NUMBER: LUA07.G85, PP, ECF
LOCAnON: 615 NE"" SlrHt 1'02305UM and 102305U08,
DESCRIPTION: AppLication 'or Environmental Review and Preliminary Pial approval lor I 26"01 pili In
the R-8 zona. Subject Ille II 4.12 Icr .. on the south aida 01 NE 8th Street between Field Avanue NE Ind
Hoquiam Avan .. " NE. The axlatlng hom. will ba removed. PropOIOad lots will range from 4,500 aquare 'aet to
',3a8 aqua,. feU, with I density of 8.00 dwelling unltalac .... No cntlcal.rea. hIve IIHn ld.nUlled onslle.
THE CITY OF RENTON ,ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
ApPlals olthl anvlronmlntal determination must bl flied In writing on or bllo ... 5:00 PM on Oclober 8, 2007.
Appeal8 must be flied in writing loglthr with Ihi required $75.00 application fel with: Hlarlng Examiner, City 01
Rlnlon, 1055 South Grady Way, Rlnlon, WA 98057. APpoill:a 10 Ihi Euminll .... govlmld by City of RlHIIon
Municipal Codl S&etion 4~-110.B. Addltion.1 informiltlon ... gardlng thl .ppeill proc .. s may bl obblnld from 11"11
R.nton City CI.rk's OffIel,. (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY,. RENTON, WASHINGTON, ON OCTOBER 9, 2007 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLAT. IF THE ENVIRONMENTAl DETERMINAllON IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please Include the project NUMBER when calling for proper file identification.
CERTIFICATION
I, '>:71/ ~t'A:. , hereby certify that ~ copies of the above document - --...L--",\\\\1\1\11
were posted by me in ~ conspicuous places or nearby the described roperty 9cF':',\;-INN f.{d.~111
.:::-{.(<J. ~\'\\"~I ~"
:{t <,~ ,,)N (r.,;.:"",d~~~ ~ . (~lA .. ~:.~ ,. -). ....~ :.....: DA TE:----'-1--=·'Z:...LI/--=·"l~-_ SIGNED:
-: ;:'..j ,))"~ ~
A ITEST: Subscribed and sworn before me, a Notary Public. in and for the State of Washington residing'b \ .4 . v -1 §
;I,(n"1 /j~",~ .~o~"I-~f ~r.:J \J~-
1 ,-" "'1<~19-"\ ........ ~"~_':
,-!, ~~~~~~" ~v.:::-'""'''''''~:':':'~~::7'2~'::-P. WAS""'".$'
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STATE OF WASHINGTON, COUNTY OF KING}
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal Advertising
Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a bi-weekly newspaper in King County, Washington. The
Renton Reporter has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
Renton Reporter (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a:
Public Notice
was published on September 15,2007.
The full amount of the fee charged for said foregoing publication is the sum
of$15 1.20. •
~.;PZ4P#
inda M. Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 24th day of September, 2007.
\\\11111/111 Q {1Yr'riJ.JJfYJ ,,\ 0 C4 /" I!J .;:." '?> ........ .'V1'}", , •• ;..",SS/O'-·. ''-' ,
B D Cantelon .;:-.',,0 'I< ,,"~. '0'-:' ,. ~.,
Notary Public for the State ofwashinWd:'j'Iiesidill!!J\!.l Ken~w.ilsington
P. O. Number: = ~ ! PU8~fiy ~l -:: ~ <..Ie: -;.. ((\ .. ~ ..:-"0··'"0 .• ~~
" A'-···.~/201 0 ••••• 0 .:-.., 11-: ........ 0" "
'1111 4SH\~ "",
1111/111\\\\
NOTICE OF F.NVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE (& PUBLIC
HEARING)
RENTON, WASHINGTON
The Environmental Review
Committee has issued a
Detennination of Non-Significance-
Mitigated for the following project
under the authority of the Renton
Munidpal Code.
Valley View Professional Office
LUA07'{)86,SA.H, ECF
Location: South of S 37th Street,
West of S 38th Court (pal'Cf'1
302305911]). ThE' applicnnt is
requesting Environmental (SEPA)
Review for the construction of a
26,600 square foot combination
general office and medical/dental
office building and associat.ed
parking and landscaping
improvements. The project site
totals 244,807 square feet (5.6
acre!.') and is zoned Commercial
Office (CO). Project construction
wouJd occur on the north portion of
the project site due to steep slopes.
a class 2 stream, a category 2
wetland, and a category 3 wetland
occupying the south portion of the
project site. A class 2 stream
requires a laO-foot buffer, a
category 2 wetland requires a 50-
foot buffer and a category 3
wetland requires a 25-foot buffer.
Primary a.cress to the site would be
provided off of S 38th C-ourt.
Appeals of the environmental
determination must be filed in writing
on or before 6:00 PM on October 1,
2007. Appeals must be filed in writing
together with the required $75.00
application fee with: Hearing
Examiner, City of Renton. 1055 South
Grady Way, Renton, WA 98057
Appeals to the Examiner are governed
by City of Renton Municipal Code
Section 4-8-110.8. Additional
information regarding the appeal
process may be obtained from the
Renton City Clerk's Office, (425) 430·
6510.
A Public Hearing will be held by the
Renton Hearing Examiner in the
CoWlcil Chambers, City Hall, on
October 9, 2007 at 9:00 AM to consider
the Site Plan. If the Environmental
Determination is appealed, the appeal
will be heard as part of thiH public
bearing. Interested parties are invited
to attend the public hearing.
Published in the Renton .Reporters
September 15. 2007. 11864109
•
•
• W
King County
Wastewater Treatment Division
Department of Natural Resources and Parks
King Street Center
201 South Jackson Street
Seattle, WA 98104-3855
September 24, 2007
Jill K. Ding, Senior Planner
Dept. ofPlanninglBuildinglPublic Works
City of Renton
1055 South Grady Way
Renton, W A 98057
Dear Ms. Ding
RE: Valley View Professional Office {Tl'!!:fK&z.:;mffi7
•
pVJ'lNING oEV~~'t,~%NTON
SEP 272007'
RECE\'JEO
The King County Wastewater Treatment Division has reviewed the Determination of Non-
Significance -Mitigated dated September 10,2007. King County's South Renton Trunk is located
within or near the proposed location of your project (please see the attached drawings and ariel
photo). In order to protect this wastewater facility, King County is requesting that the City of
Renton do the following:
• Submit sewer extension plans and modifications to King County for review and approval.
• Submit construction drawings for the project to our Asset Management section. Drawings
should be submitted for review during design development so that King County staff can
assess the project's impacts.
Please send the sewer extension plans, their modifications and drawings to:
Eric Davison, Local Public Agency Administrator
King County Wastewater Treatment Division
Asset Management
201 South Jackson Street, KSC-NR-0508
Seattle, WA 98104-3855
Tel.: (206) 684-1707
eric.davison@kingcounty.gov
CREATING RESOURCES FROM WASTEWATER
>.
Jill K. Ding
September 24, 2007
Page 2 • •
• King County has a permanent easement for a sewer line on the proposed development site,
and we must be assured the right to maintain and repair the sewer line. In the event that the
line must be relocated, a new permanent easement must be provided.
Please contact Pam Elardo, Permitting Compliance and Property Acquisition Supervisor,
regarding the easement.
Pam Elardo, Supervisor
Permitting Compliance and Property Acquisition
King County Wastewater Treatment Division
201 South Jackson Street, KSC-NR-0508
Seattle, WA 98104-3855
Tel: (206) 263-3699
pam.elardo@kingcounty.gov
Thank you for the opportunity to review and comment on this proposal.
Sincerely,
~ad
Sandy Redick
Administrative Staff Assistant
Environmental Planning & Community Relations
Enclosures (3)
cc: Eric Davison, Local Public Agency Administrator, Engineering, & Asset Management
Pam Elardo, Permitting Compliance and Property Acquisition
I)
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SOUTH RENTON TRUNK SEWEll 6 I~" L Ai
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-', -" .-_. , ~ __ OJ __ 1_
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• •
ENVIRONMENTAL DETERMINATION (& PUBLIC HEARING)
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Valley View prollulanal Office
PROJECT NUMBER: LUA07.086, SA'H & ECF
LOCATION: South 01 S 37th St'Ht, west of 5 38th Court (per~.l 3023059111)
DESCRIPTION: The applicant I. requesting Environmental (SEPAl Review for the construction of a
26,600 squa •• loot combination ga"".' office and medlcal/dant.al office building and ... oclldad periling and
landscaping Improvements. The prole<;! slta tOlal. 244,807 Iquar. lIMIt (5.8 acres) and Ie ~oned Commercial
Offlca (CO). ProJec1 construction would occur on the north portion of the project sUa due to Bleep slopH ••
clase 2 stream .• cat"llory 2 wetland, and a category 3 wetland occupying the south ponlon of the project site. A
Class 2 stream requlras a. iOn-foot buffer, a category 2 wllliand requl ... a 5O-foot buffer and a category 3 wltland
requlraa a 2Sofoot buffer. Primary acee .. to the site would be provided off of S 38th coun.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Apf)6llls of Ihe environmental dlllerminallon musl be flied In writing on or beto .. 5:00 PM on October 1, 2007.
Appeals must be flied In writing loglllher with Ihe required $75.00 application fee wilh: Hearing E.amlner, City of
Renlon, 1055 South Grady Way, Renton, WA 98057. Appeals 10 tile fumlner are govem.d by City of Renton
Municipal Code Secllon 4-8-110.B. Addltlonsllnformatlon r&gardlng the appeal process may be oblalned from the
Rantan City Clark'. OffiCI, (425) 43Q.6510
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON OCTOBER 9, 2007 AT 9:00 AM TO CONSIDER THE SITE PLAN.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS
PART OF THIS PUBLIC HEARING.
, DEVELOPMENT
CERTIFICATION
I, )e.TH ~ , hereby certify that -..<7=-:-copies of the above document
were posted by me in ~ conspicuous places or nearby the described property on",,\l.\\II\\111
s"',?-\.. YNN /y.'II/ ~~<? ,,,,,,..,-t-,'1I11 1 Qt.!lll
DA TE:_1.:....:·"-<'4f_4[....1....-__ -_ .......... ';. J )J,~ .'~I:II. ,I{\. ~
/ ...... -r-<;' .",.,~~f<~.\~
ATTEST: Subscribed and sworn before me, a Notary Public, in and forthe State of Washington residini"in i V
• _ -:~f '%.~
~ (.o~..., .. ~
z..-l\o}. -'I--'~" ~tyf-~/... ~"l""" = ,onthe I dayof ~~ '{
NOTAR Y PUBLIC SIG"': I \ ,,""6'" ~
-'11, 'A S\4\~·,.:::--;::--
Iln\\ . ,v .. <.: ... ,
SIGNED:
, ..
. .
~athYKeOlker.Mayor . .
,September13,'2007
. ' ' .'" .
Dr, DanieLO'Brien
. 400 S 38 i? Cal.lrt· ..
. ' Rentan; WA 98055
" 'RE:'Valley Vie'N prafessia~aLOffice Comments'
CIT~F·.REN!(jN
• piilnning/BuildingIPublicW orks Department
.. Gregg::Z;immerman P.E;,.Admin.istrator
'"
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~orL-V-A 01-O~lD
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;~. ,: " ",' " . , -."'
.. ,'. Tha.rikYau far t~ecOmment letteryi>u sentdat~d Augti~t 29: 2007regaidin~ the Valley
>'.' . " ·.Viewprofe~sional Office~ :Vaur)et~ei hasb~en: included in ihe afficial fiie and Y9u hav-e·
, beenmadeapaityofrecard,fadhisproj~c~,' .. ..' . -"
.. >',Iri· y~urlette;yauexpre:s;io~66~ *{ihi~g~~d~ t~!rat'fi~ 'an S'3S ih yourt during 'the , ..•• " I
. -_.' :...... ~ansmictiaIiphiise of ~eprojt;ct and fire. dep8rtmentaccess~ A resirie,tive ca-iierilmt was ' .
,";.
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"
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. : recorded an the pf(;pertytesirlcting-iicc'e~sio'ihepr9pertyta-S3.8:tli .C6Urt:Agated· •. ·.····: ..
_ . ~~condru:yaecesshas. been i)lcluded 911 tg~ ~plimi;speCificaIIy f\lr fife deparime!1tacces~ '.
. .;: ,. Off of S:37'h Stiee(;Canstruttion· haulri>ute-swil!,bereviewed at a'later date inider the' '.-
':' , , , ' :' ' , • , ,~ " "" ... ," " "" ( , I '" ,,' ' ',' ; .. "." _ .' ,,'" '. ,,' ,,' ~, .. ' , ;," . '"'' " . •.
·.bl1ildingpermit.review,l1oWever·based',Oli.the r~stri,ctive caveriantthat.ha:s.b~en.recarded
.. ' '.·a~e~thepraiei1yit da,esri.o~app~§.rlikeIY~hatconstiuc.tiol1.ti-affic wil!bep~rn1ittedto:' . , __
''-utilIze. S 3') Street. .. '. " . . .. ' ..., ' .. ' .
";, . , '< :. '" ..
'·'Ap.tiblic.heimngis:t(ll1ti1ti~eIYsche4ul~4forOctabei9, 2007 taCansider iheSite Plan .' .••.
. appraval far th~ VaJleyYiew Prafessiot1~rbffice,:r-hfr4earing willbe:heId'at9:00ilmiIl , .
.. ' . the CitYCoQI1ciiChamhe~s,6n:the7'hflobtof GityHall; y~uniaywish to. attend ahd .' . -."
....• testify,If yo.u4ave a~yfurt~er9-uesti?ns; reel freetac,~ntact me~t (425) 430-7219,
I '. -.
Sin6erely,
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. J(i55Soutli'GfadyW~Y~Rerit;,ti, W.ishi~gton9805T "
." .. ' . .' .; :l*}:'~is~'a~_~~~~i~s'56~o;~"~ecima~nal;30o/~"~~st~~~~~~~r " ,', ':,A.~~E'A'D '"OF: ,TfLE
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-------------------------------
City canton Department of Planning / Building / pU.Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: plan 'D.OJ. i'v.-J COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007 CIlYOF""NIUN
APPLICANT: Valley View Professional Development LLC PROJECT MANAGER: Jill Ding R E eEl V t: u
PROJECT TITLE: Valley View Professional Office PLAN REVIEW: Jan lilian AUG 2 2 2007
SITE AREA: 244,807 square feet BUILDING AREA (gross): 26,600 square feet '"
LOCATION: S of S 37'h Street, W of S 38 th Street (3023059111) I WORK ORDER NO: 77793
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medicalldental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earlh Housin
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transporlation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airporl Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Date
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
MEMORANDUM
September 5, 2007
Jill Ding
Jan lilian X7216
•
Valley View Professional Development LUA 07-086
S. 38'h Street and Talbot Road S.
I have reviewed the application for Valley View Professional Office located near S. 38 th Street and Talbot Rd
and have the following comments:
EXISTING CONDITIONS
WATER
SEWER
STORM
STREETS
There is an existing 12-inch water main in S. 38 th Street. This main extends through the site to
the south where it connects to an existing 12-inch located on the hospital site. Available derated
fire flow in the area is approximately 4,000 gpm. Pressure available is approximately 112 psi. A
pressure-reducing valve will be required to be installed on the domestic water meter. There is a
6-inch water main in S.37'h Street. Available derated fire flow from the 6-inch main is 1,300
gpm.
There is a 15-inch Metro sewer transmission line located along the north property line that runs
east and west along S. 37'h Street. Applicant has shown a connection to this sewer main. 11
frontage fee will be required to be paid for connection to Metro's sewer.
There are existing storm drainage facilities in S. 37'h Street and S. 38'h Street.
There are no street improvements in S. 37'h Street.
CODE REOUIREMENTS
WATER
1. The Water System Development Charges are based on a rate of $0.273 x the total square feet of the
building site. Estimated fees based on the entire site plan is $ 67,000. (244,807 sq.feet x $0.273). Payment
of fees will be required prior to issuance of building permit. Square footage of wetlands may be exempt
from system development fee calculations. Applicant will need to identifY square footage of-wetlands.
2. Preliminary fire flow required by the fire department is 2,000 gpm. Two hydrants are required to serve this
site. One hydrant shall be within 150 feet and one additional shall be within 300 feet of the structure.
3. Existing hydrants approved to be counted as fire protection shall be retrofitted with a quick disconnect
Storz fitting if not already installed. Note on plan if required. Show locations of all existing hydrants.
Valley View Professional Center
Page 2 014 •
4. A water main extension is required on site.
-----1
•
5. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the
installation of the double detector check valve assembly to the fire sprinkler systems. All devices installed
shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans
show location of device and should note: "Separate plans and utility permit for DDCVA installation
for Fire Sprinkler System will be required". For DDCV A installations inside the building, applicant
shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly
inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements.
DDCV A shall be installed immediately after the pipe has passed through the building floor slab.
Installation of devices shall be in the horizontal position only.
6. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow
device is required to be installed. A plumbing permit will be required.
7. Buildings that exceed 30 feet in height will require a back flow device to be installed on domestic water
meter.
8. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed with the 3-inch domestic
compound water meter.
SANITARY SEWER
I. The Sewer System Development Charges are based on a rate of $0.142 x the total square feet of the
building site. Estimated fees based on the entire site plan is $35,000. (244,807 sq. feet x $0.142). Payment
of fees will be required prior to issuance of building permit. Square footage of wetlands may be exempt
from system development fee calculations. Applicant will need to identify square footage of wetlands.
1. If food preparation facilities are proposed, a grease trap or grease interceptor will be required. It is not
apparent on the plans provided.
2. Parking garage will require floor drains by the building department and shall be connected to the sanitary
sewer system. Flows shall be directed through floor drains that are installed in accordance with the
Uniform Plumbing Code to an interior or exterior oil/water separator. The separator shall be sized to meet
a minimum IS-minute retention time for peak flows anticipated in the garage area, but in no case will be
less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe inc.,
Utility Vault Inc., or approved equal. The oil/water separator and sizing calculations shall be shown on the
civil drawings.
3. Side sewer shall be a minimum of2% slope.
SURFACE WATER
I. The Surface Water System Development Charges are based on a rate of $0.265 x the total square feet of
the new impervious surface area of the site. Payment of fees will be required prior to issuance of building
permit.
I. A drainage report from Exceltech Consulting dated JulyI6, 2007 has been submitted. Preliminary review
indicates the report addresses detention and water quality in accordance with the 2005 King County
Surface Water Manual.
3. Separate structural plans will be required to be submitted for review and approval under a building permit
for the proposed underground vault. Special inspection from the building department will be required.
2
Valley View Professional Center
Page 3 of 4 • •
4. Erosion control shall comply with Department of Ecology's most current Stormwater Management
Manual.
TRANSPORTATION
I. Requirements to improve and dedicate additional right of way in S.37" Street has been waived by an
administrative decision approved by Neil Watts, Director of Development Services.
2. Primary access to the site will be from the existing private roadway in S. 38 th Street. Secondary access will
be from S. 37'h Street. Access driveway from S.37'h will be gated.
3. A traffic analysis has been submitted and is currently under review. Preliminary review indicates no
adverse impacts or improvements in Talbot Road will be required as a part of this development.
MISCELLANEOUS
I. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be
submitted for approval prior to any permit being issued.
2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development
Services Division.
3. Any rockeries or retaining walls greater than 4 feet in height to be builtd during construction of utilities
requires a separate building permit submittal with structural calculations and shall have the following
separate note shall be included on the civil plan: "A licensed engineer with geo-technical expertise must be
retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery
construction and verify in writing that the rockery was constructed in general accordance with ARC
standards and with hislher supplemental recommendations, in a professional manner and of competent and
suitable material.
PLAN REVIEW -GENERAL
I. All plans shall conform to the Renton Drafting Standards
2. All required utility, drainage and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
3. Separate permits for side sewer, domestic water meter, landscape irrigation meter, and any backflow
devices will be required.
4. When plans are complete three copies of the drawings, two copies of the drainage report, a construction
estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for
your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as
generated by the permit system.
5. Applicant shall be responsible for securing all necessary easements for utilities.
RECOMMENDED CONDITIONS
I. Estimated traffic mitigation fees based on the TIA submitted by Mirai Transportation will be $45,825.00.
This is based on 611 trips x $75.00. See attached Mitigation Fee Report. Payment of fees will be required
prior to issuance of building permit.
2. Staff recommends a SEPA condition requiring this project to design and comply with Department of
Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the lastest edition of
Stormwater Management Manual.
3
, ' 'Valley View Professional Center
Page 4 of 4 • •
3. Staff recommends a SEPA condition requiring this project to comply with the 2005 King County Surface
Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water
quality improvements.
4. A fence shall be constructed along the north end of the site.
cc: Kayren Kittrick
4
,-----------------------------------------------------------------------
Cityo.nton Department of Planning / Building / pu&orks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Tr COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED' AUGUST 16 2009EV'§LOPMENl SERVICES . ,
APPLICANT: Valle View Professional Develo ment LLC PROJECT MANAGER: Jill Din
PROJECT TITLE: Valle View Professional Office PLAN REVIEW: Jan lilian
SITE AREA: 244,807 s uare feet BUILDING AREA ross: 26,600 s uare fee
LOCATION: S of S 37'h Street, W of S 38'h Street (3023059111) I WORK ORDER NO: 77793
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
Element of the
Environment
Housina
Aesthetics
U htlG/are
Recreation
Utilities
Trans rtation
Public Services
Historic/Cultural
Preservation
Airporl Environment
10,000 Feet
14,000 Feet
Probable Probable
Minor Major
Impacts Impacts
~ -IYC<~{~
~~'1 ~c.
-1h~ KS
More
Information
Necessary
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areBS of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
-------------------------------
i.K~yren KittriQt.~,JJ.~iiig:orta~2n:r;1iii~iO~ Fe;J!~c-=:: *,=,,:_:::: :::::=~~---'::::.=.".::::::' ~~.: .. ::.::' :::1igiD -• ~---------~
Project Name:
Project Address:
Contact Person:
Permit Number:
Project Description:
Land Use Type:
D Residential
D Retail
)!"'Non-retail
Calculation:
lRn ~'1
Vi PD LA.v
Method of Calculation:
D ITE Trip Generation Manual, 7th Edition
)"Traffic Study
D Other M\I2.A\ ~G '6/r/ ~
[P\\ ~ ~ 15.". ~ L\ Sj S~S. lTD
• r
. ~
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
MEMORANDUM
September 5, 2007
Jill Ding
Jan Illian x7216
•
Valley View Professional Development LUA 07-086
S. 381h Street and Talbot Road S.
I have reviewed the application for Valley View Professional Office located near S. 38 th Street and Talbot Rd
and have the following comments:
EXISTING CONDITIONS
WATER
SEWER
STORM
STREETS
There is an existing 12-inch water main in S. 38 th Street. This main extends through the site to
the south where it connects to an existing 12-inch located on the hospital site. Available derated
tire flow in the area is approximately 4,000 gpm. Pressure available is approximately 112 psi. A
pressure-reducing valve will be required to be installed on the domestic water meter. There is a
6-inch water main in S.371h Street. Available derated fire flow from the 6-inch main is 1,300
gpm.
There is a IS-inch Metro sewer transmission line located along the north property line that runs
east and west along S. 37 th Street. Applicant has shown a connection to this sewer main. A
frontage fee will be required to be paid for connection to Metro's sewer.
There are existing storm drainage facilities in S. 37 th Street and S. 38 th Street.
There are no street improvements in S. 37 th Street.
CODE REOUIREMENTS
WATER
I. The Water System Development Charges are based on a rate of $0.273 x the total square feet of the
building site. Estimated fees based on the entire site plan is $ 67.000. (244,807 sq.feet x $0.273). Payment
of fees will be required prior to issuance of building permit. Square footage of wetlands may be exempt
from system development fee calculations. Applicant will need to identify square footage of wetlands.
2. Preliminary fire flow required by the fire department is 2,000 gpm. Two hydrants are required to serve this
site. One hydrant shall be within ISO feet and one additional shall be within 300 feet of the structure.
3. Existing hydrants approved to be counted as fire protection shall be retrofitted with a quick disconnect
Storz fitting if not already installed. Note on plan if required. Show locations of all existing hydrants.
Valley View Professional Center
Page 2 of 4 •
4. A water main extension is required on site.
------------------~
•
5. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the
installation of the double detector check valve assembly to the fire sprinkler systems. All devices installed
shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans
show location of device and should note: "Separate plans and utility permit for nncv A installation
for Fire Sprinkler System will be required". For DDCV A installations inside the building, applicant
shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly
inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements.
DDCVA shall be installed immediately after the pipe has passed through the building floor slab.
Installation of devices shall be in the horizontal position only.
6. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow
device is required to be installed. A plumbing permit will be required.
7. Buildings that exceed 30 feet in height will require a backflow device to be installed on domestic water
meter.
8. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed with the 3-inch domestic
compound water meter.
SANITARY SEWER
I. The Sewer System Development Charges are based on a rate of $0.142 x the total square feet of the
building site. Estimated fees based on the entire site plan is $35,000. (244,807 sq. feet x $0.142). Payment
of fees will be required prior to issuance of building permit. Square footage of wetlands may be exempt
from system development fee calculations. Applicant will need to identify square footage of wetlands.
2. If food preparation facilities are proposed, a grease trap or grease interceptor will be required. It is not
apparent on the plans provided.
3. Parking garage will require floor drains by the building department and shall be connected to the sanitary
sewer system. Flows shall be directed through floor drains that are installed in accordance with the
Uniform Plumbing Code to an interior or exterior oil/water separator. The separator shall be sized to meet
a minimum IS-minute retention time for peak flows anticipated in the garage area, but in no case will be
less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc.,
Utility Vault Inc., or approved equal. The oil/water separator and sizing calculations shall be shown on the
civil drawings.
4. Side sewer shall be a minimum of 2% slope.
SURFACE WATER
I. The Surface Water System Development Charges are based on a rate of $0.265 x the total square feet of
the new impervious surface area of the site. Payment of fees will be required prior to issuance of building
permit.
2. A drainage report from Exceltech Consulting dated Julyl6, 2007 has been submitted. Preliminary review
indicates the report addresses detention and water quality in accordance with the 2005 King County
Surface Water Manual.
3. Separate structural plans will be required to be submitted for review and approval under a building permit
for the proposed underground vault. Special inspection from the building department will be required.
2
.. , \{alley View Professional Center
Page 3 of 4 • •
4. Erosion control shall comply with Department of Ecology's most current Stonnwater Management
Manual.
TRANSPORTATION
I. Requirements to improve and dedicate additional right of way in S.37" Street has been waived by an
administrative decision approved by Neil Watts, Director of Development Services.
2. Primary access to the site will be from the existing private roadway in S. 38 th Street. Secondary access will
be from S. 37'h Street. Access driveway from S.37" will be gated.
3. A traffic analysis has been submitted and is currently under review. Preliminary review indicates no
adverse impacts or improvements in Talbot Road will be required as a part of this development.
MISCELLANEOUS
I. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be
submitted for approval prior to any permit being issued.
2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development
Services Division.
3. Any rockeries or retaining walls greater than 4 feet in height to be builtd during construction of utilities
requires a separate building permit submittal with structural calculations and shall have the following
separate note shall be included on the civil plan: "A licensed engineer with geo-technical expertise must be
retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery
construction and verify in writing that the rockery was constructed in general accordance with ARC
standards and with his/her supplemental recommendations, in a professional manner and of competent and
suitable material.
PLAN REVIEW -GENERAL
I. All plans shall conform to the Renton Drafting Standards
2. All required utility, drainage and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
3. Separate permits for side sewer, domestic water meter, landscape irrigation meter, and any backflow
devices will be required.
4. When plans are complete three copies of the drawings, two copies of the drainage report, a construction
estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for
your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as
generated by the permit system.
5. Applicant shall be responsible for securing all necessary easements for utilities.
RECOMMENDED CONDITIONS
I. Estimated traffic mitigation fees based on the TIA submitted by Mirai Transportation will be $45,825.00.
This is based on 611 trips x $75.00. See attached Mitigation Fee Report. Payment of fees will be required
prior to issuance of building permit.
2. Staff recommends a SEPA condition requiring this project to design and comply with Department of
Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the latest edition of
Stormwater Management Manual.
3
Valley View Professional Center
. • ' Page4of4 • •
3. Staff recommends a SEPA condition requiring this project to comply with the 2005 King County Surface
Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water
quality improvements.
4. A fence shall be constructed along the north end of the site.
cc: Kayren Kittrick
4
';; -".~, City o.nton Department of Plan~ing / Building / pu~orks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: F"\ re... COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007
APPLICANT: Vallev View Professional Development LLC PROJECT MANAGER: Jill Ding
PROJECT TITLE: Valley View Professional Office PLAN REVIEW: Jan lilian
SITE AREA: 244,807 square feet BUILDING AREA (aross): 26,600 square feet
LOCATION: S of S 37'h Street, W of S 38 th Street (3023059111) I WORK ORDER NO: 77793
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth I
Air
Water
Plants
Land/Shoreline Use
Animals
~ .~.
Environmental Health
Energy/
Natural Resources
A:~gggF~et
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
(!~ tAJ~ 8/2-{/07
Signature of Director or Authorized Representative Date
~----------------
DATE:
TO:
FROM:
• •
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
August 21, 2007
Jill Ding, Associate Planner
Camille Walls, Acting Assistant Fire Marshal
SUBJECT: Project -Valley View Professional Office, 400 Blk S 37th
Street
MITIGATION ITEMS;
1. A fire mitigation fee of $ 13,832 is required based on $.52 per square
foot of the building square footage, minus the parking area.
FIRE CODE REOUIREMENTS:
1. The preliminary fire flow is 2,000 GPM, one hydrant is required within
150 feet of the structure and additional hydrants are required within 300
feet of the structure.
2. Separate plans and permit are required for the installation of systems.
3. Fire Department access roadways are required to within 150 feet of all
portions of the building exterior. Roadways are a minimum 20 in width
with a turning radius of 45 foot outside and a5 foot inside.
4. Fire department dead-end access roadways over 150 feet in length are
required to have an approved turnaround. A turn around will be
required at the northwest end of the building.
5. A site plan for Pre-Fire planning is required to be submitted for your
project. This shall be submitted prior to occupancy in one of the
attached formats.
Please feel free to contact me if you have any questions.
, . • •
I PRE-FIRE PLANNING I
RENTON FIRE DEPARTMENT
In an effort to streamline our pre-fire process, we are requesting that you submit a site plan of
your construction project in one of the following formats which we can then convert to
vrSrO.vsd. This is required to be submitted prior to occupancy.
ABC Flowcharter.af3
ABC F1owcharter.af2
Adobe Illustrator File.ai
AutoCad Drawing.dwg
AutoCad Drawing.dgn
Computer Graphics Metafile.cgm
Corel Clipart Format.cmx
Corel DRAW! Drawing File Format.edr
Corel Flow.cft
Encapsulated Postscript File.eps
Enhanced Metafile.emf
IGES Drawing File Format.igs
Graphics Interchange Format.gif
Macintosh prCT Format.pct
Micrografx Designer Ver 3.l.drw
Micrografx Designer Ver 6.0.dsf
Microstation Drawing.dgn
Portable Network Graphics Format.pnf
Postscript File.ps
Tag Image File Formattif
Texttxt
Text.csv
VISIO.vsd
Windows Bitmap.bmp
Windows Bitmap.dib
Windows Metafile.wmf
Zsoft PC Paintbrush Bitmap.pcx
• • •
. FIRE APPARATUS ACCESS ROADS
RENTON FIRE PREVENTION BUREAU x '1~(;-q30-7oo0
=
\
,------------------------------------------------------------------------------
•• • CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 2nd day of October, 2007, I deposited in the mails of the United States, a sealed envelope
containing Preliminary Report to the Hearing Examiner documents. This information was sent to:
Name Representing
Binh Nguyen, Valley View Professional Dev., LLC Owner/ApplicanVContact
Edna M. Remy POR
Stephanie Ryan POR
Bonnie Victor POR
Victoria Lerner POR
Dr. Daniel O'Brien POR
J. Carlos Santuario POR
~ A. __ , ~ ~"""\\\\.'i$ (Signature of Sender):.! < ~ S'''::C:i.oN 4. ,~;!t,
.: ':F'; ... ~'U'A'HI~>-.'II
STATE OF WASHINGTON ) = /""!!>sION,.~,,,-s.~ :: =ooJl ~o T -'I,,;> '0"," ~
) S5 ~ fo .J-~~ ~ -~ -• _ rn~ ~
COUNTY OF KING ) ~~~ -<> U>j E ~'" I.JBlIO =-~~ "" .. >/' fJ. :~ -I certify that I know or have satisfactory evidence that Stacy Tucker ~~'I~II;{'il-09",<-':....off
signed this instrument and acknowledged it to be his/her/their free and voluntary act for t~b,~S"tl~Al.!1:4,~~,..:-'
purposes mentioned in the instrument. hI 1\\\\""
Dated: /O/~!ZOQ7
rl e tate of Washington
Notary (print):_~,.u..."-==--'=='-'::::...L---W'-'---"s:""e-~f1z~'-------
My appointment expires:
, Project Name: Valley View Professional Office
Project Number: LUA07-086, SA-H, ECF
. '"
e·'
Kathy Ke~lker, Mayor
. October 2,2007
Binh Nguyeri . '.' . . ,
, Val1eyView Professional Development, LLC
'·607 SW Grady Way #210
Renton, WA 98057
SUBJECT: ValleyYiew P~ofessio~al Office
LUA07-086; SA-H, ECF
. . . . .' .
. Dear Mr. Nguyen: .
CITVe>F RENTON.'
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E.; Adminlstniioi
Th;s:letteri~ to inform. you that the appeal period ended Oct~ber I, 2007. fortheEnvironment~1
Review <::;ommittee's '(ERC) Determination· or Non-Significance-Mitigated for the abo"e-
. referencedpt6ject. ' ,
',.' .
• ' .' ,-" ~"-'-' .,' _: • " • • ... ". -,":' --' ,. _. .' ,.' : • , " .-, "" Or-' • • • • • : " '. '\'
No appeals were. filed on theERC determiriation, therefore, this de<;ision ,is final. The applicant
. mus(cdrriply ,wlth\ al1ERGMitigation Measures. outlined in .' th~' Report 'ana Decision dated.
SeptemberI0,f007, AHearlng1j;xamlnerPubliC Heii'ringhas.b~enschedule4 for Oct{)b~r
9,2007; where Site 'Plan C()nditionsmilY be\ssued; :The applicant>or representative(sjof .the
applicant are required to be present, Ericlosedjs a copy of theI'relimiriary Repprt to the Hearing
Examinerfor y6urreview ...•. :. . ... ," .
' ... If you have any: qUestions,'please' feel free to contact ~e at:( 425) 430-7219:
.' C",' -~ -'.' " " . " • . •
. ~' ; .... ,,'
' ... -.
'.'
'.',:
-' -. .. . ~ :
FortheEnvironmenta1.Review'Conuhittee, : ' .
• " " -, • .' -,' :","', ., < , .., •
•
~""'" "---1/<7.: , '. n'd/0-V'
Jill K.Ding, ' .....•. ','
. . Senior Planner . .' .
Enclosure.
.' -,' ' .... '
'cc: .. ',],Carlos Sant~ario, Dr-Daniel O'Brieri', Victoria Lerner, Bonnie Vi~tm,Siep~ni<; Ryan, Edna ivLRemy I
Parties of J!,e9ord' '. .. . '. . .
.. .
. . , .
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
October 9, 2007
AGENDA
COMMENCING AT 9:00 AM,
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) 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.
PROJECT NAME: Honeybrook Circle Division II Preliminary Plat
PROJECT NUMBER: LUA-07-085, PP, ECF
PROJECT DESCRIPTION: Application for Preliminary Plat approval for a 26-lot plat in the R-8 zone.
Subject site is 4.12 acres (plus 2.5 acres for Division I) located on the south side of NE 8th Street
between Field Place NE and Hoquiam Avenue NE. The existing home will be removed. Proposed
lots will range from 4,500 sf to 9,368 sf, with a density of 8.0 dwelling units/acre. Access to the new
lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat,
to the south. A half street, NE 8th Street, will be constructed on the north property line. Field
Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for
this plat will be combined with the drainage vault in the adjacent Honeybrook Circle Division I plat.
There are 262 significant trees onsite, and no reported critical areas.
PROJECT NAME: Valley View Professional Office
PROJECT NUMBER: LUA-07-086, SA-H, ECF
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan approval for the
construction of a 26,600 square foot combination general office and medical/dental office building
and associated parking and landscaping improvements. The proposed building would be 2-stories
over an underground parking garage with a height of 25 feet. A total of 88 parking spaces would be
provided onsite, 34 of those spaces would be located within the parking garage the remainder would
be surface parking spaces. The project site totals 244,807 square feet (5.6 acres) and is zoned
Commercial Office (CO). Project construction would occur on the north portion of the project site due
to steep slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the
south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the
site would be provided off of S 38th Court.
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VALLEY VIEW PROFESSIONAL
OFACE DEVELOPMENT
4XX SOUTH 37TH STREET
RENTON, WASHINGTON 98055
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PIBIPW TlICIINICAL BBIlV1C1!8
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--------------
• CITY OF RENTON •
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-086, SA-H & ECF
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way, ste 210
Renton, WA 98057
Valley View Professional Office
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated
parking and landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned
Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep
slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the
project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer and a
category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
South of S 37th Street, west of S 38th Court (parcel 3023059111)
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. Project construction shall comply with the recommendations contained in the geotechnical report
prepared by GEO Group Northwest, Inc. (dated December 6, 2006).
2. Erosion control shall be installed and maintained during construction in accordance with the Department
of Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Storm water
Management Manual.
3. The storm water detention system for this project shall be designed to comply with the requirements found
in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control
-a.k.a. Level 2) and water quality improvements.
4. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 for each new
average weekday trip attributable to the project prior to the issuance of building permits. This fee is
currently estimated at $46,425.00.
5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of
new commercial building area prior to the issuance of building permits. The fee is estimated at
$13,832.00.
ERe Mitigation Measures Page 1 of 1
,-----------------------c---------
:lANIEL O'BRIEN, DDS, MS •
September 20, 2007
Ms. Jill K. Ding, Senior Planner
City of Renton
1055 South Grady Way
Renton, W A 98057
RE: Valley V iew Professional Office
File #LUA07-086
Dear Ms. Ding: .
• 1.
P'EDIATRIC DE.NTISTRY
Diplomat. American A('adcmy of PediHtrit~ Dcn~istry
---------------
Thank you for your professional and informative letter of September 13 in which you discussed the restrictive access from
the subject property to S. 37'h Street. During the construction phase of our adjacent property in 1984, even though it is a
much smaller project (remodel of an existing vintage structure), the city and fire department did allow an alternate access
to S. 37'h because of the extreme difficulty in backing up semi's and other large construction trucks out of a busy street
such as S. 38'h Court with parking on both sides. Due to the overflow of the employee hospital parking, S. 38'h Court is.
normally full on both sides of the street. In addition, illegal parking occurs every day on Talbot, too close to the
intersection, which makes it impossible to see traffic coming north on Talbot at a high rate of speed. A temporary
construction access to S. 37'h Street must be provided and later a gate for fire access could be put up at the conclusion of
construction: Otherwise; I'm afraid that it is just not feasible for construction trucks to be expected to back out or try to
turn around to exit along S. 38'h Court, particularly with cars parked on both sides of the street. Medic'al offices on both
sides of38'h Court should not be expected to be restricted in parking ?r access during the construction period.
I believe there was a sunset c1au~e on the ~estrictive covenant not allowing access to S. 37'h Street. Do you know what that
date is? This property is located in a major medical park associated with Valley Medical Center, and eventual egress to S.
37'h should be part of the long term plan for this medical park.
In the original improvement to S. 38'h Court in 1984, our property was one of four parcels in the medical park which paid
for the development of the sidewalks, utilities and paving of the street. The street is now, of course, owned by Renton.
The asphalt surface is starting to break down. in places where there are significant cracks and porosities in the asphalt. I'
can only expect that during a season of construction with heavy trucks, this road will break apart significantly and some
repair should be planned for the surface of this road, in whole or apart, after the construction of this new 26,000 sq. ft.
office building. This street has not yet been subject to excavating equipment or high gross vehicle weight trucks such as
will be necessary in the construction of a significant project such as ·this.
Once again, I am delighted that the developer is stepping forward to do this project arid we will be happy to cooperate in
any way possible as a neighbor: However, I think it's vital that a better plan be put forward to mitigate the traffic and
construction impact toS. 38'h Court. I would welcome the opportunity to meet with you to walk the property and discuss
the construction access problem.
Daniel N. O'Brien,'D.b.S;, M.S.D.
Owner .' ; I " -
400 S. 38'h Court
, ., " . , "
'. • , • ,~~ I '; : '
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400 South 38th Court, Suite A Renton, WA· 98055 425·255·6008
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•
ENVIRONMENTAL DETERMINATION (& PUBLIC HEARING)
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Valley View Professional Office
PROJECT NUMBER: LUA07-086, 5A-H & ECF
LOCATION: South of 5 37th Street, west of 5 38th Court (parcel 3023059111)
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review for the construction of a
26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and Is zoned Commercial
Office (CO). Project construction would occur on the north portion of the project site due to steep slopes. a
class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the project site. A
class 2 stream requires a 100-foot buffer. a category 2 wetland requires a 50·foot buffer and a category 3 wetland
requires a 25·foot buffer. Primary access to the site would be provided off of S 38th Court.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be flied In writing on or before 5:00 PM on October 1, 2007.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton
Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON OCTOBER 9,2007 AT 9:00 AM TO CONSIDER THE SITE PLAN,
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS
PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
••••
Kathy Keolker;Mayor: .
. '. September 14, 2007 . , -,
.. ' 'SinhNguyen . . . .
.. ;Valley 'view Profes'sional Development; LLC
. ',:607 SW Grady Way, ste 210' .
Renton, WA9805?
: SUBJECT:· Valley .view. Professio'nalOffice
iUA07-086,SA"H&ECF
Dear Mr. Nguyen: ' ...
, . '.'. , :
·.~IT~OFRENTON
PlanningJBuildinglPublicWorks Department·
. Gregg Zimll1.erman P.E.;,Admini~tr'-tor .
This letter is. wiitten on behalfof ih~'Environnienial' ReView. Committee, (ERC) to advise'you· that they, . '
" 'have completedJheiirevi~w or thesubjeCi project imd hilveissued a thresholdDetermin~tionofNon,. '
'. ;
,.' Signiflcance-Mitigated'withMitiga!ionMeasures, Please refer io SectiimC ofth6 enc1osedERC'Report,
and Decision for alist,oftheJ\1itigationMeasures," ,'.. . , , ; ,
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" . I, Appeals. of the, envi~onmental.· d.e,t~rminatlo:n D1u~tbe, .fi,led,lnwritillg oDor.before 5:00 "PM o~
'October.l; 2007;: Appealsniust be filed in Writing togetner with the required $75,00 application fee with: "
..•...... , .', Hearing Examiner, Ciiy,ilfRent()n,i055'S9utl),'Gi-~dY'\yay, Renton, WA98057, ,Appeals tOlthe
' .. ' ...... "Eximiirieiaregovem~d ,by. City of. R~ntol1'MUnicijJ~l:Code section 4+110:B: . Additional information .
" , -. " '. '.' regardirigthe:appeal process,may'ile obtJiinedfr<im.tIie~erit()ri CjiyClei-k'sOffite; (425) 430,6510, .
· . " ,. '-' --: ":'" .: ., , .... ". ,', ' .. ::: ,,: .. ,'\', " -. '-, " -'. '.-.' .., . '.. '. . --, ~ :' !' '.. . ,.'
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. . " .. ".. ,A Public Hearirig will be', held'bythe~entonHearing, Examiner' inthe·C.ouncil,Chilmbers· on. the '.,' .'.'
· '." •. se,:eritbt1o~r oCpty l!"all, 1055 SoutJi Gra~yWay; Rel!ton;Washington, on October 9; 20Q7at9:0'0"
., .... Mito consider the Site Plan. TheapplicaJitorrejJresentative(s) of the applicantisrequiredto be p~esent ...
" . ". ,iit the public hearing: A copyofthestaff repcirt~ll te tnailedlo you one week before the hearing .. If the:·' '. '.
, EnVironmental Deterrllin~tio~isappealed,the ltppealwill ,Be ·heard as part of this public hearing.' , . " -. ,', ,. .,. . -,'. , -',
: .. : .' ~
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.Thepreceding inforIDatiori' will assist you 'in pliUming'for implementation of yo~r project and enable you, • '.
,to' exercise YOUf, appeal rights .morefuiIy, }fy6u.c!100set,o:do: sp,'if you have any, questions or desire .,'
CIarific'ation of the aboye,'plea'~~ ~all rile at(425)"~O~72I~, . '. '.' ><
. For the El1virom'rientaIReview;Cornnlittee,: '. : . , ~ -',. '. -.
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Senior Planner' .' .
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Kathy Keolker, Mayor ..
September 14, 2007 .
, Wa~hiilgtonState
• Dep~rtn\entofEcology
·.Ertvif(~rimental. Review.Section .' PO Box 47703 . . .
. Olyrripia, WA 98504·7703
.. Eilviiortmeiltal Dettmniilaii6ns .
'. ,.' 'CIT-,<:>F:RENTON
., . . ..
. . Planning/BuildinglPublic Works Department
. . Gregg Zimmerman P.E"Administ~ator ...
;~ ' .
. " Transinitted'herewith isa copy ofihe Enyironmentitl Deterinination for the following project re~iewedby .
the Enyironinental Review Committee (ERC),on September. 10; 2007: .' . . . .' ,. . , . . . . .
DETERMINATION OF NON,SIGNIFICANCE -MITIGATED
" "
PROJECTNAME: 'Vall~yViewPrllfessio~~IOffice
PROJECTNuMBER:I;uAO?086,S~'I-I ~EC.F. . .... , ". ." , '.
LacA nON; " South,of S 37th Street;west ofS 38th Court (parcel 3023059111 ) '.'
DESCRIPTION:. " Tlieapplicant ,is: requesting Environmental,(S];jPA) . Review for .the.
. ,'construction, Of a. 26;600·' square, foot': combination' general. offici'and'.
'. , "' ~
,:. \ m~ili~itlliieotal :ofric~.j,uiIdingand a~so~iated' parking' ~nd ia~dscajiing
"iinprovemenis.Theprojecfsite tcitals 244,807square'feet (5.6 acres)and,is' ",', .,. ',.',,' ..... ~
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"zoned cominei:~lal-.Oftic~(CO): Project cinlstruction w~ulil occur ont~e , .
'northporilQn'~fUieprojec,t site; dlleto.ste~p~lop.es, a clasU stre~m, a .. '
'.,' '" :'categorYZ ·wetland;,and'acatego,.y3 lvetIaIidocciipying the. south' portion'
'". ·opheprojects':te::Ac.la~s 7 stream req~ires~iOO.foot buffer,. category 2 .
wetlahdrequires:1i 50·fooi'.bufferaod a categofy.3 wethind requites a 25· ,
foo(bJiIer.:Priin~rY· ac~ess. to,thesiie",o~ld' be. prilVideloffOfS 38'th'" durt; .... '. -':,,:.','" .' ,.. .. "
; .... , ,
•. ' ;AP~eillS . of theen~ironinent~idete;Ii.inati()~:nuist lJefiledi~;~riting6n !lr:lJ~f~re's:oo: p~,on" .
.,October 1,2007, Appeals must befi"id in \Wtirig together with the required $75.00 application fee with: ". ,. ,
: Hearirig Examiner, Ciiyof. Renton; 1055 South Giady ,WaY"Renton, W A 98057{' Appeals' to· the .. '
ExamiIie~ are goyerned by CitY of Rem ton MuniCipal C~d~,Section4·8·11O:B., Ad4iii6hal iriformation . ;".
, regarding the appeal ptoceSs maybe obtained frointhe Renton' City Clerk's 'Offi~e; (425)430·6510:. . ... , . .' -'".. . ,.;.-., .
. . ". : ~ ~ " . '-',
If you have questions, please'callrne ate 425) 430c7219 ..
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, Seriior Planner
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--'WDFW,StewaitReinbold . .'. . . ,
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WSpOT,NorthwestRegion .•.. · . , .; ~ .. :,
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. " ~ .. ··,$:~i~~~r~~titr~~·5~l'io.,~~a~~~I,;o,~~tC:on~urri~';.:. ~:HE~D,OF'THE CUR:YE
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DETERMINATION OFNON·SIGNIFICANCE~MITIGATED
'MITIGATIONMEASURES ", .
APPLICATION NO(S): .
. APPLlyANT: .
.......
, LUA07 c086, SA,H& ECF
8inhNguy~ri . ..' .' . .'
ValleyView ProfessionaIDevel<ipment, tLc ' .. ,
607SW,Grady Way,sts 210 .. ,.,.;
Renton;,WA 98057.' .
"':'," ' '. ,
Valley View Professiona(Office , . '".' ' " ,-, ;
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. . construction of a 26,600 sq
.' ,.' '. parking .and landscaping im,,,' ·nv"m'enl.
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< .Commercial Office' (CO), Project lOnrllilrr"lOlinn th,e'projElct site':duel()'Sleep , , ",
slop~s; acl~ss 2· stream, ,a category 2
project 'site, A c.lass2 str,eam requires a 100., ,Inr,l' U~~.~s~:ti;att;;~~~~l~
category 3 wetland requi~esa 25.foot.~uffer, Pri>l1alrv.a
. LOCATION OF PROPOSAL:', 3~t1;~~i~~~;~r,m;~~i~~;lst
. LEAD AGENCY: ..
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aOljlic;ant' shall· p,ay Ihe,,~ppr()pri;lte : ~ire 'Mi!i~atio,nFeeba~ed'()n, a, r~le 'cif$0.t12per sq~~reil~ot <if ..
'lOomn"'"ci",l. bUilding ':area'prlor'to, the. Issuance ,01.' bUilding permits, .:TheJee 'Is./estlmated.· at. ..... " .' . ,-;;. ?".·t.';,··,:~:, ':-;:~':-:" .. ,;-;.':-,.~'" --.... ,.; .. : .. :-:"';.' ... ':.,'"' ..... _-.;: ..... :; .. ,,~:
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'. APPl.ICATION NO(S): •.
APPIJCANT:.
.• UjA07~0B6,SA-H & ECF' .
" ' .. :' '.-,' . ." "
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' .•. Binti. NguyenValleyView Professional Qev~lopnient,. LLG607 svy Grady .•
. '. Way,ste21 ORehton~ WA 98057 < .' .... : .....' .'. '0:.' .' .
" .: • . .~_ '. . . ': . ..' " , " ':'. I .. "
. PRbJECT;NAME:.· .' .\laJley",j~w PiQiesSi~n~LOffic~ ..' . , . \.,
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DESCRIPTION OF PROPOSAL: i." " . The-applic~ntisreqUestihg> Erwir6nnienial (SEPA)., Revi~w for·t;'~;·~ :'>
. '.' '. constructiono( f'l'f6 ;600sqlJare foot combination generalOffjce andmedicalldiHlt~loffice bli iJding:andassdciate~ ": .. ' .'
• p'!rkirig:ahd.landscapifl9·. i rnproverj]ents·.· The Project . site 'tota,ls 2~4·,897'squarefeet . (5.6 ,acres )'and. iszone'q'
Commercial Office, (CO). Project construction .would occur on thenmth portion· of the project site 'due' to sleep .
:,. . slopes,; a class 2 stream,'a f:ategory.2 wetland, and' a category. 3' wetland .occup.ying the south pprtion:of the'
. .... project'site. A class 2 stream requires a 100-foot Duffer,.a category 2 wetland .requires.a '50-foot buffer and a'
c. '. category 3 wetland requires a 25-foot buffer .. Primary access to the sitll would be provided off of S 38th Court. . .
.. "; •. ":.' \6~~TldN'6~~PRbPOSAL; ••...•........ >.soUth:of S37~h ~tre~t,~est ofS38tti c~urt(parCeI30230591iJr
"".-' .', ,";" ~".': ;_; .. ,,:~:.<~)~~l:~~,~~~I'fi:~,.::\~~~ ':,' ,", . ".','J ... .' .\"" ",", ,',:
.:;LEADAGEJ\i¢Y:.' ...... '.. •... .•.• ";:lnJrl;~rtY<sU'{enton '~""YI";: ". ." .' ... ' < .... '. . .... .
. ,-.:, '.' ..:.~~I(:~~'.~:~~~~~~nr~~;1i~~~;jli~~~lP~:'r;c~~~.kS .,1 . , .. ' <, •.....••.
..' ......• Ii. ; .'. '. ", ." ,' ••...... " .. " ",.l{~"~~tiCrY!tlb(es,tbAp1i'i~~'lt:f\':; ';.' ......... '. '., '" '.' ...... . .... '.' .......... 'c,>
, , .1'. : Th~ follf>w{ngnotes. ar~s l!iJp/lime.r,tal'lijfof{l!att'lf. Pf.'l.r.!9.,e,flf{.'J'!i...0rljU(1r;tiiinfw((h the en,{ironm.f3nt.lil det*!rrilin~tion:) ,c
, '.1. ,'.;." iB,eca~~et.flf3~e,/?ote~~rf! pr~v.ld{!d~~'':r-'!!lIDau,?t:'~O'1lr;'t'J,~r _ a.re~rot ~U~J~f3ct to tlleiappea/proc;,~~s:.for, .... i '"
< . .... .'. -:'e ,',.' "'J'l: :",ii'! ~T1vlw!!menta"deter(!1!nat,ons;. ,' .. "'.. ......, ". ""'.: ":'
'.""'. ' .... : .... :.'.' .. ' ',:' ''''If'''''~}1 __ q''''')'~ifri1rl111' 1':!J:r:!".-··:t':,.xi(,;h'·"i" "~ " , .. ,' .
...... '\I~·nn.i28\,i " ....... : ......•...... ,/ .......... ::;:~«,>::·.S:~,~;~~ij~~~<;, ,:'~, · •.. ·/h?l':·· .. ,'." .' ................. '," ' ..... '
1.··.RMC section4'4;030:C.2 limitshaGlh'ours,il'etween .8:30 am t~3:30 .. pm;"Mondayth·roughFridaY.ui1less otherwise' • . .
. ...•... ·c; •• ···.approv.ed.by·the. t)evelcip,inentSe~i~i~)9.i~1~19,n: . .{fh(l'be"eloll~}{e~(s,~r;ice,s,lD Ivision . rt;.sllrves, the rightto iesci(lci the .
.... ·.,approvede~tendedh~;ul hour,S at!J~y';!I()1e]:C?rn.pl~nt~;are~~c.j'!r~ed' )~41· " .... '. ....... ,> ' ....... , ."
, ~ ' __ ." '-,. "")',-': "",.","': ': <tll~' ':\''' .. ','' ,:",11". :~ ,Ii!':" l .-."j,.,.' l'''~l' -• , . ._"_." ", " -. . . ,,',., /_~.Withinthirty. (3p)days.ofco.rnpl~tism.ofg'raQtngworJ<;\t?tappli~ant"shil.!llhydroseed.or plant ali appropriateil(oun<j ....,.' ";" .
. cover over any portion of the' site that is graaed"qC'cleared:of veg~tation and where no further construction work will . . "
occur within ninety·(90) days:~lternative measureS'such,a's.mulch, sodding, orpl~stic covering as specified.in the. ,',
" " .i:urrenfKing·CountY. Surface WateFMa'nagementD~sign ManuaLas adopted by the.City of Rim ton may be proposed. .';
"': ...•. b~tw~enthe:daies.ofNovember;1stand.M!irch31stof eacnyear. Tne OevelopmenlServices Division'sappl'OVal of' ... "
this, work is required prior to firial.inspiOlctiohand:appro,<al qlthe permit:..'.· ' '. '.
'3: c~~;n~rbiai:rn~lti-fa~iIY;'ne~'Si~gle:i~;nil§ and other ridnr~sid~ntia' cori~truciion activitiesshal; be restricted ;0 the.>
.' ... ' hours betw~en seven o'clock (T:OO).a'rl) .and.eighto'Clock(8:00) p.m ,;M?ndiiytliroughFriday.Work on Saturdays
..•. shall oerestrictedto:thetioursbetween .nimio'clock(9:00) a.m. and eighto'ciock (8:00) p.m. No work stiallbe .
·..permitte~oriSunqays.;: '; '..: '. •....... • . . .<, ':' . . ""
'4. 'AII'lal1dscadingSh~il b~ irrig~tedbyan ~pprovedirrigati~n'syst~mpricir tOfi~al6ccupancy permits.'·
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:.' '5:" c~:Sii~ PI~.~.for~~~-Fir~ ·.~Iann. ingi.s.i~ed: to .b~,· sUbrnit;ed f;rYOur·.~r~j~ct· pri. ·.iissuan~~·.~;;~~ildi~9 "oLp~n~y;:!< ? .. \.,:
", ' -.,: • '~' > • '
Building .. " " .
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· ,. "1. . Building, Electrical, Plurnbing and Mechan'idal perrnits will be·recj'uired.
',' .,.'."..., • ........, !.< • :,'-" : .
. --,',
j.·'nie Wate; Syst~m Developrnent Charges are based bn a (ate 6f$0.273 x. the toial square feetet tM building .site.',. .' '.: '
, .. ·t=stirnated f!3e based'of1itieentire~ite.plal]is $67;000. (2M,a07 sq;.feet.x $0.273),PaymentoffE1.eswilibe require,d
.. :.. "prior to issuaiigeqf building perrnit. Square foot~ge ohvelland.s fI]?lybe exemptfro.rn sy*rn deyeloprnent.fee ' .. '
". calclliations. Aj'iplicant will· need·to identifY square footage of wetlands.' " .....>.. . '. . . c', ....
. '2; ·PrEilirniriary'~reflci'wreqUiredby.thefiredeparirnehiiS 2,000gp~. T0q hya;~ni~ ~;e reqUi;e~ tl> serve:ihis'Siie:one., " '.' ..
:hydrart slialibEl withii:1'150. f~et andorieaddillonalshall'b~ withir;I'~OOfee, ofthintructure, . . . '.' ..'. .'
' •• ".: ,.' ":'. • ,',-I .' :' . .';:.' .; . ". ".:: .', . ':_ :','. .' .1." ••• _',: _. ", , • e'" _.... .' . , ","... . . "" ,':. '.~"
· :.3:' ·Existing. hydrants'approved,to becountedas'fire protection shall be retrofitted with:a quick disconnect Stem: ·fitting if. '. ' .. <
'.' . . not' already installed.:Note 'oli pian'it'requirec( Show locaiions' of all exisiing tiYdrants.:·;· . ,. ..' . .' . " ."
"", ,.': " ... _~,',,'" .': •• :", ".'_ r v')"'. ,\' .:. · .. ,~, A water'main extension is iequired:onsite. :. ... ,. . ... ' . '.. .. ." ".. . . ...
.' 5. 'ft. fire spr;riklerSyste~is recj~ired(f,s~pa;~ieutiii~yper~it ind ~ep~rat~Jilan~.'I<iI~b~reqUifed forij,!l.ins;aHation~f :.:<.'
'. : "~' .: the (ioupledetector .check valye as~ernbly.to theflre sp.nnklersystems; AI! devlge.slnstalied sh$1I b!l per the latest '.' .. ' .. .
'. , ... ,: .. Dep.artfl]erit of Health "Approvi;;dList"cif Backflo;Yjereifeh!i()n;,G,~¥lces.yivil.plan~ shpw.l.ocation ofd~vice .andshould .. ' .... ' .
. ' .'. :.' note: 'IS~par~te.p.I~,,\s~nd.utiUty p~r~itJw;gp~V~J~~stallatioWf9.~f.ir~ .Sp~inkler.Sy'st~rn. viill ,be .req~lre~·\ For ::'"
" . " .:. OI!)CVA·lnstaHatlons InSide the bUlldlng,.appllcant' shall· subrnlt'a cQPy~of;the.rnechanJcal.plan, shOWing the location. and: . : " , -". -.' --. . • " . ", ".~ .. ~ 't>\., -'. "~,:", . ,,' ',A ., ." "," .' '," ,--" . .
• " installation of.the backflow assernbly,~nsi~E1~the rn~sDan.ical ~g,~rn.~lnst~ll~ti~{l'~hall be,i~ a.cco~danc,e with the yity of'"
.c.·;' . ,Renton's requirernents.·DDCVA sh?l!1 be Instalilld'lmrnedlately alter.the Rille has pass,ed through the bUilding fto~r. ,
; '.", '.: '., :~.~lab.ln~tal!a;tion6fdeVi,~eS .• sh.al! ~?;iR·the')1.,b.:ri~.~nta.lpo. ~itio.n. ': pnI Y>'".; ~'~;"\\'.':::'., .. :.:. '.:. '. >:. .'..... '.,. '''','' '." . .. . " " .. ~ " "r--.·· .. 'i~ .r )..\;. ,."",,,'
, " ... :6" .:L:~.n!:lSC<lpeiriigation sys.tem$:~il! fequ i~~FS?8.~tfte,perrii i~' f@tt.l.!i irrig~tio~rnelllrand apprci~ed ba(:kfIO~"I'~evice i~.':,' .:;
,\_' :.-;:,} "'/:~'~·,r~.~u~~~~',_~O.,~~.,I_~~.~~I.I,~~: .A. ·~~~~~ir~·:~~.r~JLj~!~~~~~~~.~~'~~?~~:):::)::":'~ .. ,/._.~ I~' ':.:'\\"~" :'."" ::,: :': .:-".-',/ .• >~ .:'.-. '.; .. ~"."; r::"'~
"',> ',; t:·}UUd,ings. thate~ceed. 30 feet inneig~t)Vl~ ;~~u ~~;,af~:~9.~f!~~~E!yiC~.tof~d~staILe~.,Of! ,dorn.e~tic~at~r :,~eter;., ., .•. , ':: ........': .:
· ; .. '.·;a., .A Reduced.'Pressure BackfloWAssernbly (RI"Bf.\):wiU'.I~e required to ljelJn!;tall.eq',wlth. the3-mch dorne!;tlccornpound. :' ","'<,watermet~r " "'. .:X':::\\;'f;{;':~~ i~:~~\','~l/)Q~"'Jl':::' . ..' .' ',~.
· Plan~eview' SAN IT)l.RY 'SEWERl;\,:i )jl"~'::'\'~;."·;;·:: ~., :<""<' :~~f' y( ", ',> .•• . .... . '." > ',',. .' ," .
· ,.'.:'._ :-,', " .' .. : .' ,.", ", -".1',,' \;'I..,"":~( -f.,: ,,~::-,~_ ; '; :--<."",'{\: )-·,;rf.", . :'. ,_ ..... , ,r','
.... , '. ,1 ..• The Sewer: Systen:' Developrnent ,Charges~!!!e,bas!ld·:9.na'rate 'of$O:)42'xthe t~tal squar~ feet, of tile buU(ji,ng site .. "
".:. ,,: Estimated.fe~s based:6n the entiresiteplaiHs$~.?;O,09:·(24.4;·a97"sq':feet'>c$O.142).PaYf'(1ent oHees willbere.quired .
. . ' prior to issuance otbuilding permit .Square fooiiigeof, wetlatids''irlaybe,exernpt.frorn systern:developrnerit fee. '. ' ..
,', . '. 'ca,lculations, ApplicantwilLneed to ideritiiysquare (obtage' oh"etlands·. ..' '. . .. '. ". .
2 ... If f()6d ~reparati~nf~cilities~~e' p;ciPosed,a~re'a~~trap o(grease i~terceptcir. ",ill ~e~!3ciUired.it is not apparent on ihe
,'.,,;. '.plansprovided:· ' ,,"., ,'.' .. .' . . . . .. " -,'-.
. ' 3.· Parking garagewill:ie'qu!r~ flbor drains by thebuild,ing department a~d ~hall~e cmmectildto the. sanitary sewer '.; .
· \." .sys!ern, Flqws sh:allbe dire9ted through floor drainsthat areinstalle(j in,accordancewiththeUnifmrnPlurnbing Code .. ,
, .to an 'interior or exterior oil/water separator. The separator sliall,lie sized to rneet a'rninirnurn 15-rninute retention tirne "
for peak·.flows antiCipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The. .' .
".:. . type of interceptor shall' baas manufactured:by·Pipe ·Inc:;. Utility Vault Inc" or.approvedequal. Theoil/water'sepa'rator
, : ands'izing cak:ulationsshall be shown·onttlecivildrawings .. , ::. '. ,.':, .' .,' .. ', " ;'.
, --, .,' - . , ". . -' . 'I" ' • • {. ,.".. •
"". 4~Sidesewer;haii be a rninirnurn ot2%Slope. . ...
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Plan Review~ SURFAcEVVATER • ,. <
"1. Th~ Surla~ W~tersyst~rn' Devel;p~entCtiarg~sarebaS~d(ma rate~f'$O',265 ;<the tbtal square feet of th~new .
· . c .irnperVious.sufface area ot.·the site. Payrnentof fees will be' required prior to ,issuance of building permit.·· . ..: ..
:~, "'A,d;ainage report frorn 'Ex~eltech Consulfing d~ted July16, 20()7ha~b~~lis~brnitted.prelirninaiy r~\(ieWindicatesihe'
report add~esseS'detention and water quality .if! accordance with.the 2Q05 King County SurfaceWater ManuaL.··
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.' ERC' Advisory Not~s . . " :: --. . .. '
.. "Page 2013 '.'
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-----------------------------------------------------------.. " ./~ " . , ' . " '.,'.,:. '3.·separate'ist~uctura,·p,ans~wil, .• ~Jir~dJooes~L,tiedfOrreVieW~~9~pIJal~ria~r'a b~Hdirigpe:r~iif~; the·'
proposed underground vauII:Spef:ial.inspectionfr6m Iheouilding department \liillbe required/ ' ..... ,,' '. .'. .
4: " E;~SiO~ '~ontroi; sh~il~~rriPIY witj,;D~partine'nt 6fEC~169Y'S' n\:ost~urr~~t Stor~~~;erMaD agerTlentM~~~~I",· .
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Plan Review '-TRANSPORTATION" " .'\' .':'-.' : ,"';.,
·····j'~:ReqUi(~l1ie'nt~t6i~prove·anddediCaieadditionalri9ht~f\oVayin~:37ihstr~et.~as ~~~nw~i~ed:by~nadmini~;rative" ..... : ;'.'
decisioriapprqvedby'Neil Watis; Director, of Development?ervices. '. '.' • .';' ." ....: ' ..
. 2 .....••. pr\~~ry~~~essto i~~.~it~0illbefr6rn\Re~xistin~~dva\er~~;~wa;i~ s.; 3,81~. Stre~t : S~CO~d~rY~~t;~s~ill.b~ fiQi"s.,··· .'."
3,7 .. SIreeLAccess dnv\lway .fr0n1 S 3? SIreetwl1i be .g~ted... , < . ' . . . , ..... ,." ." •... " .. ' .
. 3. ". Atraitidan~ly;r~ h~S beensubih iited; and;i~c~rr~ritly ~i1iierf~~iew,. prelirrii~aiy' revi~i:indi6~t~s:hoad~erseim ~a~ts
• 6r improven1enis;in Talbot Road will be require.dasipart()f this.de.velopment ., • '. . . . .
'.;-~. ""-';'~'" ". ;.:-.,~>~." .-.-..... ,: .'~"':'':-'' ".:":: .. !"~-.:,.'; '.~' ..... ~ ...
L ,." ., ... , • Plan:Revieiv~ IvllSCELl:ANEOUS. ' .':, :,' '>:.. ,.."., ,....'
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.1:G6nsiructi~~ ,PI~p' indipaiinghaQlrouteilrld. hplirs~coi,s~rui:tib,!pours'and a t~affic c~ntrc,l :Pla.ns,h.all~e .SUbrnitte~. for ,';
. apprQvalpriqrto ariypermitbeingi~sued,··'.·'·· •.... , , ......•..•••........••. , .•..•.•...... , .... ';' .. ' ' .... ,. .......•..•.•. ' .. " .• ' ~;. , .',
2: .' Ariyio~~el'i~5:pr.r~tai,ningWalls:gr~ate~:tha~4feet'i~j,~ight to~~:bu illd' auri.rigcon~ir~~\i6n of ytii iti~~iequires ,ii, ,
··'.sepilratebuilding permi!submittal with s1luctur1l1 CillCulCitions. ana shall have the follow,ingsepa(ate note sh~n be •...
. " . included on tne civil'plan: '~Alicensed engineer Witb'ge<i:t~clihic,a!.exp,ertisen1~stberetain~dJciip~oposedrockeries .',
. '. gieate~ tlian four feetinheight'the~ngirieer;iilust monitOrrcicke?y":-c,\lnsiruction arid; verify :in :writin~ that the rocker,y ....... '.,
was cohstryctedingerieral' aC<iOrdan_C:~v.:it&~~~ ~iiih]~dS ~affd~i!h:r1'iii£~erSlJppl~J1:,en!~i"recornme~diitions~ i~ca . " '. ,
professional manner and of com·petent'an.9 suita.lile,material.;"'· . f.' ~ _~, .'" ' ". """, -" ;.,",' "'" .', ': .,"" .,' .', ' '. . , I~".. :. ~h,~ I;~'''''' , "~'" , •.• :,J.' ll\ ''\ . :'F?lan:R~vi~w-GENERAl:':-' '.~ ;,,\ X?:· "; '''\~'),'i'< ,",
· ": .. , ... ; "' .. " '.' ",'" "';!) ',., . .1:,1 , .• 4~..~ ... · .. ·~r.'··· .. ' . ,> 1. ;Anplan~;i;h~lIi:o;;formto'theReAidj,'Drafting§iai'dars.:"m,; .... ; \; ;"Ii>. ' ' •..•.... '. . :''; .',
· ' '. :--" " .:< ,'<:': ";: ':'" .. :.'/::.:,,.', ,; \,,;, i';,7f' '~"-' ).) ::~~( ... :, ~ti\:··>.!>;,~,~i\ut~lI~~~'~;:%1\;~\'~,?:·:;~!,;;,.:;" ;'.'. ;, .,', ~'" ,/j;,:, /' :~~ . ,:':.:, '~' > ", ,-, . :,'"~.";,,, ',':. ~ ',->" > :'.: :;. '" "::, \,' <:' .. :
" '2. ;AlI'reqUiredutllity.· dralnageand'street1ImproVements(wlltregUi. separate,Qlansutlmlttals prepared accQrdlng>!oClty, .. ' , 'of Rentondri'ifting' ~t~ndardsby'~ liceriseifCf\til:ErigM~el'f~~C'" '.' f' '1!:<' .If' ',:,<';;: •.. :: "": ::,>""
~ :."', -:''',' ",',,> :',' ___ ;._: -.' ":,' -'~'."-''',, _ c' ,,:';"', < '_" ,:\1" .'-:,: ".-,:" .\\,-.:, ';1;1.\'~~A~j' -:li\~li'" ,,:', ':~1i\~~-. ,,',' ,: .. ,i" ,.":,' "":'''''''i\~j .';; '/ ',';' ,"",'_, ~:' ':\ ."'. _!,'-,,'/::'''' ',,' -,,'.'" 0",: ~' ,-. .1: ,: ,," , ;
: .3" '; ·.Sepanite .per~ itsand.fees.for· Sid~,SeV(~\Water<ri1ei~rs,;I<l,n~~CaPe,.~i!9i!,li}Jn~'Ji\lters;: <!nd. <lriy, tia9kftowdllyiCE:s.Viijl'.
be requIred. ' \\ ,1ft"" \ 1t" ' , ~ -, i" M\{r'J1i,O,'d';!{ " " ' , , -,;' A,~ ).4.',0(, '. ' pJ,!",: L," ',.1' 0"' , • •
'.4: 'When pla!1s are complete three copitl,sof the;dr~wiQgs.,two c.opie~·ofl)heiarai,nage rep<;>r:t; a constr.ucti<;>n estimate and , .....
: .....•. applic8!ion fee. shall bes~bm ittedClt!~::~i~jf11Ipor9§uhJ..ti\~::~fe~~()r,~s~tlet is attai:.hedfor. YOUru~e.\l.ut:pri,Oi.lO .... .... . '. "
.. prep;rin:,' a Check,' ,ltls,(e~Q~l1len~~dt~'C~~~~5':~~~~1~? .f35.~f;~.;,?-tl"1~teng~;era.le~ b~ th~perl11lt' system.; .... , . ,.' .
. , .. 5: 'APPIi2a~ts:hall,b.E!re~p'Onslbl~'f9,r;Se~unng, ease;:~~~,:!~r,\R~~!lc'ytlli!ieS;On the~fOJ7c\Slt~ .. ' ,/ •.•.. ' .. '. " , "
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· ,ERG'AdvisorY Notes'
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• • CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S): LUA07-086, SA-H, ECF
APPLICANT:
PROJECT NAME:
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way, Ste 210
Renton, WA 98057
Valley View Professional Office
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated
parking and landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned
Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep
slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the
project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer and a
category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court.
LOCATION OF PROPOSAL:
LEAD AGENCY:
South of S 37'h Street, West of S 38 1h Court (parcel 3023059111)
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 1, 2007.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Gregg Zimmerman, Administrator
Planning/Building/Public Works
September 15, 2007
September 10, 2007
q/loh
Date
9'-10 -07
Date
. David Daniels, Fire Chief
Fire Department
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mape. For additional re,ulaUona In OverlllY
Diltrict., plel.e Ice RIle 4-3.
PAGE# INDEX
:ttNIEL O'BRI~N, DDS, MSt
August 29, 2007
Senior Planner
Development Services Division
1055 South Grady Way
Renton, W A 98057
IPIS
Pf<:J)IATRIC DENTISTRY
Diplomat. American Academy of Pediatric Dentistry
RE: VALLEY VIEW PROFESSIONAL OFFicE/LUA07-086
Dear Senior Planner:
We are pleased to see that deveiopment is going on 'with the professional property adjacent to
Vailey Medical Center. We welcome the development of this property. Our only concern is that
there be sufficient planning for the tremendous number of additional vehicles that will be present
on site during the construction phase. As this is a large piece of property, certainly parking can
be provided for the construction vehicles. Otherwise, the sole access street (which is 38 th Court)
will be constantly jammed making it impossible for the ingress and egress of patients who are
, visiting the two professional offices on 38 th Court. Parking is already full on the main street of
Talbot from the hospital all the way to 38 th Court. '
I would also suggest that an egress be provided off of 37 th ' Street for fire vehicles as well as
construction vehicles. I am sure that you have 'already considered'these parking and traffic
factors, but I wanted to assure ~Oli. that there are quite a number of patient trips which are
currently using the parking on 38 t Court. "
Thank you for your kind assistance.
Sincerely, _
1)ANe)~;V
Dr. Daniel O'Brien, Owner
400 S. 38 th Court,
. ',' i' . ,.
. ",
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400 South-38th Court, Suite A Renton, WA 98055 425·255·6008
t.J
• •
STATE OF WASHINGTON
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 3 0 2007
RECEIVED
DEPARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION
1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501
Mailing address: PO Box 48343 • Olympia, Washington 98504-8343
(360) 586-3065 • Fax Number (360) 586-3067 • Website: www.dahp.wa.gov
August 28, 2007
Ms. Jill Ding
Senior Planner
Development Services Division
1055 South Grady Way
RentonIW Al98057
In future correspondence please refer to:
Log: 082807-07-KI
Property: LUA07-086, SA-H, ECF Valley View Professional Office Development
Re: Archaeology -Survey Requested
Dear Ms. Ding:
We have reviewed the materials forwarded to our office for the proposed project referenced above. Based
on its location and topography, the area has some potential for archaeological resources. While the scale
of the development is small, we recommend that a professional archaeological survey of the portion of the
project area that will be developed be conducted prior to ground disturbing activities. Identification
during construction is not a recommended detection method because inadvertent discoveries often result
in costly construction delays and damage to the resource. We also recommend consultation with the
concerned Tribes' cultural committees and staff regarding cultural resource issues.
These comments are based on the information available at the time of this review and on behalf of the
State Historic Preservation Officer. Should additional information become available, our assessment may
be revised. Thank you for the opportunity to comment on this project and we look forward to receiving
the survey report. Should you have any questions, please feel free to contact me at (360) 586-3088 or
ScotL Williams@dahp.wa.gov.
Sincerely,
Scott Williams
Assistant State Archaeologist
(360) 586-3088
scott. wi lliams@dahp.wa.gov
CC: Laura Murphy, Muckleshoot Tribe
Charlie Sundberg, King County
City of !ton Department of Planning / Building / pUb/lorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~nllml0 Oev. COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007
APPLICANT: Valley View Professional Development LLC PROJECT MANAGER: Jill Ding
PROJECT TITLE: ValleyView Professional Office PLAN REVIEW: Jan lilian
SITE AREA: 244,807 square feet BUILDING AREA (gross): 26,600 square feet
LOCATION: S of S 37'h Street, W of S 38 'h Street (3023059111) I WORK ORDER NO: 77793
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable' Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water LighVGlare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airporl Environment
10,000 Feet
14.000 Feet
B. POLICY-RELATED COMMENTS
/!;O kz~v
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
~"I
) Signature of Director or Authorized Representative Date .r I
\
City of !ton Department ~f Planning / Building / pUblilorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 30, l!JIIW:LUI"M •
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007 CI1Y OF RENTON
APPLICANT: Valle View Professional Develo ment LLC PROJECT MANAGER: Jill Din
PROJECT TITLE: Valle View Professional Office
SITE AREA: 244,807 s uare feet
LOCATION: S of S 37'" Street, W of S 38 th Street (3023059111)
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medicalldental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court. .
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Ught/G/are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cu/tural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
GovcfZNt N6 Cc>PtE= )006 IISC
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
City o.nton Department of Planning / Building / pu&orks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AU
DATE CIRCULATED:
SITE AREA: BUILDING AREA
LOCATION: S of S 37 th W of S 38 th Street
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable Mo," Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earlh Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals TransJJ{Jrtation
Environmental Health Public Services
Energy! Historic/Cultural
Natural Resources Preservation
Airporl Environment
10,000 Feet -14,000 Feer
\3
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Dire~u~o~epresentative 10-'1-01
Date
--------------------_ .. --_._---
l
"u.lcCT LUA07-086, SA-H, EC
Valley View Professional Office
City of Renton Department of Planning 1 Building 1 Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
(Continuation)
POLICE RELATED COMMENTS
13 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To
protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site should have security lighting, and any construction trailer or
storage area should be completely fenced-in with portable chain-link fencing. The fence will
provide both a physical and psychological barrier to any prospective criminal and will
demonstrate that the area is private property. Construction trailers should be kept locked
when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw
when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes
and storage containers should be secured with heavy-duty padlocks and kept locked when
not in use.
"No Trespassing" signs should be posted on the property during the construction phase.
These signs allow officers, upon contact, to provide a verbal warning to trespassers that
should they be contacted on the property again, they could be cited and/or arrested.
COMPLETED COMPLEX
All exterior doors should be made of solid metal or metal over' wood, with heavy-duty
dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If
glass doors are used, they should be fitted with the hardware described above and
additionally be fitted with a layer of security film. Security film can increase the strength of
the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry.
Access to the back of the buildings should bb limited, preferably with security fencing, as
these areas could be vulnerable to crime due to the lack of natural surveillance by passersby.
It is recommended that the commercial areas be monitored with recorded security alarm
systems. It's not uncommon for businesses to experience theft and/or vandalism during the
hours of darkness. An auxiliary secu rity service could be used to patrol the property during
those times. It is important to direct all foot traffic into the main entrance of the buildings.
Any alternative employee entrances should have coded access to prevent trespassing.
Page 1 of 2
If there are payphones out. the businesses, it is recommend*hey be outgoing use only.
Public payphones tend to.tract drug traffic and having on""'the ability to call out on
payphones severely hinders this type of activity.
All areas of this project need to have adequate lighting. This will assist in the deterrent of
theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe
pedestrian travel for customers utilizing the businesses.
The structures should have building numbers clearly posted with numbers at least 6" in height
and of a color contrasting with the building. This will assist emergency personnel in locating
the correct location for response.
Landscaping should be installed with the objective of allowing visibility -not too dense and
not too high. Too much landscaping will make customers and employees feel isolated and
will provide criminals with concealment to commit crimes such as burglary and malicious
mischief (property destruction).
It is key for a complex of this size to have approf-lriate lighting and signage. "No Trespassing"
signs should be posted in conspicuous locations throughout the property, including entrances
to the property and parking areas.
Of particular concern is the parking garage. The parking garage at Valley Medical Center is a
common target for theft from motor vehicle, and structure of this one sounds similar (there
are no site plans included in with this master application package).
I highly recommend that the developer have a Renton Police Crime Prevention
Representative conduct a security survey of the premises once construction is complete.
Page 2 of 2
r • • City of Renton Department of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Po..r-~<i COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007
APPLICANT: Valley View Professional Development LLC PROJECT MANAGER: Jill Dinq
PROJECT TITLE: Valley View Professional Office PLAN REVIEW: Jan lilian
SITE AREA: 244,807 square feet BUILDING AREA (oross): 26,600 square feet
LOCATION: S of S 37'h Street, W of S 38 th Street (3023059111) I WORK ORDER NO: 77793
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan approval and Environmental (SEPA) Review for the
construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and
landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project
construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a
category 3 wetland ocupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland
requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th
Court.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Element of the
Environment
I
~
I
Probable
Minor
Impacts
Probable
Major
Impacts
Mo,"
InformatIon
Necessary
f'trCtc:l--twvJtpar--RY2 IMi<1lZec,/ ~~Cvv}d~ C&h-zvvlr
.-frYIdu~ OVhVl€d-7V/IIJ--, 'P-tR-;).., P--U~ P.t~1 ~I
C. CODE-RELA TED COMMENTS LJ
~ aAL-1'VO.,I/lIY\ pO~ h ItVJ&.
Signature of Dire?or or Authorized Representative Date ..
• •
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE: August 16, 2007
LAND USE NUMBER: LUA07·086, SA-H, ECF
PROJECT NAME: Valley View Professional Office
PROJECT DESCRIPTION: The applicant is requesbng Administrative Site PI~n approval and Environmental
(SEPA) Rev;ew for the construction of a 26,600 square foot combination 9t'f1eral atI,ca aoo medical/dental office bUilding
ami associated parlIlng and landscaping improvements. The project SIte totals 244,807 square feet (5.6 acres) and is
zoned Commercial Office (COl· Project construction W<luld occur on the north portion 01 the project site due 10 steep
slopes, a class 2 stream, a categol'l 2 wetland, and a category 3 wetland ocupymg the south portion 0/ the project sit". A
class 2 stream Ill'quires a Too.faot buffer. a category 2 wetland ~uire$ a SO-/oot boffe! and a category 3 wetland requires
e 25-1001 buffer, Primary access to the site wouk:l be prOYidad off of S 38th Court
PROJECT LOCATION; South of S 37'" Street, west of S 3Bth Street
OPTIONAL DETERMINATION OF NON_StGNIFICANCE, MITIGATED (DNS-MJ: As the Lead Agency, the City of Renton
has determined that sJgnlllcant environmental Impacts are unlikely to result from the proposed project. Therefore, as
permItted under the RCW 43 21C.110, the CIty of Renton is using the Optional ONS-M process to gM! notice that a DNS-
M IS likely to be Issued, Comment periods for the project and the proposed ONS-M ere Integrated into e single comment
periQlj, There will be no comment period following the issuance of the Threshold Determination of Non-Slgnlflcance-
MItIgated (DNS-M). A 14-<1ay appeal period wililollow the issuance 01 the DNS-M
PERMIT APPLICATION DATE: August 13. 2007
NOTICE OF COMPLETE APPLICATION; August 16, 2007
APPLICANTIPROJECT CONTACT PERSON: Blnh Nguyen, VaUey View Profnslonal Development LLC;
Tel; (425) 226-3522; Eml; btnhn(gorbarchltects.com
Pennits/Review Rllquesled; Environmental (SEPAl Review, Hearing Examiner Site Plan approval
Roquellad Studlae: Geotechnical Report, Wetlalld/Stream Study, Drainage Report and
Traffice AllalYlls
Location whsre application may
be "viewed;
PUBLIC HEARING;
CONSISTENCY OVERVIEW;
ZonLng/Land Un:
Envlronmenlill Documenllo that
Evaluate the Propa.ed Project:
Development Regulation.
Uel'<! For Project MItigation;
PlannlnglBuUdlnglPublic WOrt.1 Department, Development Servlcel
Division, Sinh Floor Renton City Hall, 1055 South Grady Way, Renton, WA
96057
Public hearing is tentatively scheduled tor Octgber 9 2007 before the Rentgn
Hearing Examiner in Re~lQn Council Chambers, Hearings begIn al g,OO AM on
Ille 7th floor 01 Ille new Renton City Hall located at 1055 South Grady Way.
The sublect Site is designated Commercial Corrldo.-(CCI on the City of Renton
Comprehensive Land Use Map and Commercial Office (COlon the City's Zoning
M.p
EnVironmental (SEPAl CheCklist
The project Wlil be subject to the CIty'S SEPA ordinance, RMC 4-4.(130
Development Guide~nes and Regulallons, RMC 4-6-030 Drainage and olller
applicatlle codes and regulations as appropr"'te
Propol8d MItigation Measures: The following MItigation Measures '>Ifill likely I:le imposed on tile proposed prOJecl
These recommended Mlllgation Measures address project impacts not COIIered
by existing codes and regulallons as cited above
7he appllcent Will be reqwred to pey the appropHete TranSp<lrtalion Mltigalion Fe6:
The epplicant w,1I be raquired ro pay the ~pproprrate FIf9 Mrligaliofl Fee:
The apprrcafll will be f9quired to pey Ihe appropriate Parl<$ MJ/iga/ion Fe6:
Erosion control shell be requirod 10 comply WIth III" 2005 Depaf1ment of Ecology Siormweisr Management
Mafll.le/:end
Stormwa/l/rconlroJ sllall romply w'th the 2005 King County Surface Water Desigfl Manual.
,Commentll on the above Ippllcltlon must be lubmlttad In writing to Jill Ding, Senior Planner, Development
ServIce. Division, 1055 South GllIdy Way, Renlon, WA 98057, by 5:00 PM on August 30, 2007, This matter is allo
tentatiVely scheduled for a public hurlng on October 9, 2007, al 9;00 AM, Council Chambers, Sevenlh Ffoor, Renton
City Hall, 1055 South Grady Way, Renton If you are interested in attendLng the hearing, please contact the Development
Services DiviSion to ensure that the heanng has not been reschl/duled at (425) 430-7282, II comments cannot be
submitted in wribng by the dall! indicated above, )'{)U may sllll aPfl8ar at the heanng and present )'{)ur comments on the
proposal before Ihe Heanng Examiner, 11 you have questions about Ill," proposal. or wish to be made a party of record
land rt'tCelVe addItional in!ormatlon by mail, please contact the project manager. Anyone who SUbmits written comments
'>Ifill automatically become a party o! re<:ord and WIll be notifIed of eny decision on this project
CONTACT PERSON: Jill K. Ding, Senior Plannar; Tel: (425) 430-7219;
Eml: jding@cl,ranton.wa.us
PLEASE iNCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would like to be made a party of record to receive further information on this proposed project. complete
this form and return to' City of Renton, Development Plarlning, 1055 So Grady Way, Renton, WA 98057.
Name/File No_: Valley View Professiorlal Of/lce/LUAD7-086. SA-H, ECF
NAME
MAILING ADDRESS:
TELEPHONE NO.:
CERTIFICATION
I, ~ @'if"R.... , hereby certify that..3.-copies of ~he above UU'CUIJI~~~~"\\_,,
were posted by me in -3-conspicuous places or nearby the descnbed property
DATE: 8·,,,·tq
A TrEST: Subscribed and sworn before me, a Notary Public, in and for the State of W'lShiington resiidir'~n .n\
'5po -rf1p ,on the ;;lO ""-day of (2. 11 ' , '" >l
• • •
CITY OF RENTON
. CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 16'h day of August, 2007, I deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This
information was sent to:
Name Representing
Agencies -Env. Checklist, PMT's, & NOA See Attached
Surrounding Property Owners· NOA only See Attached
Sinh Nguyen -Accpt Ltr Owner/Applicant/Contact
(Signature of Sender).:...: _____________________ _
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act for ~(I.\I>l\>.~and
purposes mentioned in the instrument. $ ...... ~NN ~~
:or . ",~~~I;!!.
I I -",." or.:c;." Dated: 8' ~()f(D . :r f ~... .~,.~
or the Sat's ington ;,~
; S - -1'"
Notary (print):J::l~~:..i.>P~...I:1J2..l:U!.~"2----~~<J\~~~,, Af:~~It'-?_~fJ~~~~E_
My appointment expires: ~ - \ '\ -I 0 II/ "$' 111t1\\\\,,"'"
Project Name: Valley View Professional Office
Project Number: LUA07-086, SA-H, ECF
template -affidavit of service by mailing
/111 OF W"S " ... ~
11111\\\"""
Dept. of Ecology'
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region'
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers'
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers'
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
• • AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept. •
c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 160·h Ave SE 39015 -172"' Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
Duwamish Tribal Office' Muckleshoot Cultural Resources Program'
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172"d Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division' Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olvmpia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72"d Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner 3190 160·h Avenue SE
700 Fifth Avenu~, Suite 4900
PO Box 34018
Bellevue, WA 98008-5452
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
template· affidavit of service by mailing
855860013504
AASHIEM WALLACE L
17420 SPRINGBROOK RD
RENTON WA 98055
855860018503
BATES VERLA M
9603 SOUTH 175TH ST
RENTON WA 98055
302305904500
CODER MARGIE
409 S 36TH ST
RENTON WA 98055
855860019501
HILL REBECCA
515 S 38TH ST
RENTON WA 98055
302305913105
HOSKIN THOMAS J
9370 46TH AVE SW
SEATTLE WA 98136
302305905309
LOKEN MARK
417 S 36TH ST
RENTON WA 98055
302305904401
NGUYEN PHUC N
3623 TALBOT RD S
RENTON WA 98055
507000018006
REMY JOHN J
408 S 37TH ST
RENTON WA 98055
302305905408
SEAFIRST BANK / REIS
WARD #6298162
PO BOX 34029
SEATTLE WA 98124
507000017008
THOMAN STEPHANIE
404 S 37TH ST
RENTON WA 98055
• 302305905200
ACIERTO DOMINGO C+NATIVIDAD
412 S 37TH ST
RENTON WA 98055
507000014005
BLISS SHIRLEY A
3604 SHATTUCK AVE S
RENTON WA 98055
302305910903
FRARY LYNN R MD
3764 SW 171ST
SEATTLE WA 98166
507000015002
HILLMAN LAWRENCE D+NANCY L
3620 SHATTUCK AVE S
RENTON WA 98055
302305904005
HURST GERALD A
C/O REESE PATTY
3619 TALBOT RD S
RENTON WA 98055
761680030001
MILLER DANIEL E
9612 S 177TH ST
RENTON WA 98055
302305911000
OBRIEN DANIEL N DR
10127 SE 16TH PL
BELLEVUE WA 98004
855860020004
ROSS DAVID
521 S 38TH CT
RENTON WA 98055
302305911109
SPRINGBROOK OFFICE PARK
PO BOX 2401
KIRKLAND WA 98033
761680029003
VALLEY MEDICAL CENTER CREDIT
UNION
3915 TALBOT RD #211
RENTON WA 98055
• 507000001002
AGOO SILVER D+GRACE T
3621 SHATTUCK AVE S
RENTON WA 98055
507000005003
BOSTICK HARRY G
3527 SHATTUCK AVE S
RENTON WA 98055
507000002000
GILLILAN ANNE LIVING TRUST
3615 SHATTUCK AVE S
RENTON WA 98055
507000003008
HOANG BAYT
3609 SHATTUCK AVE S
RENTON WA 98055
507000004006
KUMARAN RUDRA+SAVITRI
3603 SHATTUCK AVE S
RENTON WA 98055
312305902602
MOSHIRI SOHRAB+YASMAN
10232 NE 10TH ST
BELLEVUE WA 98004
312305906504
PUBLIC HOSPITAL DISTRICT # 1
VALLEY MEDICAL CENTER
PO BOX 50010
RENTON WA 98058
302305905507
SANTUARIO JUAN CARLOS+CORONA
ROSA
411 S 36TH ST
RENTON WA 98055
855860019006
STRAND DALLAS+KATHLEEN R
507 S 38TH CT
RENTON WA 98055
507000016000
VICTOR B
400 S 37TH
RENTON WA 98055
• •
plibrary.property.pir plibrary.property.pin_address.a plibrary.property. plibrary.property.rpacct_view.TAXPAYERNAIV
3023059026
3023059034
3023059037 416 S 36TH ST
3023059040 3679 TALBOT RD S
3023059043
3023059044 3623 TALBOT RD S
3023059045 409 S 36TH ST
3023059047 3517 TALBOT RD S
3023059052 412 S 37TH ST
3023059053 417 S 36TH ST
3023059054 3721 TALBOT RD S
3023059055 411 S 36TH ST
3023059060 3605 TALBOT RD S
3023059095
3023059109
3023059110 400 S 38TH CT
3023059111
3023059120
3023059131
312305902617600 TALBOT RD S
31230590653901 TALBOT RD S
3123059085
3123059136
50700000103621 SHATTUCK AVE S
50700000203615 SHATTUCK AVE S
5070000030 3609 SHATTUCK AVE S
50700000403603 SHATTUCK AVE S
50700000503527 SHATTUCK AVE S
5070000060 3521 SHATTUCK AVE S
5070000070 3509 SHATTUCK AVE S
5070000110 3510 SHATTUCK AVE S
5070000120 402 S 36TH ST
5070000130 408 S 36TH ST
50700001403604 SHATTUCK AVE S
5070000150 3620 SHATTUCK AVE S
5070000160 400 S 37TH ST
5070000170 404 S 37TH ST
5070000180 408 S 37TH ST
7616800070 17710 TALBOT RD S
7616800080
76168000909613 S 177TH ST
76168001009625 S 177TH ST
7616800290 17620 TALBOT RD S
7616800300 9612 S 177TH ST
76168003109622 S 177TH ST
76168003209630 S 177TH ST
7616800330 9720 S 177TH ST
8106301170
8558600030 3608 TALBOT RD S
8558600035 3614 TALBOT RD S
8558600040 3620 TALBOT RD S
8558600125 3704 TALBOT RD S
85586001303710 TALBOT RD S
8558600135 500 S 38TH CT
CITY OF RENTON
PUBLIC HOSPITAL DIST #1
98055 PEREZ DEOFAVENTE C+SUSANA
98055 HURST GERALD A
WILSON PETER HARRISON
98055 NGUYEN PHUC N
98055 CODER MARGIE
98055 SHUCK COLETTE V
98055 ACIERTO DOMINGO C+NATIVIDAD
98055 LOKEN MARK
98055 SEAFIRST BANK I REIS
98055 SANTUARIO JUAN CARLOS+CORONA ROS
98055 OSBORNE KIM R
WILLIAMS JOY
FRARY LYNN R MD
98055 OBRIEN DANIEL N DR
SPRINGBROOK OFFICE PARK
WILLIAMS JOY
HOSKIN THOMAS J
MOSHIRI SOHRAB+YASMAN
98055 PUBLIC HOSPITAL DISTRICT #1
VALLEY MEDICAL CENTER
4A DEVELOPMENT CORPORATION
98055 AGOO SILVER D+GRACE T
98055 GILLILAN ANNE LIVING TRUST
98055 HOANG BAY T
98055 KUMARAN RUDRA+SAVITRI
98055 BOSTICK HARRY G
98055 HARVEY RICHARD D & FRANCINE
98055 MOSS KATHERINE E
98055 LERNER VICTORIA P+JOSHUA D
98055 BEAN BRAD ERIC
98055 BERG BRIAN D & ANNABELLE L
98055 BLISS SHIRLEY A
98055 HILLMAN LAWRENCE D+NANCY L
98055 VICTOR B
98055 THOMAN STEPHANIE
98055 REMY JOHN J
LOMBARDINI VICTORIA
VALLEY MEDICAL CENTER CREDIT UNION
ANDEBRHAN BEYENE+WAINNIE ASHAIL
CHINN DEAN MARK
VALLEY MEDICAL CENTER CREDIT UNION
MILLER DANIEL E
JONES-POWELL RUBY L
SAETEURN SAENG+LAI
LE HOAI T+TU VAN
POINTE @ TALBOT HILLS HOA
98055 MATNEY CINDY C
98055 LOVE BRUCE
98055 HIATT RONALD D JR+JOLENE M
98055 FOURNARAKIS NIKOLAOS
98055 PRASAD FLORENCE
98055 AASHIEM WALLACE L
• •
8558600140 517 S 37TH ST
85586001453709 MORRIS AVE S
85586001503715 98TH AVE S
8558600155 516 S 38TH CT
85586001703716 MORRIS AVE S
8558600175 3722 MORRIS AVE S
8558600180 600 S 38TH CT
8558600185 501 S 38TH CT
8558600190 507 S 38TH CT
8558600195 515 S 38TH CT
8558600200 521 S 38TH CT
8558600205 601 S 38TH CT
8558600210 609 S 38TH CT
8857670040 3917 TALBOT RD S
8857670050 3921 TALBOT RD S
8857670060 400 S 43RD ST
8857670070 4033 TALBOT RD S
8857670090 4011 TALBOT RD S
8857670100 400 S 43RD ST
8857670110 3915 TALBOT RD S
•
98055 SIMULESCU DOREL+MARIANA
98055 PACLEB ROBERT M+MYRA JOYCE
98055 TRUE JAMES F
98055 MOORE ERNEST+CLARICE
98055 THOMAS THERESA L
98055 HANSEN DOUGLAS J
98055 LIN MEI-CHUAN
98055 BATES VERLA M
98055 STRAND DALLAS+KATHLEEN R
98055 HILL REBECCA
98055 ROSS DAVID
98055 HEITZ JOANNE C
98055 SUTTON MAX 0
98055 PUBLIC HOSP 0ISTR#1 KING CO
98055 PUBLIC HOSP 01S#1 KING CO
98055 PUBLIC HOSP 01ST#1 KING CO
98055 AHP OF WASHINGTON INC
98055 PROPERTY MGMT NW
98055 PUBL HOSP 0ISTR#1 KING CO
98055 PUBLIC HOS DISTR#1 KING CO
0121'::'/ "'11 t...
70 l>~ ?" .... $HITT"". •
City of Renton
LAND USE PERMIT
PROPERTY OWNER(S) TELEPHONE NUMBER AND E-MAIL ADDRESS:
NAME: Valley View Professional 425-226-3522 Binhn@orbarchitects.com
Development LLC
PROJECT INFORMATION
ADDRESS: 607 SW Grady Way #210
PROJECT OR DEVELOPMENT NAME:
CITY: Renton, WA ZIP: ga05,?, Valley View Professional Office Development
TELEPHONE NUMBER: 425·226·3522 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
Lot 4 of the Renton East Valley Medical Short Plat
APPLICANT (if other than owner) 4xx South 381h Court, Renton, WA 98055
NAME: Same • KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
COMPANY (if applicable): 3023059111
EXISTING LAND USE(S): Vacant I Undeveloped
ADDRESS:
PROPOSED LAND USE(S): Business I Medical I Dental
CITY: ZIP:
TELEPHONE NUMBER EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Not Available c,;r'.J
CONTACT PERSON PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): NA
NAME: Sinh Nguyen
EXISTING ZONING: CO Comercial Office
COMPANY (if applicable): Valley View Professional PROPOSED ZONING (if applicable): No Change
Development LLC
SITE AREA (in square feet): 244,807
ADDRESS: 607 SW GradyWay#210
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 0
CITY: Renton, WA ZIP: 98057 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
Water @ 14,700, Power @ 50, Road/Util @ 6,936~ 21 ~
Q:web/pw/devserv/fonnsiplanning/masterapp.doc 06/11/07
, ..
CT INFORMATION (writ I)
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET PROJECT VALUE: 4.5 Million (ready for lenanl improvements)
ACRE (if applicable): NA
IS THE SITE LOCATED IN ANY TYPE OF
NUMBER OF PROPOSED LOTS (if applicable): NA ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
NUMBER OF NEW DWELLING UNITS (if applicable): NA o AQUIFER PROTECTION AREA ONE
o AQUIFER PROTECTION AREA TWO
NUMBER OF EXISTING DWELLING UNITS (if applicable): NA 0 FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL )2<{>EOLOGIC HAZARD sq. ft.
BUILDINGS (if applicable): NA o HABITAT CONSERVATION sq. ft.
SQUARE FOOTAGE OF EXISTING RESIDENTIAL :::>,:::SHORELINE STREAMS AND LAKES 166,275 sq. ft.
BUILDINGS TO REMAIN (if applicable): NA ,
:::>,:::WETLANDS (within slream area) sq. ft.
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): 2 floors@ 13,300 = 26,600
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NA
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): Net lease area = 21,920
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): Estimated at 60
LEGAL DESCRIPTION OF PROPERTY
Ilellal on sheet with the information ,.
SITUATE IN THE SE QUARTER OF SECTION ~, TOWNSHIP ~, RANGE_5_, IN
THE CITY OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1 .. eierJIlJ§ Site Plan Approval 3. 1,61 I' ; 3 jlh. S P8F!;lits
2. SEPA • 4. i<: ~ :611 .. 2 il (99 R! ~! ~2?)
Staff will calculate applicable fees and postage: $
Q:web/pw/devserv/forms/pJanninglmasterapp.doc 2 06111107
I
.' .
&OJECT INFORMATION (Contina
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Sinh Nguyen , dadare that I am (please check one) __ the current owner of the property
involved in this application or _X __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein contained and the information herewith are In all respects true and correct to the best of my knowledge and belief.
(Signature of Owner/Representative)
Q:web/pw/devserv/forms!planninglmasterapp.doc
I certify that I know or have satisfactory evidence that=;;;:,B~i:,n~h:"N~g~u~ye,;,n,,:::;=====;:-::
signed this Instrument and acknowledged it to be hislher/their free and voluntary act for the
uses and purposes mentioned in the instrument.
Notary (Print)I_'6e=::..>"-.It,-,--,'I\-, _L:::::..:. _Jho+L-""-'W7,-,-,---,,-S ,,-0 _,1\.. __
My appointment exPires: __ ,o-_-C1_d-_f{_I_o_'1--'-__ _
3 06/11/07
. , , " .....
----------------------------------~
• • Section / Township / Range -5E 30 23 5
Legal Description -
302305 I I I LOT 4 CI1YOF RENTON EAST VALLEY MEDICAL PARK 5P REC AF #
7808151009 5D 5P DAF-POR 5E V4 BEG AT 5 V4 COR TH N ALG C/L OF 5D SEC 250FT TH
N 89-0G-03 E 950 FT TO TROB TH N PLT N-5 C/L OF 5D SEC 421.49 FT TO WLY PROD OF
SLY LN OF TR REC AF #4G87718 TH 584-17-00 E ALG SLY BDRY 5D TR $ SLY BDRY TR
REC AF #4G4392G 813.94 FT TO WLY LN CO RD TH 5 OG-002-W ALG WLY LN CO RD
520.0 I FT TO N LN TR REC AF #4G9G849 TH ALG NLY LN 5D TR N 74-39-53 W G74.52 FT
TO ANGLE PT TH 5 89-0G-03 W I 05 FT TO TPOB
Q:web/pw/devserv/fonns!planninglmasterapp.doc 4 07/25/07
(j) AITAft1H'€r>r -rz. c t>frt-'.
C f1Z00Y of' ?tGt?/tvli; A VTHe:/jlIT/)
LIMITED LIABILITY COMPANY AGREEMENT
DEvELOPMENT
OF CITY OF RE:;"~NIIIiG
VALLEY VIEW PROFE!SSIONAL DEVELOPMENT, LLC AUG .1,3 2007
(a manager-managed Washlngton,Llmlted Liability Company) RECEIVED
Dated and Effective
as of
June 29, 2007
TABLE OF CONTENTS
Section 1. ORGANI~ON ................................................. ; .......................................................... 1
Section 2. INTERESTS .............................................. :.: ..... ; ..... ; ............................................................. 2
Section 3. MEMBERS .................................................................................. : ..... ; ................................... 2
Section 4. MANAGEMENT ................................................................................................................... 4
Section 5. CAPIT AL ................................................................................................................................ 7
Section 6. DISTRIBUTIONS; WITHHOLDING ........ : .......................................................................... 8
Section 7. FINANCIAL MATTERS ..................................................................................................... 10
Section 8. DISSOLUTION AND UQUIDATION ...................... ~ ......................................................... 10
Section 9. TRANSFERS; ASSIGNEES; SUBSTITUTED MEMBERS ............................................... 11
Section 10. WITHDRAWAL OF MEMBERS ..................................................................................... 12
Section 11. LIMITATION OF LIABILITY; INDEMNIFICATION ................................................... 14
Section 12. LEGAL MATfERS ........................................................................................................... 14
Section 13. NOTICES ........................................................................................................................... 15
Section 14. GENERAL ............................................................................ ; ............................................ 15
EXHIBIT A -MEMBERS; INTERESTS ............... : ............................................................................... 17
EXHIBIT B ........................................................................................................................................... 18
EXHIBIT C ........................................................................................................................................... 19
ANNEX 1 .............................................................................................................................................. 20
ADDmONAL TAX PROVISIONS .................................................... , .................................................. 20
Section 1. Income and Loss ................................................................................................................... 20
Secdon 2. Special Allocations ............................................................................................................... 22
Section 3. Calculation of Tax Distributions ................................................................................. ; ........ 23
Section 4. Gross Asset Value ................................................................................................................. 24
Section S. Tax Matters Partner ................................................... : ........................................................ 25 • • INDEX OF DEFINED TERMS
Adjusted Deficit 21 Member Nomecourse Debt 23
Agreement 1 Member Nomecourse Debt Minimum Gain
Applicable Percentage 24 23
Approved Distributions 8 Member Nomecourse Deductions 23
Assignee 12 Members 1
Available Cash 8 Net Income 21
Buy-Sell Agreement 2 Net Loss 21
Capital Account 7 Nomecourse Deductions 23
Capital Contribution 7 Nomecourse Liability 23
Cause 6,13 Percentage Interest 2
Class 2 Percentage Interests 2
Code 10 Permitted Transfer 11
Company I Secretary 25
Company Minimum Gain 22 Substitute Member 12
Depreciation 25 Target Account 22
Dereliction of Duty 6 Tax Distributions 9
Distributions 8 Tax Matters Partner 10
Distributions In-Kind 8 Transfer II
Gross Asset Value 24 Two-Thirds Vote 3
Income 20 Winding Up Year 21
Interest 2 Withdrawal Date 13
Judicial Review 25 Withdrawal for Cause 13
Liquidating Distributions 9 Withdmwal Payment 13
LLCAct 2 Withdmwn Member 13
Loss 20 Withholding 9
Majority Vote 3
rwTED LIABILITY Co~MPANY AGRE~NT
Valley View Professional Development, LLC.
This LIMITED LIABILITY COMPANY AGREEMENT (the "Agreement"), dated June
29,2007 (the "Agreement"), is entered into by Valley View Professional Development, LLC, a
Washington limited liability company (the "Company"), the persons signing below as members
(together, the "Members"), and each person who is subsequently admitted as an additional or
substitute Member of the Company and becomes a party to this Agreement (also "Members").
Section .1. ORGANIZATION
1.1. Certificate of Fonnation. The Company's Certificate of Formation was filed
with the Secretary of State ofthe State of Washington on March 27, 2007. The Members agree to
sign and file all other certificates, notices, statements or other instruments required by law for the
Company's formation and continued operation. .
1.2. Name. The Company's name is "Valley View Professional Development, lic".
1.3. Purpose. The Company's principal purpose and business is to own and operate
rental real estate, to conduct any other business activities as may be legally conducted under
Washington law, and to exercise all other powers necessary or reasonably connected or incidental
to that purpose and business that may be legally exercised by the Company.
1.4. Term. The Company's existence will continue until and unless the Company is
dissolved in accordance with Section 8.
1.5. Principal Place of Business. The Company's initial principal place of business
is 607 SW Grady Way, Suite210, Renton, Washington 98057. The Members may relocate the
principal pllice of business or establish additional offices at any time.
1.6. . Registered Office and Registered Agent. The Company's initial registered
agent, and the address of its initial registered office in the State of Washington, are as follows:
Name:
BinhNguyen
Registered Office:
607 SW Grady Way, Ste.210
Renton, Washington 98057
The Members may change the Company's registered office and registered agent at any time by
filing a statement of change, as required by RCW 25.15.020, with the Washington Secretary of
State.
1.7. Members. Each Member's name and address is listed on EXHIBIT A.
Page 1
Section 2. INTERESTS
1.1. The •• address. initial Capital Contributions. a.ercentage of the
Company's Interests held by each Member (collectively, the "Percentage Interests") is listed on,
which will be amended from time to time to reflect changes in the Percentage Interests, or the
admission of new Members.
2. I. "Interest" means the entire ownership interest of a Member in the Company at
any particular time, including the right of that Member to any and all benefits to which a Member
is entitled as provided in this Agreement, together with the obligations of that Member to comply
with all the terms and provisions of this Agreement. The percentage of the Company's total
Interests held by each Member (the "Percentage Interest',) is listed on EXJllBIT A, which will
be amended from time to time to reflect changes in their relative Interests, or admission of new
Members.
2.2. {Option a\:l Additional Interest •. Upon approval by a Two-Thirds Vote of the
Members, the Company may issue additional Percentage Interests in the Company to the
Investors or other persons, in one or more classes which have the rights, privileges, obligations
and preferences, and for an aggregate offering price. Each Investor or other purchaser must
execute and deliver (a) a purchase agreement in a form approved by the Manager, (b) a Consent
to be Bound by LLC Agreement attached as Exhibit B, and if applicable, a Spousal Consent in
the form attached as Exhibit C, and (c) a Buy-Sell Agreement in the form approved by the
Manager (the "Buy-Sell Agreemenf').
Section 3. MEMBERS
3. I. Classes. The Company will initially have one class of members. The Manager
shall have the authority to fix and determine and to amend the designations, preferences,
limitations and relative rights (including voting rights) of additional classes of Members (each a
"Class"). including those senior to or different than then existing Classes of Members.
3.2. Additional and Substituted Members. Additional Members shall be admitted
only upon approval of a Majority Vote of the Members. A Permitted Transferee of all or a part of
aMember's interest in the Company who is not already a Member shall be admitted as a
substitute Member with respect to such interest only upon the consent of the Manager .
3.3. Powers. Except as reserved to the Manager in Section 4.2, the Members have
(a) the power and authority to do any and all acts necessary or convenient to further the purposes
described in this Agreement, and (b) all powers and authorities, statutory or otherwise, possessed
by members oflimited liability companies under the Washington Limited Liability Company Act
CRCW Ch. 25.15) (the "LLC Ad').
3.4. Action without a Meeting. Any action that could be taken at a Member meeting.
may be taken without a meeting if one or more written consents setting forth that action are
signed by all the Members either before or after the action is taken and delivered to the Company.
Written consents will be inserted in the minute book as if they were the minutes of a Member
meeting.
Page 2
3.5. Mem6er Meetings. Meetings of Members are nofrequired, but may be called
by the Co~pany .or b~ .. Me~ber. ~o business sh~ll be transacte\liil any meeting of~.embers
except as IS specIfied ~ notice callmg such meeting. Members. conduct or particIpate in
any Member meeting through the use of any means of communication by which all Members
participating in the meeting can hear each other during the meeting. Participation by that means
will constitute presence in person at a meeting.
3.5.1. Notice of Meetings. The Company, or Member(s) calling the meeting,
.must provide each Member with written notice stating the place, day and hour of the meeting and
the purpose or purposes for which the meeting is called, not less than 24 hours or more than 20
days before the date of the meeting, either personally, .by confirmed facsimile or email
transmission, or by mail. Ifmailed, that notice will be deemed to be delivered two calendar days
after being deposited in the United States mail, postage prepaid, addressed to the Members'
address as it appears on the Company's records.
3.5.2. Quorum; Action. A simple majority of Interests will constitute a
quorum for the transaction of business at .any Member meeting, but, ifless than a quorum is
present at a meeting, a majority of the Members present may adjourn the meeting without further
notice. If a quorum is present when the vote is taken, the Majority Vote of the Percentage
Interests present at a Member meeting will be the act of the Members, unless the vote of a greater
number is required hy this Agreement, the Certificate, or the LLC Act.
(a) "MajOrity Vote" means the vote, approval, consent or other
action of Members entitled to act holding more than 50% of the Percentage Interests held by such
Members as of the date on which the event triggering the vote, approval, consent or other action
of Members occurs.
(b) "Two-Thirds Vote" means the vote, approval, consent or other
action of Members entitled to act holding more than 67% of the Percentage Interests as of the
date on which the event triggering the vote, approval, consent or other action of Members occurs.
3.6. Proxies; For any matter on which a Member is entitled to vote, the Member may
vote by proxy executed in writing by the Member or by its attorney-in-fact or agent. lbat proxy
will be effective when received by the Members. A proxy will become invalid 11 months after
the date of its execution, unless otherwise provided in the proxy.
3.7. Conflicts oCInterest. Each Member agrees that any other Member or any
affiliate of any Member may engage in or possess an interest in other business ventures of every
kind and description, independently or with others. Each Member authorizes, consents to and
approves of that activities, whether or not any that activities may conflict with any interest of the
Company or any of the Members. However, Members must disclose any activities that may
conflict with the interests of the Company or other Members, before beginning that activity. The
Members agree that neither the Company nor the other Members has any rights in or to that
activity, or any of its profits.
Page 3
Section 4. MANAGEMENT
4.1. Mana. Qnalificatlon. The Company will be m.ged by a "Manager'. The
Company will have at least one Manager at all times and may liave such other number of
Managers as may be fixed from time to time (a) by ihis Agreement, or (b) by the Manager with
the consent of the Members by a Two-Thirds Vote. Managers may, but need not, be Members of
the Company. The initial number and name(s) of the Manager(s) is set forth on EXHIBIT A-
MEl'v1BERS; INTERESTS.
4.2. Authority of Manager.
4.2.1. Generally. The Manager has the sole and exclusive right and power,
acting alone (except as provided in Section 4.2.3), to manage the business and affairs of the
Company, including the right and power to cause the Company to exercise any or al1 of its
powers under the Act and under this Agreement or as prescribed from time to time by any
resolution approved by the Manager and a Two-Thirds Vote of the Members. The Manager wil1
have any other duties and responsibilities prescribed in this Agreement. The Manager will
preside at all meetings of the Members.
4.2.2. Officers, Employees and Agents. The Manager may delegate any
duties and responsibilities to the Company's officers, if any. The Manager may hire employees
and independent contractors to perform services related to the business of the Company, and may
also appoint any other agents of the Company. and pay them reasonable compensation for their
services as fixed from time to time by the Manager. Any employee, independent contractor, or
agent hired or appointed by the Manager may be removed by the Manager at any time with or
without cause. .
4.2.3. Limitations on Members. No Member has, or wil1 be deemed to have,
any right to participate in the management of the Company beyond any Voting Rights held by
that Member, unless such Member is also the Manager. Unless authorized to do so by this
Agreement or by the Manager, no Member acting in that capacity wil1 have any power or
authoritY to (a) bind or obligate the Company in anyway, (b) pledge the Company's credit, or (c)
render the Company liable for any purpose.
4.3. Restrictions on Manager's Authority.
4.3.1. Two-Thirds Vote Required. Without the consent ofa majority of the
Interests, the Manager will not have the authority to:
( a) pursue any business purpose other than that descnoed in
Section 1.3 or take any action which would make it irnposstole to carry on the ordinary business
of the Company, except as otherwise provided in this Agreement;
(b) sel1, lease, exchange or otherwise dispose of al1 or substantial1y
al1 of the Company's property, other than in its ordinary course of business
(c) enter into or consummate any agreement concerning the merger,
consolidation or other business combination involving the Company ·with any other person;
Page 4
(d) take any steps to dissolve the Company, or
• l~an Company funds or assets to an.estor Member,
Manager, Assignee, or other Person;
(f) issue any additional Interests, except as provided in otherwise in
trus Agreement;
(g) require the Investor Members to make additional Capital
Contributions pursuant to Section 5.1.2.
(h) take any action that is contrary to tills Agreement.
4.3.2. Unanimous Vote Required. The unanimous affirmative vote of the
Members, in addition to the approval of the Manager, will be necessary for the Manager to: (a)
require any Member to guarantee Company debt, or (h) require any Member to make additional
Capital Contributions, or (c) take any other action requiring a unanimous vote ofthe Members
under this Agreement. .
4.4. Obligations of Manager.
4.4.1. Discharge of Management Duties. The Manager will discharge the
Manager's duties in good faith, pursuant to this Agreement and the Act. The Manager will
. exercise the care an ordinarily prudent person in a like position would exercise under similar
circumstances and in a manner the Manager reasonably believes to be in the best interests of the
Company. The Manager will cause the Company to conduct its business, operations and affairs
separately from those of the Manager, any Member or any Affiliate of the Manager or any
Member.
4.4.2. Time Commitment. The Manager is required to devote only such time
to the Company's affairs as the Manager reasonably determines is necessary to manage and
operate the Company and to perform the Manager's duties to the Company, using rus best efforts
to maximize the Company's success. The Manager, acting in an individual capacity, may engage
in any other activities without having or incurring any obligation to. offer any interest in such
activities to the Company or any Member, except that the Manager will not engage in any activity
prohibited under Section 4.4 or elsewhere in this Agreement.
4.5. Compensation and Relmbnrsement.
4.5.1. Compensation. The Company will pay the Manager such compensation
for acting as Manager and for performing services as an employee ofthe Company (a) as a Two-
Thirds Vote of the Members may approve, or (b) as set forth in any sepamte employment .
agreement between the Company and the Manager that is approved by a Two-Thirds Vote of the
Members.
4.5.2. Reimbursement. The Company will reimburse the Manager for (a) all
out-of-pocket expenses that the Manager incurs on behalf of the Company, including expenses
relating to the formation of the Company and amounts paid· to any person to perform services on
PageS
behalf of the Compariy, and any expenditures incurred by the Manager while conducting the
Company's business, a~) other expenses paid by the Manager th.lliil.re necessary and
appropriate to the cond.,fthe Company's business, including wi. limitation, rent and
other office expenses, travel expenses, compensation expenses of employees and agents,
accounting and legal fees, and general overhead.
4.5.3. Term. A Manager will hold office from the date of appointment under
Section 4.1, until the Manager resigns or is removed under Section 4.5.4 or Section 4.5.5.
4.5.4. Resignation. A Manager may voluntarily resign as Manager upon 30-
days' written notice to any other Mariager or Managers and to all the Members. Such resignation
will not constitute a breach of this Agreement. The notice will specify the effective date of the
Manager's resignation. Unless otherwise specified in any notice of resignation, the acceptance of
a Manager's resignation is not necessary to make it effective. The Manager may not voluntarily
resign as Manager without the consent of a Supermajority Percentage Interest of the Investor
Members (not including the Manager's vote to the extent, if any, that the Manager is an Investor
Member).
4.5.5. Removal. A Manager may be removed only upon the affirmative
unanimous vote of the Members (not including the Manager's vote to the extent, if any, that the
Manager is a Member) for. Cause. "Cause," means:
(a) the Manager has misappropriated Company funds or other
property, or
(b) the Manager has been convicted of, or has pled nolo contendere
to, any felony or any crime involving moml turpitude, or
(c) the Manager has engaged in illegal, dishonest, or fraudulent
conduct, not otherwise covered by this Section 4.5.5, that subjects the Company to material
financial loss.
(d) thl' Manager has not cured a Dereliction of Duty (i) witrun 30
days after receiving written notice specifying the Dereliction of Duty signed by Two-Thirds Vote
of the Members, or (ii) without further notice, if the Manager has been notified of a Dereliction of
Duty I or more times during the preceding 12-month period, or a total of more than 2 times.
"Derelicti()n of Duty" means the Manager's persistent neglect or material or cumulative
negligence in the performance of the Manager's obligations and duties under this Agreement, or
willful and repeated failure to perfonn the Manager's obligations under this Agreement.
4.5.6. Effect on Status as Member. The death or adjudicated incompetence of
a Manager who is also a Member will not affect its Interest. The resignation or removal of
a Manager who is also a Member will not affect the Manager's rights as a Member nor constitute
a withdrawal of the Manager as a Member.
4.6. Vacancies. Any vacancy occurring for any reason in the position of Manager
will be filled by a person approved by the Members by a Two-Thlrds Vote of the Members.
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"
4.7. Right to Rely on the Manager.
. 4.7.1. ~ature. Subject to obtaining any requir~roval of the Members,
the Manager's signature wil! be sufficient to (a) acquire and convey title to any Company
property, (b) sign any promissory notes, security agreements, trust deeds, mortgages or other
instruments of hypothecation, or ( c) sign any other agreements or documents necessary to
effectuate any provision of this Agreement or to carry out the purposes or business of the
Company. A copy of, or an excerpt from, this Agreement may be shown to the requesting parties
in order to confirm such authority.
4.7.2. Apparent Authority. Any person dealing with the Company may rely
(without duty of further inquiry) upon a certificate signed by the Manager as to: (a) the identity
of any Owner, Manager officer, employee or agent of the Company, (b) the existence or
nonexistence of any fact or facts that constitute a condition precedent to acts by the Manager,
any agent of the Company or any Owner, or that relate to the business or affairs of the Company,
(c) the persons that are authorized to execute and deliver any instrument or document of the
Company, (d) any act or failure to act by the Company, or (e) any other matter involving the
Company, any agent of the Company, or any Owner, that involves the apparent conduct of the
Company's business in its ordinary course.
Section S. CAPITAL
5.1. "Capital Contribution" means the amount of money and the initial Gross Asset
Value (see ANNEX 1) of any non-monetary property that a Member contributes to the Company.
Each Founder has made the initial Capital Contribution to the Company as listed on EXHIBIT
A. Except as specifically provided in this Agreement, no Member will (a) be entitled to interest
on any Capitsl Contribution, (b) have the right to withdraw or to demand the return of all or any
part of its Capital Contribution, (c) have personal liability for the repayment of the Capitsl
Contribution of any other Member, or Cd) have any obligation to make additional capitsl
contributions, loans or advances to the Company.
5.1.2. Additional Contributions to Fund Operations. If the Company needs
additional equity to conduct its business as contemplated in Section 1.3, then the Manager may
make one or more calls for additional capital contributions from the Members. However (a) the
total amount of the calls for additional Capital Contributions under this Section 5.1.2 shall not
. exceed the greater of $ or per each 1% of Interest, and (b) the Manager must
provide the Members with documentation of the. Company's use of the additional Capitsl
Contributions. The Members shall make any additional Capital Contributions under this Section
5.1:20n a pro rata basis in accordance with their respective Perceotage Interests within 30 days
following the date of delivery of such call for additional Capital Contributions or within such
other time frame as specified in the call for additional Capital Contributions issued by the
Manager.
5.2. "Capital Account" means the Capital Account established on the books ofthe
Company for each Member and maintained in accordance with the provisions of Treasury
Regulation Section 1.704-1 (b )(2)(iv). The Members wilJ make all determinations necessary or
appropriate to comply with that Treasury Regulation.
Page 7
•
5.2.1. Adjustments. Each Member's Capital Account will (a) increase with
Income allocated to the ~ber, and the Member's additional caPitalio~tribUtiOnS, and (b)
decrease with all distrib.s made to the Member and Losses alloc the Member. (See
Section 5.3 and ANNEX 1.)
5.22. Deficit Capital Accounts. Regardless of any differing custom or rule of
law, any deficit in a Member's Capital Account will not be an asset of the Company, and that
Member will not be obligated to contribute that amount to the Company to bring that Member's
Capital Account balance to zero. .
5.3. Net Income and Net Loss. After giving effect to the additional provisions,
special allocations, and limitations contained in ANNEX 1, Net Income and Net Loss will be
allocated among the Members' Capital Accounts for each taxable year so as to make, as nearly as
possible, the Members' Adjusted Capital Account (see ANNEX 1) balances stand in the ratio of
. the Members' respective Interests.
Section 6. DISTRIBUTIONS; WITHHOLDING
6.1. Distributions. The Members may approve the Company to make distributions to
the Members from time to time, as permitted by the LLC Act However, no distribution will be
made if prohibited under the LLC Act or this Agreement. "Distriblltions" means all Approved
Distributions, Tax Distnbutions, and Liquidating Distnbutions, collectively (as those terms are
defioed below). .
6.2. Approved Distributions. Except as otherwise provided in this Section 6, the
Company will only distribute Available Cash and Distributions In-Kind (defioed below) in the
amounts and at the times approved by the Members ("Approved Distriblltions"). The Company
will distnbute Approved Distributions among the Members in accordance with their respective
Interests on the last day of the distribution period, except as otherwise provided in (a)
Section 6.3 with respect to distnbutions to satisfy certain tax obligations of the Members, and (b)
Section 6.4 in connection with the liquidation of the Company or elsewhere in this Agreement.
6.2.2. "Available Cash" means all funds of the Company on hand or in bank
accounts of the Company that is available for distribution to the Members after provision has
been made for (a) payment of all of the Company's then-current operating expenses, (b) payment
of all of the Company's outstanding and unpaid then-current obligations, and (c) an amount of
reserves as the Members deem necessary or appropriate for Company operations.
6.2.3. DlstributlonS'ln-Klnd. The Members may approve the in-kind
distnbution of the Company's assets to the Members ("Distriblltions In-Kintf'). Distributions In-
Kind will be made based on the asset's Gross Asset Value (see ANNEX 1) on the date of
distribution, and in the manner listed for Approved Transactions. After any Distnbution In-Kind,
the Members may elect to (a) revalue the Gross Asset Value of all ora portion of the Company's
remaining assets, and (b) adjust the Members' respective Capital Accounts accordingly, in the
manner provided under this Agreement, in order to preserve the economic interests of the
Members.
6.3. Tax Dlstrlbntlons.
Page 8
, 6.3.1. No later than 90 days after the close ofea~hFiscal Year, the Company
will make cash diStribU.· s to the Members in order to cover paym.fthe amount oftax
incurred by the Membe a result of receiving an ailocation of the pany's Income or Loss
("Tax Distributions''). The amount of each Tax Distribution will be calculated according to
Annex Section 3. Members must have held interests in the Company at the close of the
applicable Fiscal Year in order to be entitled to a Tax Distribution for that Fiscal Year. The
Members will make every reasonable effort to ensure that for any quarter of the Company's
taxable year, Available Cash is no less than the aggregate Tax Distribution Amounts due to all ,
Members. However, the Company will not be required to make Tax Distributions more than its
Available Cash.
6.3.2. Tax Distributions will,be (a) deemed applied to any cash Approved
Distributions already paid during that Fiscal Year, and (b) applied against any unpaid Approved
Distributions, except to the extent that those distributions were required to satisfy the obligations
of the Company under Section 6.2 in respect of one or more prior Fiscal Years. This Section
6.3.2 will only apply for purposes of determining whether the Company has satisfied its
obligation to make Tax Distributions.
6.4. Liquidating Dlstribntlons
6.4.1. To effect the dissolution and liquidation of the Company under Section
8, the Members will distribute al1 assets of the Company to the Members in cash or in-kind in
accordance with Section 6.4.2 ("Liquidating Distributions"). Any Distributions In-Kind wil1 be
distributed based upon their respective Gross Asset Values on the date ofthe Liquidating
Distribution.
6.4.2. The net cash proceeds resulting from a Liquidating Distribution wil1 be
distributed and applied in the following order of priority:
(a) to the payment of the expenses ofliquidation and the debts and
liabilities of the Company then due, other than debts and liabilities owing to the Members;
(b) to the payment of debts and liabilities owing to the Members
payable up to the date that the distribution ofthe Company's assets is completed;
(c) to the setting up of any reserves that the Members determine are
reasonably necessary for any contingent or unforeseen liabilities or obligations of the Company;
and
(d) to and among the Members in proportion to their respective
positive Capital Account balances after all allocations have been made pursuant to this Section
6.4.2 and ANNEX 1 for all periods preceding that distribution.
6.5. Tax Withholding on Distributions
6.5.1. Compliance. The Company will comply with all tax withholding
requirements under Federal, state, local, or foreign law and will remit the'withheld amounts
("Withholding'') to, and file any form required to be filed in connection with that Withholding
Page 9
., ~th, the applicable taxing jurisdiction, In the event ofimy claimed over-Withholding, Members
WIll proceed against th_plicable taxing jurisdiction, and not agai~e Company, in'order to
obtam a refund of the tWned amount Each Member agrees to fun'lII!' the Company with any
representations and forms as will reasonably be requested by the Company to assist it in
determining the extent of, and in fulfilling, its Withholding obligations.
6.5.2. Payment. The Company will treat all Withholdings as Approved
Distributions. If the Withholding was not paid from actual distributions, the Company may, at its
option, (a) require the Member to reimburse the Company on demand for the Withholding, or (b)
reduce the amount of any subsequent distributions to that Member by the amount of the
Withholding. Withholdings reimbursed to the Company by a Member will under no
circumstances constitute a Capital Contribution.
Section 7. FINANCIAL MATTERS
7.1. Tax Matters. The Members will report all items of income, gain, loss,
deduction and credit of the Company, computed as proVided in this Agreement, on each
Member's federal income tax return. The Company's Tax Matters Partner, as required by
Section 6231 of the Internal Revenue Code of 1986, as amended ("Code"), is indicated on
EXHIBIT A (the "Tax Matters Partney"). The duties, authorities, and indemnification of the
Tax Matters Partner are set forth on ANNEX 1.
7.2. Accounting and Records. The Company will maintain records and accounts of
all of its operations and expenditures. At a minimum the Company will keep at its principal place
of business each of the originals or copies of the Company's (a) current list and past list, setting
forth the full name and last known mailing address of each Member, (b) the Certificate of
Formation and this Agreement, all amendments, and any prior versions of those documents that
are no longer in effect~ and (c) financial statements and fedeml, state, and local tax returns and
reports, if any, for the three most recent years. '
7.3. Related-Party Transactions Loans •. The Company may (a) obtain loans from
one or more Members upon that terms and conditions as approved by the Members, and (b) enter
into dealings with third parties haVing a financial or other relationship with any Member, so long
as that dealings are on terms no less favorable to the Company thari are afforded to unrelated third
parties in comparable transactions.
Section 8. DISSOLUTION AND LIQUIDATION.
8.1. Events of Dissolution. The Company will dissolve upon the first occurrence of
one of the following: (a) the written statement of the Members, or (b) the sale, transfer or other
disposition of all or substantially all of the Company's assets, unless otherwise determined by the
Members in writing.
Page 10
• •• •
8.2. No Dissolution. The Company will not illssolve ~pon the occurrence of any
Member's dissociationadescribed in RCW 25.15.130. Upon the.t of a Member's
dissociation, the busin'-'fthe Company will be continued by the ining Member(s) and by
the Member's successor, if any, including amendment this Agreement and admission of
additional members. In addition, the Company will not be dissolved upon any Member's
bankruptcy (voluntary or involuntary), dissolution, death, or permanent disability.
8.3. Liquidation upon Dissolution and Winding Up. Upon the Company's
dissolution, the Members will wind up the affairs of the Company as follows: (a) a full account of
the Company's assets and liabilities will be taken, (b) the assets will be promptly liquidated and
the proceeds from that liquidation applied as required by the LLC Act, and (c) upon discharging
all debts and liabilities, all remaining assets will be distributed to the Members or the Members'
representative(s).
Section 9. TRANSFERS; ASSIGNEES; SUBSTITUTED MEMBERS
9.1. Restrictions on Transfer. No Member will Transfer an Interest to any third
party, unless it is a Pennitted Transfer under this Agreement or under the Buy-Sell Agreement.
"Transfer' means any sale, exchange, transfer, gift, encumbrance, assignment, pledge, mortgage
or other hypothecation or other disposition, whether voluntary or involuntary. "Pennitted
Transfer" ineans (a) a Member's sale, transfer or assignment of an Interest to another Member of
the Company; (b) any transfer of the Interest by way of succession or testamentary disposition
.' upon the death of a Member or to a successor trustee or fiduciary; (c) the Transferofa Member's
Interest to a spouse or lineal descendent or a trust, partnership, limited liability company,
corporation or similar entity controlled by the Member for the benefit of that Member's spouse or
lineal descendants; or (d) the Transfer of the Interest to any parent or subsidiary of any entity
Member, the beneficial owners of which are substantially the same as the Member.
9.2. Conditions to Transfer. The Company need not recognize for any purpose any
assignment or Transfer of all or any frsction of an Interest, unless it is a Permitted Transfer and:
9.2.1. the Member has reimbursed the Company for all its actual costs in
connection with the Transfer, including any advice or opinion of counsel required by this
Agreement, or otherwise in connection with that Transfer;
9.2.2. the Company has received that evidence of the authority of the parties to
that Transfer, including certified corporate resolutions and certificates of fiduciary authority, as
its counsel may request;
9.2.3. the Member has provided the other Members with sufficient information
to allow them to determine that the Transfer will not result in any of the consequences referred to
in Section 2.2 and as to the effect of the proposed Transfer on the number· of beneficial owners of
the Company's Interests for purposes of Section 3( c )(1) of the Investment Company Act of 1940;
and
9.2.4. there has been filed with the Company and recorded on the Company's
books a duly executed and acknowledged counterpart of the instrument making that Transfer
which represents that those Transfer was made in accordance with all applicable laws and
Page 11
regulations (including investor suitability requirements) and that in all other respects is
.. satisfactory in form awubstance to the Members. •
9.3. Assignment.
9.3.1. Statns of Membership. Any Member that assigos all of its Interestlo a
third party who is not a Member (an ''Assignee''), will cease to be a Member. However, unless
and until the Assignee is admitted as a member in the Assigning Member's stead, the assigning
Member will retain the statutory rights of an assignor of an Interest under theLLC Act.
9.3 .2. Assignee's Rights. The rights of an Assignee that does not become a
Substitute Member will be limited to receipt of its share of (a) cash or property distributions as
determined under Section 6, and (b) Net Income and Net Losses (or any other items of Company
income, gain, loss and deduction) as determined under Section 5.3.
9.3.3. Effective Date. An Assignee (whether or not admitted as a Substituted
Member) will be recognized as that on the first day of . the calendar month following the month in
which the requirements of Section 9.1 have been fully satisfied.
9.3.4. Third-Party Representatives. The receiver or trustee of a Member in
and the estate or personal representative of a deceased or incapacitated Member, has all the rights
of that Member for the purpose of (a) settling or managing its estate and (b) assigning all or any
part of the Member's Interest to an Assignee, and (c) joining with the Assignee in satisfying
conditions to the Assignee becoming a Member.
9.3.5. Assignment by Assignee. An Assignee that does not become a
Substituted Member (as defined below), and that desires to make a further assignment of an
Interest, is subject to all the provisions of Section 9.1 to the same extent and in the same manner
as ifthe AsSignee were a Member.
9.4. "SlIbsdtllte Member" means an Assignee that satisfies all of the following.
conditions: (a) the instrument of assignment sets forth the intentions of the assigning Member that
the Assignee succeed to the Transferred Interest as a Member in its place; (b) the Assignee has
agreed in writing to be bound by this Agreement; (c) the Assignee has reimbursed the Company
for all its actual costs in connection with its substitution as a Member; and (d) the non-
Transferring Members have unanimously consented to that substitution, which they may grant or
withhold in each Member's sole discretion.
Section 10. WITHDRAWAL OF MEMBERS
10.1. Consent to Withdraw. No Member has the right to withdraw from the
Company without the prior consent of the other Members, which consent may not be
unreasonably withheld.
10.2. Company Continuation and Management. If any Member withdraws from the
Company, the Company will not dissolve and the remaining Member or Members will continue
the business of the Company in accordance with this Agreement.
Page 12
• •
10.3. Required Withdrawal. A Member will be deemed to have withdrawn as a
Member if Members h\iiling two-thirds or more of the Company's .ests requires a Member to
withdraw for Cause (".drawalfor Cause"). Withdrawal for Ca.will be effective on the
date specified in a written notice to that Member, which is on or after the date of that notice.
"Cause" means any of the following acts by a Member (a) conviction for a felony involving
moral turpitude, (b) dishonesty or engaging in conduct that is demonstrably injurious to the
Company, or (c) violation of any of the material tenns of that Member's employment with the
Company which is not remedied within 30 days after written notice from the Members.
10.4. Effect of Withdrawal.
10.4.1. Cause; Bankruptcy. Upon a Withdrawal for Cause or a Bankruptcy
Withdrawal, the Member (the "Withdrawn Member") forfeits all rights to its Interest in the
Company and has no Interest in the Company after the date of withdrawal (the "Withdrawal
Dati'). .
10.4.2. Withdrawal Payment. The Withdrawn Member will be entitled only to
receive an amount equal to the lesser of (the "Withdrawal Payment'):
(a) its Capital Account balance determined as of the Withdrawal
Date without any revaluation of assets of the Company to fair market value; or
(b) the fair market value of the Withdrawn Member's Interest,
assuming the Company (i) sold all of its assets for their fair market value determined by the other
Members as of the Withdrawal Date, (ii) satisfied all liabilities, and (iii) distributed the remaining
liquidation proceeds among the Members (including the Withdrawn Member).
10.4.3. Payout Exclusions. The Withdrawn Member will not at any time be
entitled to share in any (a) items of Net Income, Net Losses or Net Cash Flow accruing after the
Withdrawal Date or (b) assets of the Company distributed to Members at any time after the
Withdrawal Date, and will not be entitled to any other amount or interest on the amount owed on
the Withdrawal Payment.
10.4.4. Subordination. The Withdrawal Payment will be subordinate to all
debts and obligations of the Company and will be subject to loan restrictions and covenants on
the part of the Company.
10.4.5. Distributions. The Withdrawn Member will be entitled to participate in
Distributions, or upon termination of the Company, until the total Distributions to the Withdrawn
Member after the Withdrawal Date equals the Withdrawal Payment.
Page 13
",.j! ....
Section 11. LIMITk.:'ION OF LIABILITY; INDEMNIFICAhDN.
11.1. LimiAm of Liability. The Members will have .ability to the Company for
monetary damages forTe Members' conduct, except for (a) acts or omissions that involve a
breach of this Agreement, (b) intentional misconduct, (c) a knowing violation oflaw, (d) conduct
violating RCW 25.15.235, or (e) any transaction fromwhich the Members has personally
received a benefit in money, property or services to which the Members was not legally entitled.
If the LLC Act is amended to authorize Company action further limiting the personal liability of
members, then the liability of the Members will be eliminated or limited to the full extent
permitted by the LLC Act, as so amended. No repeal or modification of the LLC Act or of this
Section 11.2 will adversely affect any right or protection of the Members existing at the time of
that repeal or modification for or with respect to an act or omission of the Members occurring
before that repeal or modification.
11.2. Indemnification.
11.2.1. Scope of Right. The Company will indemnify each Member from and
against any judgments, settlements, penalties, fines or expenses incurred in a proceeding to which
the Member is a party by virtue of their status as a Member, except for (a) acts or omissions that
involve a breach of this Agreement, (b) intentional misconduct, (c) a knowing violation oflaw,
(d) conduct violating RCW 25.15.235, or (e) any transaction from which the Member has
personally received a benefit in money, property or services to which the Member was not legally
entitled. The right to indemnification conferred in this Section 11.2.1 will be a contract right and
will include the right to be paid by the Company the expenses incurred in defending any that
proceeding in advance of its final disposition. However,.the Company will only pay those
expenses before the final disposition of a proceeding if the Member provides it with a written
undertaking to repay all advanced amounts if it is ultimately determined that the Member is not
entitled to indemnification under this Section 11.2 or otherwise.
11.2.2. Non-Exclnslve Remedy. The right to indemnification and payment of
expenses incurred in defending a proceeding in advance of its final disposition conferred in this
Section 11.2 will not be exclusive of any other rightthat the Members may have, now or in the
future, under any statute, this Agreement or otherwise.
11.2.3. Subsequent Changes. No repeal or modification of the LLC Act or this
Section 11.2 will adversely affect any right of the Members to indemnification existing at the
time of that repeal or modification for or with respect to indemnification related to an act or
omission of the Members occurring prior to that repeal or modification.
SeCtion 12. LEGAL MATTERS
12.1. Dispnte Resolution. The parties will first make a good faith effort to settle by
negotiation any dispute regarding this Agreement or the Company. If a settlement has not been
reached within 15 days of commencing such negotiation, the dispute will be submitted to binding
arbitration by a mutually acceptable arbitrator. lfthe parties cannot agree on an arbitrator, then
each party will select one arbitrator, and those two arbitrators will select a third arbitrator who
will conduct the arbitration. Any arbitration under this Section will be conducted in Bellevue,
Washington, pursuant to the Commercial Arbitration Rules of the American Arbitration
Page 14
, .. , ;.
Association then in eHect. Notwithstanding the above, this SectioirWill not apply to (a) actions
for equitable relief, or C\ilictions to enforce any arbitration award .• y action under the
preceding clause (a) or.each party waives any right to a jury tria
12.2. Governing Law; Legal Fees and Costs. 11ris Agreement will be construed and
enforced exclusively under the internal laws of the State of Washington. The parties consent to
the jurisdiction of and venue in any appropriate court in King County, Washington. The
substantially prevailing party in any arbitration or litigation concerning this Agreement is entitled
to reimbursement of its court costs and attorney fees by the non-prevailing party, including that
costs and fees as may be incurred on appeal or in a bankruptcy proceeding.
Section 13. NOTICES
The parties will deliver any notices required under this Agreement in writiog by personal or
courier delivery, facsimile transmission, or by registered or certified U.S. mail, return receipt
requested, postage prepaid, to address set forth next to the parties' signatures, or on EXHIBIT A,
or to such other address as specified by a party in writing. Notices will be deemed effective as of
the date of personal or courier delivery, confirmed facsimile transmission, or the date on the U.S.
postmark affixed to the notice.
SectIon 14. GENERAL
Each of the parties will execute all documents and take all further actions, as may be reasonably
required or desirable to carry out the provisions of this Agreement. 11ris Agreement is binding
upon and is for the benefit of the Members and the Members' respective heirs, estates; legal and
personal representatives, successors and Permitted Transferees. If any portion of this Agreement
is held to be invalid by a court having jurisdiction, the remaining terms of this Agreement will
·remain in full force and effect to the extent possible. The failure of a party to enforce any
provision of this Agreement at any time will not be construed to be a waiver of that provision or
of the subsequent right to enforce that provision or any other provision of this Agreement. No
waiver by a party, either express or implied, of any provision in this Agreement will be construed
as a waiver of any subsequent breach of that or any other provision. None of the provisions of
this Agreement wilJ be for the benefit of or enforceable by any creditors of the Company. This
Agreement constitutes the entire agreement of the parties, and supersedes all previous
agreements, written or oral, with regard to its subject matter. Any agreement to waive or modify
any term of this Agreement must be in writing signed by all Members. 11ris Agreement may be
executed in two or more counterparts, all of which will constitute one and the same instrument.
Signatures appear on the follOWing page.
Page 15
UC Agreement Signature Page
I." ... • • Signed as of the first date written above.
COMPANY:
Valley View Professional Development, LLC
BY~ Binh Nguye;l,M8I1iIg
Page 16
EXHIBIT A -MEMBERS; INTERESTS
l 'II ,. .. •. • • Initial
Member Member Address % Capitlll Nature of
Contribution Contribution
$
Binh Nguyen 45% $628,000 Cash
BinhTmn 45% $628,000 Cash
Geoff Anderson 5% $69,800 Cash
Rick 5% $69,800 Cash Charbonneau
Page 17
. '. • •
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: May 10, 2007
TO: Pre-Application File No. 07-033
FROM: Jill K. Ding, Senior Planner x 7219
SUBJECT: Valley View Professional OffIce
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development.and
pennlttlng Issues are based on the pre-application submittals made to the City of
. Renton by the applicant and the codes In effect on the date of review. The applicant is
cautioned that Information cxintained in this summary may be subject to modiflcatlonand/or
concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator,
Planning/Building/Public Works Administrator, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by'City
staff or made by the applicant. The applicant is encouraged to review all applicable sections
of the Renton Municipal Code. The Development Regulations are available for purchase for
$50, plus tax, from the Finance DIvision on the first floor of City Hall. Development
Regulations are also available for review at no charge In the office of the City Cieri< on the 71ki
floor, at Development SerVices on the 6th floor, at the Renton Library, and online at
, www.rentonwa.gov.
Project Proposal: The proposal Is to construct a two-story 26,600 square foot .bullding with
a 19,200 square foot underground pari<ing garage. The building would contain
approximately 25% office space and 75% medical/dental space. 53 pari<ing spaces would
be provided around the building In a surface parking lot.
The project site totals 5.62 acres. The subject site is located at 4XX S 341h Court (parcel
,3023059111) within the Commercial Office (CO) zoning deSignation.
The subject site contains steep slopes, landslide hazards, an erosion hazard, a seismic
hazard, and a Class II stream. In addition It appears that a portion of the Panther Creek
Wetlands may extend onto the subject site.
Access to the subject site Is provided via S 3a1h Place with secondary access proposed off of
S 371ki Street
. Zoning: ' The intent of the CO zone Is to provide areas appropriate for professional,
administrative, and business offices and related uses, offering high quality and' amenity wori<
environments. In addition, a mix of limited retail and service uses may be allowed to
primarily support other uses within the zone, subject to special conditions. Limited light
industrial activities, which can effectively blend in with an office environment, are allowed, as
are medical institutions and related uses.
In addition Restrictive Covenants have been recorded on the subject site, which provide
regulations more that are more restrictive that the CO requirements. Staff recommends
that the applicant contact an attorney and look Into having the covenants released.
Pre()1-OlJ (CO Valley Vicw Office).doc
.... ' .
--", • •
Development Standards: The proposal's compliance with the CO zone development
standards and the parking regulations is addressed below:
Lot Coverage -The maximum building lot coverage permitted In the CO zone is 65% of the
total lot area or 75% if parking is provided within the building or within a parking garage. The
building footprint of the proposed s,tructures totals approximately 13,300 square feet and
would result In a lot coverage cif 5 percent, which is well below the maximum lot coverage
requirements.
Setbacks -The minimum required front yard and side yard along a street setbacks In the CO
zone are 15 feet if the proposed building is less than 25 feet in height, 20 feet if the proposed
building is 25-80 feet In height. and 30 feet If the proposed building Is over 80 feet In height.
No interior side yard setbacks are required as no side yards abut a residential zone. A 15-
foot rear yard setback is required as the rear property line abuts a residential zoned. As
proposed the structures would comply with the required setback areas.
Landscaping -The landscaping regulations (RMC section 4-2-1208) require a 15-foot sight-
obscuring landsceped strip along street frontages adjacent to a residential zone. A 15-foot
sight-obscuring landscaped strip Is also required along the side and rear property lines where
the property abuts a residential zone.
In addition,the Parking Regulations, RMC section 4-4-080F.7, require that any landscaping
within a parking area be a minimum of 5 feet In width. For parking lots with between 51 and
99 stalls, the minimum amount of landscaping within the parking lot required Is 25 square
feet per parking space. The proposal for 53 surface parking stalls would require 1,325
square feet of landscaping within the parking area. Street trees shall be placed at the
average minimum rate of one tree every 30 lineal feet of street frontage. In addition to the
required street trees, an additional tree for every 6 parking spaces Is required. Shrub!;! shall
be planted at the rate of 5 per 100 square feet of landscape area, up to 50% of the shrubs
may be deciduous. Groundcover shall be planted in sufficient quantities to provide at least
90% coverage of the planting area within 3 years of installation. Each parking space must be
within 50 feet of a landscaped area.
All landscaped areas shall be irrigated or consist of drought resistant plants.
Height -The CO zone allows a maximum building height of 250 feet. The proposed building
would be 2-stories in height; therefore staff anticipates that the proposal would comply with
the height requirements.
Screening -Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. In addition, garbage dumpsters and recyclable areas must be
screened pursuant to RMC section 4-4-090.C.7. Approval of the proposed locations of
dumpster areas by Rainier Waste Management Is recommended prior to the submittal of the
formal land use application. The site plan application will need to include elevations and
details for the proposed methods of screening.
A minimum 012 square feet per 1,000 square feet of building gross floor area is required for
recyclable deposit areas and 4 square feet per 1,000 square feet of building gross floor area
is required for refuse deposit areas. Based on the propoSal for a 26;600 square foot
building a minimum of 53 square feet of recyclable areas and 106 square feet of refuse
deposit areas are required.
Outdoor refuse and recyclable deposit areas shall not be located within 50 feet or a .
residentially zoned property.
PmJ7.o33 (CO Vaney View Office).doc
• •
. Access/Parking -It appears that the primary access to the site is proposed via S 3Bth Place
and secondary access is proposed off of S 37'" Street. The proposal is required to
accommodate a minimum number of off street parking spaces for the proposed use.
The number of spaces required for a medical office use is 0.5 spaces per 100 square feet of
net floor area as defined In RMC 4-11-060.
The number of spaces required for a general office use is a minimum of 3 per 1,000 square
feet of net floor area to a maximum of 4.5 spaces per 1,000 square feet of net floor area.
Based on the proposal for 25% office and 75% medical/dental space, parking would be
required as follows:
For 5,480 net square feet of office space a minimum of 16 spaces would be required
and a maximum of 25 spaces would be permitted.
For 16,440 net square feet of medical/dental space a total of 82 spaces would be
required.
The total number of spaces required for the project would be between 98 and 107
spaces. The materials submitted by the applicant Indicated that a total of 99 parking
:spaces would be provided on site, which Is wHhin the required range of parking
spaces. 'Based on the 99 stalls.proposed, 4 of those are required to be ADA
;accesslble.
Standard parking spaces (Surface/Private Garage/Private carport) must comply with the
following minimum dimensions for standard and compact stalls:
• Standard stalls must have a minimum length of 20 feet and a minimum width of 9 \l ~a~ ~
• Compact stalls must have a minimum length of 16 feet and a minimum width of 8 I:L
%~~ ~
Compact parking spaces are not allowed to exceed 30% of the total parking provided for ~
standard parking areas.
Standard parking stall size within a structured parking garage must comply with the following t
minimum dimensions for standard and compact stalls: \X)
• Standard stalls must have a minimum length of 15 and a minimum width of 9 feet ~
4 inches; and
• Compact stalls must have a minimum length of 12 feet and a minimum width of 7
feet 6 inches.
Compact parking spaces are not allowed to exceed 50% of the total parking provided for
structured parking areas.
In addition, the applicant needs to provide a minimum aisie width of 24 feet between the
parking spaces (RMC 4-4-0BO.F.9). .
Sensitive Areas: Based on the City's Critical Areas Maps, the subject site contains steep
slopes, landslide hazards, an erosion hazard, a seismic hazard, and a Class II stream. In
addition it appears that a portion of the Panther Creek Wetlands may e~end onto the subject
s~. .
The seismic hazard is related to potential liquefaction of soils during an earthquake event.
The steep slopes, landslide hazard, and erosion hazard are related to soil stability. A
geotechnical analysis for the site Is required. The analysis needs to assess soil
conditions and detail construction measures to assure building stability.
Prt:C7-033 (CO Vaney View Office).doc
, : • •
A stream and a wetland report shall be submitted at the time of formal land use application
and shall delineate onslte streams and wetlands as well as streams arid wetland located
within 100 feet of the subject site. The report shall classify the wetland andlor stream and
should establish the required buffers. In addition a mitigation plan shall be submitted with
the formal land use application if any impacts to wetlands or streams or their associated
buffers are proposed.
Environmental Review: The proposed project would be subject to Environmental (SEPA)
Review as the proposal would result in the construction of more than 4,000 square feet of
office area and more than 20 associated parking stalls and is not Categorically Exempt per
WAC 197-11-800.
Permit Requirements: The proposal would require Hearing Examiner Site Plan approval,
and Environmental (SEPA) Review. All permits would be reviewed in an estimated
timeframe of 10 to 12 weeks. The application fee for joint land use applications is full price
for the most expensive permit (Site Plan at $2,000) and half off any subsequent permits: 112
of full fee for a SEPA Review (Environmental Checklist) which Is dependent on project value:
less than $100,000 Is $200 (112 of $400 full fee) and project value over $100,000 is a $500
fee (112 of $1 ,000 full fee).
In addltionto.therequired land use permits, separate construction, building and Sign permits
.would be required. The review of these permits may occur concurrently with the review of
.the .Iand ,usepermits,but cannot be issued prior to the completion of any appeal periods.
llmpactMitigation Fees: In addition to the applicable building and construction fees, the
following mitigation fees would be required prior to the issuance of building permits.
+ A Transportation Mitigation Fee based on $75.00 per new dally trip attributed to
the development;
+ A Fire Mitigation Fee based on $0.52 per new commercial construction.
A handout listing all of the City's Development related fees In attached for your review.
Consistency with the Comprehensive Plan: The Commercial Corridor (eC) district is
characterized by concentrated, pre-existing commercial activity, primarily in a linear urban
form, that provides necessary goods and services for daily living, accessible to near-by
neighborhoods, serving a sub-regional market and accommodating large volumes of traffic.
Land Use Element
Objective LU-EEE: Create opportunities for development and re-development of land in
portions of the Commercial Corridor deSignation for general business and service uses.
These include a wide range of restaurant, small-scale to big-box retail, offices, auto dealers,
light industrial, and residential uses.
Objective LU·GGG: Guide redevelopment of land In the Commercial Corridor designation
with Commercial Arterial zoning, from the existing strip commercial urban forms into more '
concentrated forms, in which structures and parking evolve from the existing suburban form,
to more efficient urban configurations with cohesive site planning. ;. .
Policy LU·347. Implement development standards that encourage lively, attractive, medium
to high-density commercial areas. .
Policy LU·349. Support development plans Incorporating the following features:
1. Shared access pints and fewer curb cuts;
2. Internal circulation among adjacent parcels;
Prr07'()13 (CO Valley View Offu:e).doc
• •
3. Shared parking facilities;
4. Allowance for future transition to structured parking facilities;
5. Centralized signage;
6. Unified development concepts; and
7. Landscaping and streetscape that softens visual impacts.
Policy LU-353. Structures at Commercial Corridor intersections should not be set back from .
the street and sidewalk so as to allow vehicular circulation or parking to be located between
the sidewalk and the building.
Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms),
especially along roadways, to reduce visual impacts.
Community Design
. Objective CD-G: Architecture should be distinctive and contribute to the community
aesthetic.
·PolicyCD-40. ~Structuresshould be designed (e.g. building height, orientation, materials,
color and bulk) to 'mitigate potential adverse Impacts, such as glare or shadows on adjacent
less intense land uses and transportation corridors.
Policy CD-41. ,Rooftops that can be seen from public streets, parks, or open space should
be designed to hide mechanical equipment and to Incorporate high-quallty roofing materials.
Objective CD-I: New commercial buildings should be architecturally compatible with their
surroundings in terms of their bulk and scale, exterior materials, and color when existing
development is consistent with the adopted land use vision and Purpose Statemeriis for each
Commercial Centers Designation in the Comprehensive Plan Land Use Element, Center,
.and Commercial Policies.
PolicyCD-44. Development should provide appropriate landscaping and fa~de treatment
when located along deSignated City arterials or adjacent to less intense developments in
order to mitigate potentially adverse visual or other impacts.
Policy CD-50, Trees should be planted along residential streets; in parking lots requiring
landscaping, and in other pervious areas as the opportunity arises. Trees should be retained
whenever possible and maintained using Best Management Practices as appropriate for
each type.
Policy CD-51. Landscaping is encouraged, and may be required, in parking areas to
improve their appearance and to increase drainage control.
cc: Jennifer Henning
PrdJ7.{)33 (CO Valley View Officej,doc
, .
CA
~'ZON1NG . 0 :'UCIDIICAL IBaV1CB8
R-l
77th Ave. SE
13 • 31 ruN RSB E liZ o 8n toO ,-H3
30 T23N RSE E
. '.
TO:
FROM:
DATE:
•
Jill Ding
Janlllian
May 9, 2007
•
CITY OF RENTON MEMO
UTILITY PLAN REVIEW'
SUBJECT: PREAPPLICATON REVIEW COMMENTS
VALLEY VIEW PROFESSIONAL OFFICE
PREAPP NO. 07-033
4XXX-S. 37" Street
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TInS REPORT:
.The following comuientson . development and permitting 'Issues:.are based on the pre-application
submittals made to the 'Cltyof ,Renton by the applicant.' '-The ,applicant Is cautioned that
information contained in this summary may be subject to modification and/or concurrence by
official decision makers (e.g. Hearing Examiner, Boards of Adjustmeut, Board of Publle Works and
,CltyCouncll). Review comments :may·also need to be revised based on site planning and other
design changes required by the City 01' inaM by the a pllcant. . .
WATER
1.' Water .system Development Charges ate based on a rate ofSO.273 times .the:gross square foot of
the site. This is payable at the time the utility permit is issued.
2. There is an existing 12-inch water main in S. 38 th Street. This main extends through the site to the
south where it connects to an existing 12-inch located on the hospital site .. Available derated frre
flow in the area is approximately 4,000 gpm. Pressure available is approximately 112 psi. A
pressure-reducing valve will be required to be installed on the domestic water meter.
3. Preliminary ftre flow requirement is 2,250 gpm.
4. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm.
One primary hydrant is required within ISO feet from the building and two additional hydrants
will be required be within 300 feet of the building.
5. There are fire hydrants in the vicinity that may be counted towards the fuc protection of this
project, but are subject to veriftcation for being within the required distance.
6. Existing hydrants counted, as ftre protection will be required to be retrofttted with a quick
disconnect Storz fttting if not already in place.
7. A water main extension will be required on site. Additional hydrants will also be required.
8. Ifftre flow exceeds 2,500 gpm, a looped water main around the building will be required. tJ'D (..0 or
9. The proposed project is located in the 350 water pressure zone and is outside an Aquifer
Protection Zone.
Valley View Professional
M.y 9. 2007
Page 2 of3 •
10. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed at the domestic
water meter to the building.
II. A Fire sprinkler system will be required by the fire department. A separate no-fee utility permit
and separate. plans. will be required for the installation of the double detector check valve
assembly for fire sprinkler line.
All devices installed shall be per the latest Department of Health "Approved List" of Backflow
Prevention Devices. Location of device shall be shown on the civil' plims and shall show note:
"Separate plans and utility permit for DDCV A instaUation for Fire Sprinkler System will
be required". DDCVA installations outside the building shall be in accordance with the City of
Renton Standards.
For DDCV A installations proposed to be installed inside the building, applicant shall submit a
copy of the mechanical plan showing the location and installation of the backflow assembly
inside the mechanical room. Installation shall be in accordance with the City of Renton's
requirements. DDCV A shall be installed immediately after the pipe has passed through the
building floor slab. Installation of devices shall be in the horizontal position onIv.
12. Landscape irrigation systems will require a separate meter and backflow device. A ,plumbing
permit will be required
SANITAiRYSEWER " . ,'\,.
I. . "S~wer System Developllll:nt Charges 8re.\>ased.on a rate.'Of$O.l42 times the grosssquare:foot of
the site. This is payable at the time the utility permit is issued.
2. There is an IS-inch Metro sewer· transmission line located along the north property line that runs
east and west along S. 37 th Street. Applicant will mostly likely be tying into this main. A frontage
ree will be required to be paid for connection to Metro's sewer. . "
3. If finished floor elevations are below:25 feet, a ''tideflex:' or similar backflow device will be
required to be installed. Show device on the civil plans
4. If food preparation facilities (kitchen, restaurant) are proposed, a grease trap or grease interceptor
will be required. A separate plumbing permit is required.
5. Parking garages will require floor drains by the building department and shall be connected to the
sanitary sewer system. Flows shall be directed through floor drains that are installed in
accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. The
separator shall be sized to meet a minimum IS-minute retention time for peak flows anticipated in
the garage area, but in no case will be less than 200 gallons of storage capacity. The type of
interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. The
oil/water separator shall be shown on the civil drawings.
SURFACE WATER
I. There are existing storm drainage facilities in S. 370, Street and in S. 38 th Street.
3. A storm drainage plan and drainage report will be required. Due to downstream flooding and
erosion problems, staifis recommending a SEPA condition requiring this project to comply with
the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow
control -a.k.a. Level 2) and water quality improvements.
Valley View Professional
May 9,2007
Page 3 ofJ • •
4. Separate structural plans will be required to be submitted for review and approval under a
.building permit for proposed underground vaults for water quality andlor detention, Special
inspection from the building department will be required.
S. Erosion control shall comply with Department of Ecology's 2001 Storrnwater Management
Manual
TRANSPORTATION/STREET
I. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined
by the ITE lrip generation manual.
2. A traffic analysis has been submitted. Analysis shall provide information relating to ingress and
egress from the site off of S. 3S lh Street, traffic flow and impacts to the intersection at this
entrance.
3. No vehicle access to the site will be allowed from S.37d' Street. Applicant shall comply with
conditions set forth in a letter dated February 21, 2007 from Neil Watts, Development Services
Director. Improvements in S. 37" will no be required however a fence shall be constructed along
the north end of the site and secondary emergency access from S.J7"will be ,gated.
4. All wire utilities shall be installed undergrounli per the City of Renton Under Grounding,
Ordinance. If three or .more poles are required, to be moved by the development .design, ,all.
existing overhead utilities shall be placed unde~grqund. " .:.,:>.;,.
GENERAL COMMENTS ': .
. ,'
J. All construction utility pernrits for utilities, drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton.Drafting Standards, Plans
shall be prepared by a licensed Civil Engineer,
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2)
copies of the drainage report, permit application and an itemized cost of construction estimate and
application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but
prior to preparing a check, it is recommended to call 425430-7266 for a fee estimate as generated
by the permit system.
3. The fee for review and inspection of these improvements is S% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of
anything over $200,000. Half the fee must be paid upon application.
4. Any proposed rockeries or retaining walls greater than 4 feet in height will be require a separate
building permit and will require special inspection.
S. Separate permits and fees for water meters, side sewers, and backflow devices are required.
cc, Kayren Kittrick
,I
••
DATE:
TO:
FROM:
SUBJECT:
: i
FIRE DEPARTMENT
MEMORANDUM
May2,2007
Jill Ding, Senior Planner _ I if)
James Gray, Assistant Fire Marshal ~
Valley View Professional Office, 400 Blk S 37th St
Fire Department Comments:
1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the
structure and two additional hydrants are required within 300 feet of the structure.
2. A fire mitigation fee of$13,832.00 is required based on $.52 per square foot of the
building square footage, minus the parking structure.
3. Separate plans and permits are required for the installation of sprinkler and fire alarm
systems.
4. Fire department access roadways are required to within 150 feet of all portions of the
building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45
feet outside and 25 feet inside.
5. A site plan for Pre-Fire planning is required to be submitted for your project. This shall
be submitted prior to occupancy, in one of the attached formats.
Please feel free to contact me if you have any questions.
i:\valleyviewprof.doc
~. '. ", ... • '. ' ,
I PRE-FIRE PLANNING I
RENTON FIRE DEPARTMENT
In an effort to streamline our pre-fire process, we are requesting that you submit as'ite plan of'
your construction project in one of the following formats which we can then convert to
VISIO.vsd. This is required to be submitted prior to occupancy.
ABC Flowcharter.a.t:3
ABC Flowcharter.af2
Adobe illustrator File.ai
AutoCad Drawing.dwg
AutoCad Drawing.dgn
Computer Graphics Metafile.cgm
Corel Clipart Format.cmx
Corel DRAW! Drawing File Format.edr
Corel Flow.cf]
Encapsulated PostscripJ File.eps
Enhanced Metafile.emf
IGES Drawing File Format.igs
Graphics Interchange Format.gif
Macintosh PICT Format.pct
MicrogratX Designer Ver 3.I.drw
Micrografx Designer Vcr 6.0.dsf
Microstation Drawing.dgn
Portable Network Graphics Format.pnf
Postscript File.p.s
Tag Image File Format.tif
Text.txt
Text.csv
VISIO.vsd
Windows Bitmap.bmp
Windows Bitmap.dib
Windows Metafile.wmf
Zsoft PC Paintbrush Bitmap.pcx
(j)
Rick Charbonneau
From:
Sent:
To:
Cc:
Subject:
•
Rick Charbonneau [rickc@orbarchitects.com]
Tuesday, August 07, 2007 8:20 AM
'Jill Ding'
Geoff Anderson (geoffa@orbarchitects.com)
RE: Valley View Professional Development
Thank you -we will not submit the memo sent yesterday.
Regards,
Rick Charbonneau
ORB Architects
607 SW Grady Way, Suite 210
Renton, WA 98057
(t) 425.226.3522
(f) 425.226.9115
-----Original Message-----
From: Jill Ding [mailto:JDing@ci.renton.wa.us]
Sent: Tuesday, August 07, 2007 8:10 AM
To: Rick Charbonneau
Subject: Re: Valley view Professional Development
Mr. Charbonneau,
•
DEVELOPMENT
CITY OF RE~~NlNG
AUG 1.32007
RECEIVED
There appears to be a conflict between our crical areas regulations and landscape
regulations. Since our critical areas regulations do not permit landscaping within the
critical area or buffer the critical areas regulations trump the landscape requirements
without the need for a variance to the landscape regulations.
Jill K. Ding
Senior Planner
City of Renton
1055 S Grady Way
Renton, WA 98055
jding@ci.renton.wa.uB
Ph: (425) 430-7219
Fx: (425) 430-7300
>>> "Rick Charbonneau" <rickc@orbarchitects.com> 08/06/2007 11:08 AM
»>
Jill,
The Valley view Professional Development site plan submittal (pre-application #07-033) is
just about ready for review.
One issue that Laureen Nicolay pointed out last week when we met with her is regarding
landscaping the property along Talbot Road.
Please see attached memo regading existing conditions and request for variance.
Does this request get submitted (12 copies) along with the balance of the site plan
submittal or does it stand alone? (or is it required at all?) .
Please let us know how to proceed on this matter.
Regards,
Rick Charbonneau
o.r.b architects
1
"",... . ,",. •
F~bruary 21, 2007 .
, "
Mr. Cliff Williams
•• , ',CITY OF RENTON '
'" Planning/BuildiriglPublic Works Department '
Gregg Zimmerman P.E., Administrator
, DEVaOPMENT PlANNING
",', CITY OF RENTON, ' , '
, ,P:O: Btlx 24tH " '. : ,.
AUG 1.3' 2007
,RECEIVED "
" Kirldand, W A 98083
," SUbject: Reconsideration Request for WiUver of Street hDprovemeilts
Springbrook Office Park '
" • Dear Mr, Williams:
We have received your appeal request for our earlier decision to deny the ;"'ai~er of street improvements ','
, of South 37'" street for the above listed project. Based oil the iIiformation provided in the appeal, we also
considered informatibn as a request for admiilistrative reconsideration oflhe originaladnrinistrative ' '
decision. After revieWing the inforffiation provided iIi this'latest request, we have determiiledthatthe'
waiver can be approved, subjecl!o conditi~ns. " ,
'The propo~ed development is for Lot 4 of the Renion East Valley Medical Pilrk Short Plat, approved and '
, recorded in 1978. As part bf the short platapproval, the property owner wasgiveri the option of using
'South 37'" Street for access t6 Lot 4, including providing new street improvements, or creating a new,
internal roaHor access to Lot4. ,The' property oWner elected to create a new internal road, and the short
,plat was iecoriled'and developed upon that basis;" '
" ·The Prop6~edd~velo~ment slie, Lot 4, while abultingSouth37'" Street, has 86cess fr~mTaIboi Ave ,',,'
'South. While Talbot Ave South is an arterial ,street, Souih37'" Street Isa low volume residential street
providing access to a single familyneighliorhood. The proposed develbpmentcifLot 4 would only have
access from South 37'" Street ror secondary emergency access. It would not 'have direct access from' '
, South 37'" StreeHor nonruil vehiculai' use, or for pedestrian connection, '
'The proposed waiver of street improvements for South 37"' Street is approved, subject to the condition '
that any developmentofLot 4 wonld be !inritedto secondary emergency access from Sciuth 37'" Street. '
The frontage along South 37'" St will need to bdenced, arid the secondary emergency access be gated,
These provisions will further discOltrage the use oribe abutting ,residenti'al street for parking related to the'
" new develop~nt.,' "
.. , ...
, If you have imy questio~~or need additional iiJ.fo~tiori; please cci~tact Mike Dotson, EQgineering
, Specialist; at (425)430,73(j4. " , : .., ., . . .. ... '
Si71;;r vJitf >
Neil :Waits, Diredor ' , " "
Deveiopme~i Services Division '
. , ...
·~c: ilie~g.Zimm=an; Planni~gtB~ildi~glPublic Works AdministratOr
Mike DQtson, Engineering Specialist ,,',
Jill Ding, Senior Planner' '
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',FEB ,22 2007 ',\
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• DEVELOPMENT SERVICES DIVISION.
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
rhis requirement may be waived by:
I. Property Services Section .
) Public Works Plan Review Section
l. Building Section
k Development Planning Section
PROJECT NAM E: ---,U"-,~-.u.:1 ::=;;;\-....;Ij~l.."~,.,,l '''-) --,O'""'-!.f.L.D"-,, c:c=>e~.
DATE: _.>=6J'-l-'-~-"'-I-'O=-]...L-. ___ _
.DEVELOPMENT SERVICES DIVISION.
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
lreless:
Applicant Agreement Statement 2 AND 3
Inventory bf Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2AND3
Photosimulations 2 AND 3
is requirement may be waivEid by:
Property Services Section
Public Works Plan Review Section
Building Section
Development Planning Section
P ROJ ECT NAME: _,",\J,-,a.""c!..lI!-=~'F\---'(Yvb,-,-'e"",! ... ,),----,,O~f,-,rL.!t)??'-"-_
DATE: _5'-4-/J..::{O'-'-/..:::.O]-'--_____ _
• •
Exemption for Undeveloped Critical Area(s) and Undeveloped Major Easement(s): When . .
calculating the area to be charged the system development charge, undeveloped critical
areas (per RMC 4-11-030) and undeveloped major easements within the property shall
not be included in the square footage for the calculation of the charge. It is the
responsibility of the property owner or applicant to submit a study determining and
classifying the critical area. The property owner or applicant shall submit a legal
description of any easement(s) or critical area(s) so that these portions of the property can
be exempted from the development charge(s).
The intent of this exemption is to not charge property that is undevelopable. If the
property is used or can be used to satisfy any condition 6fthe development such as
parking or landscaping, it shall be considered developed and does not meet the
qualifications of this exemption.
•
Q·r·b
architects
July 16th, 2007
City of Renton Development Services Division
1055 South Grady Way
Renton, W A 98055
Attn: Jill K. Ding
Subject: Project Narrative for
•
Valley View Professional Office Development
pLANNING oE"~~~~~ENTON
A\lG \.3 LOO?
RECE\'JEO
Lot 4 of the Renton East Valley Medical Park Short Plat (parcel 3023059111)
Dear Ms. Ding,
-. ~'-'Theattached Site PI~Re~ew;pack~g;a~s~iibesaiir~osedtw()~story Commercial Office
"building containing 21,920 net 'square Teet of Office. and MedicallDental space. The building gross
square footage is 26,600 with a :13,300 square foot parking garage below.
The property is an irregular-shaped lot that is located North ofthe Valley Medical Center and
South of South 37 th Street, with South 38 th Court and Talbot Road to the East. The site zoning is
Commercial Office (CO) with Residential zoning (R-l & R-8) existing to the West & North. A
Neighborhood Detail Map is attached.
Building:
The building will be constructed to provide 50% Office space and 50% MedicallDental space.
A structured parking garage will be provided below the first floor level to supplement surface
parking.
Building height will be limited to two-stories for compliance with an existing neighborhood
covenant.
Per the International Building Code (IBC), the Office and outpatient type MedicallDental spaces
will be classified as a Group B occupancy. The parking garage will be classified as a Group U,
enclosed parking garage.
Building construction will be Type V at the Group B occupancy areas and Type I or II at the
Group U occupancy area as allowed by the IBC. Fire sprinklers will be provided to protect all
portions of the building and parking garage.
Site Development: ,
The site is approximately 5.46 acres currently undeveloped. The proposed development covers
approximately 1.47 acres at the Northeast portion of the site. The area to be developed consists of
mostly tall grasses; a small group of trees near the Northwest corner of the developed area will be
removed for re-grading. South of the developed area the site is heavily wooded with primarily
deciduous trees.
The Southern tree line will remain, with tree removal occurring only as necessary. Of the 1.47
acres developed, the building footprint covers approx 13,300 square feet, paving covers approx
31,438 square feet and landscaping covers approx 19,166 square feet. The remaining 3.99 acres
will be undisturbed. .
ORB 2707 Page 1
• •
Streams & Wetlands:
The development area is restricted at the South and West sides by a 100-foot Class II stream buffer
along Panther Creek. Within this stream buffer, wetlands have also been identified. The stream and
wetland buffer lines are shown on the site development plans. There will be no ground disturbance
in the stream buffer area during construction of this project.
A Wetland/Stream study has been prepared by Alder NW. A copy of this report is attached for
your reference.
Slopes & Soils:
The area to be developed slopes down from East to West at grades ranging from 8% to 23%. The
developed area will be terraced with retaining walls to provide paving slopes in the parking lot not
to exceed 8%. Retaining walls are proposed to be constructed of segmental masonry type blocks
with an engineered geogrid soil reinforcing installed behind. Retaining wall heights will vary from
I-foot high to an approximate 14-foot maximum. Guardrails and Barriers will be provided along
the top of retaining walls for pedestrian and vehicle protection.
The parking.garage floor level is set approximately. at the existing grade elevation at the West side
of .the. building. ,The;.garage:structureiscut back.into .the.natural grade Jine .that.rises to.the East.
South of the:area to 'ibe.developed ,the grades are:steeper , sloping down from North ,to South, with
slopes ranging 'from 30%·to 44% down into to the Panther Creek stream/wetland area.
A'soilsreport'has been:prepared for this site by,GEO Group:Northwest, Inc. It should be noted that
the report was'based on;an.earlier site layout concept. A copy of this report is attached for your
reference.
Estimated Ouantities and type of materials involved if any fill or excavation is proposed:
Fill material used to achieve design site elevations below the building area and below non-
structurally supported slabs, parking lots, sidewalks, driveways and patios should have the
following specifications:
Be free draining, granular material containing no more than five (5) percent fines (silt and clay-
size particles passing the No. 200 mesh sieve) Be free of organic material and other deleterious
substances. Have a maximum size of three (3) inches in diameter
The suitable on-site soils are to be used as structural fill, it will be necessary to segregate the
topsoil and any other organic or debris containing soil. Excavated on-site material that is
stockpiled for later use as structural fill is moisture sensitive and will be protected from rainfall or
contamination with unsuitable materials by covering it with plastic sheeting until it is used.
Structural fill should be placed in accordance with the soils report recommendations
The proposed site will have a net export of soil and will be hauled to an approved disposal site as
determined by the contractor. Approximate cut is 5,440 c.y. and the fill is 2,660 c.y. with the net
export of2,780 c.y.
Proposed Off-site Improvements:
We are requesting the South 3ih Street Waiver of Street Improvements approved for the previous
concept be allowed for this proposal. A copy of the Request for Waiver approval is attached for'
your reference.
ORB 2707 Page 2
• •
Traffic & Parking: .
Vehicle and pedestrian access to the site will be located off the West end of South 38th Court with
a 24 foot wide two-way drive centered on the street end. The existing sidewalk will be extended
into the site. A secondary 24 foot wide emergency access point with gate is proposed to be located
off of South 37th Street. .
The concept is consistent with that proposed on the earlier site layout, including a provision for the
property line along South 37 th being fenced to discourage visitor parking on the residential street.
A 5-foot high ornamental iron fence is proposed along South 37th Street.
We have attached a copy of the Traffic Impact Analysis prepared for this project by Mirai
Transportation Planning & Engineering. It should be noted that this report was also based on the
earlier site layout concept. With the building net square footage and uses being essentially the
same as the previous concept, the total parking count and estimated trip generation remains
basically the same as described for the previous concept. The total parking count described in the
traffic analysis actually decreased by 12 stalls based on the following calculation.
Parking will be provided at the rate of 3 stalls for each 1,000 net square feet of Office area (10,960
sf! 333.3 = 33 stalls) and:1 stall:for.each 200 net square feet of MedicallDental area (10,960 sf/200
=55 stalls). Alotal of88:stlillsiwill be provided with.34.ofthoseibeing.located in the.parking . ... ..~ ...
garage. At the surface;Iot:25.st"alls will be designated;as··~compaCt" .. -:___ . _ .. _
Site Utilities:
Site water distribution will'be provided off of South 37th • An on-site fire hydrant will be provided
to supplement the two existing hydrants in the vicinity. All of the fire hydrants are within the
required distance of the building ..
Storm drainage will include an on-site detention vault with downstream bioswale for water quality
treatment according to 2005 DOE Manual. .The storm detention will be designed according to the
2005 KC Surface Water Design Manual, Level 2 control requirements.
Sanitary sewer will be provided from the building, connecting to the existing Metro sewer manhole
located at the intersection of South 37th Street and South Shattuck Ave. An Oil/Water separator
will be provided at the outfall from the parking garage floor drain system.
Power and data services will be provided underground per the City of Renton under grounding
ordinance.
Landscaping:
The landscape concept includes parking area plantings with irrigation as required by the Renton
Municipal Code, with additional trees, shrubs and grasses planted along the property / fence line to
blend nature with architectural forms.
ORB 2707 Page 3
• •
Refuse & Recycle:
A trash and recycle dumpster enclosure will be provided centrally located on the main access
drive. The enclosure will be screened consistent with the quality of the primary building per the
Renton Municipal Code requirements.
Total estimated construction cost:
Site development costs (not including land cost)
Building core & shell costs
Total Construction Cost
Estimated fair market value:
Including land cost
Please do not hesitate to let me know if you have any further questions.
Sincerely,
i.~···
GeoffE. Anderson, AIA
Principal
ORB Architects
ORB 2707
---f
$1,130,000.00
$3.700.000.00
$4,830,000.00
$6,305,000.00
Page 4
" •
Construction Mitigation Description:
• Proposed construction dates
Begin Date: October.!, 2007
End Date: March 29, 2008
• Hours and days of operation
• DEVELOPMENT
cny OF RE~~N/NG
AUGt.32oo7
RECEIVED
Construction will be performed between the hours of 7:00 AM and 5:00 PM Monday
through Friday. At this time we do not anticipate any weekend or overtime work but we
do reserve the right to perform with prior acceptance from the City of Renton and in
cooperation with the surrounding neighborhood.
• Proposed Hauling and transportation Routes
Anymajor hauling and. deliveries to and from site will travel the following path (see map
below also).
Leave site via South 38" Ct. and proceed to Talbot Road South. Turn right on Talbot and
proceed to South 43'" Street. Turn right on South 43'" Street to Highway 167. Proceed on
Highway 167 either north or south. (At this time, it has not been determined if any" and
how much expon may be required for this project. Due to this, we have not determined
an exact location of any transport)
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02OO?N",VTEO
• •
• Measure to be implemented to minimize dust, traffic and transportation impacts,
erosion, mud, noise, and other noxious characteristics
We will be implementing all measures required for the minimization of impacts stated above. Dust
will be controlled by employing a water truck as required throughout the duration of the project.
Traffic and transportation will be maintained with the employment of flag person and other
control measures as required. At this time, we believe that the parking of construction personnel
will be on-site. There will be a designed erosion control plan that will be constructed to maintain
and meet all requirements for environmental impacts. This will be constructed prior to the start of
the excavation of the project. In regards to noise, we will work with the surrounding neighbors to
control the noise so not to impact them. Any loud noise activities will be confined to the required
work hours.
• Any special hours proposed for construction or hauling (i.e. weekends, late
nights)
At this time, we do not foresee any project activities that will require any weekend or late night
.work. We do reserve the right to perform during these hours with the appropriate approvals.
.• ·Preliminarytraffic.control plan
During the project we will employ a detailed traffic control plan that will incorporate the use of
signage, flaggers, fencing and other required means to secure the safety of others. Prior to
construction we will develop a detailed traffic control plan and present it to the City of Renton.
For general traffic patterns, please see the map we have included above.
--------------------------
• •
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Mr. Cliff Williams .
Springbrook: Office Park, LLC.
P. O. Box 2401
KirIdaod, Wasbington 98083·2401
Subject: W~S1ream Study
SpriDgBrook Office Center Property
Rantca, Waslringtoo
.Kiog-County Pan:el#30230S91 H .
. Dear Mr.Wi1Iiams:
•
AlderNW
February 27, 2007
Project No. 122006
DEVELOPMENT PLANNING erN OF RENTON
AUG 1.3 2007
RECE'VED
As requested, we bavecond'leteda Wetland/StreamStudy forthc property identified as.Kiug County Pan:e1 1#
30230S9JlJ.Thcpropertyjs >lOcated 1111 tho south side of South 371h 'Street at Shattuck Avenue South, with an
Cxteusion of the property ,ccle •• ting 1lIISt to Talbot Road, in 1he City of Renton. The purpose of our Wmk was to
ideati1Y the limits of wetland areas, aud streams, 1111 and immediately acljaceat to the subject property.
In conduetins our site wetland evaluation, we followed the genera1 procedures for the routine on-site methodology as
outJined in the WQShington State Wetlanda Identification and Delineation MD1fUQ1 (March 1997). This procccIure
involves analysis of Vegeqnon patterns. soil conditions, and ~ hydrology in malriua a determination of
wetland conditions. We Idso identified the north bank of the stream wbere it crosses tbe property. The bank was
identified based on cbaracteriStics ideDtifying the limits of surfiJce water 1IIOVeJIIt.III.wi1hin a defined channel.
Field wotk to c:omplete the site evaluation and to iclcDti1Y and mark the limits Of the wetland areas on tbe subject
properties was completed 011 December 21, 2006. Weldso revisited the site 011 FebruaJy 23, 2007 to review site
conditions. .
WETLAND EVALUATION PROCEDURES
For the purpose of this study, we used the wetland definition adopted by the Enviromnenta1 P.otection Agency (EPA)
and the Army Corps of~ (COB) for administering Section 404 of the Clean Water Act.
Acconlins to this definition, wetlands are:
"Those areas !bat are inundated or ssturated by surfiJce water or groundwater at a frequency imd
duration sufficient to support, and that under normal circumstances do support, a prevaleoce of
vegetation typically adapted for life in saturated soil conditions. Wetlands gcneralJY.include
. swamps, m8nbes, bogs, and similar areas."· (33 CPR 323)
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518 North 59th Street, Seattle, Washlngtori' 98103-Phone (206)783-1036 email aldernw4/lcomcast.net
Mr. Clift'W'illiams .
Fcbrumy 27, 2007 • •
In WasbiDgrm . State, 1hc ShonlIiDe MaDagemcnt Act and Growth Man ......... Act have amended this definition to
. exclude somo WetIaDiIsituatioos by addins 1hc rOuowins sentcnrcs to 1hc wetJand de1iDiticm:
wcitIauds do not iDcIude those artificial wetJands jntentjonally creatod from DOII-wetlaDd sites,
. includilIg but DOt Jimited to, irriptioD 8IId draiDage ditdIes, srass-lincd swales; CBII8IB, detention
fiIcilities, wastewater treaImeIIt fiIciIities,fiIrm ponds, I11III I8!VIscape amenities, or those wetJands .
Cleated after July I, 1990, that \IWlnl intmtionally creatod III a result of the COIIStn1etion of a roId.
street or Highway. Wetlands may iDcIude those artificial wet1aDds iutmtionally creatod from non-
wet1and an.l88 to mitipte 1hc coaversioa of wetJands.
Delinealion proc:eduIes are based on. diagnostic enviroDmenca1 indicators of wetland vegetation, wetIaud soils, and
wetlaDd hydrology. 'Ibe8e proc=luJes, outlined in the Washington State Wetkmda Itknttj/Ctltton and Delineatton
Manual (March 1997) are commonly !mown 88 a Triple PalameteJ Method. By definition, an area is designated as
wetland when there are positive indic:alOrll for all tine p8I'IIlIIetCI'B.
. .AIisting_qfp.~spcciesJII!S ~.~!JPClljI:J(U80in 1hIl.methodoI!ISY fordeljQearingwetlaDd _ .. This listing ..
assians plant species to ODe of five indiCator·status caIepies.1tIII8iDs fromObIipte wet1and species, which aJmost
always ocau in wetlands, to Upland species,'which rareIy.occurin wetJands. UDder JIOIIII8l conditions, hydrophytic
~esclBliCII is deUluniDed to be prescot if_ thao.50peR:ellt of the cIomiDant spcciesare in the Obligate (OBL),
FacultativeWetland (FACW), or Facultative (FAC) indicator categories.
Diagnaetic ~ of hydric soils are tdated tosOilsaturatioo, which leads to lIIIIIIltObic conditioos in the soil.
Under these conditions, decomposition of organic material is inlubited and soil minerals ani reduced. mating
cbaracterisIic soil c:olors that can be quanIified by comparisoo with MunseI1 Soil Color Charts. A cbroma of ODe or
less in IIIIIJIOItled soils or a chroma of two or less in mott1ed soils geomaIly indicates a hydric: soil. In addition, soils
that an,sattirated durina the irowma season satislYa critctiCII for.hydric soils. Wo used a baud auger aDd or sbovel
to collect soil samples from depths of 8 to 18 inches, or beJowthe A horizon.
Wetland hydrology is dcfiucd as iDimcfated or saturatal soil conditions .for at 1east 14 ~ days duriDg the
. growing season. If no water is prescot at the time of evaluation. other indicatms may include topographic low points
or chamds,iIood debris, compleJo absenoe ofvegellllioll. or p!escllce ofhydric: soils.
GENERAL SITE CONDITIONS
The subject property is an irregularly shaped partelof approximately 5.6 IICmI lcxatcd on the scMh side of South
31" Street at Shattuck Avenue SE in the City of Rcuton. The location of the property is illustrated on the attacbIld
Vicinity Map (Figure I). AI present 1hc property is lllldeveloped. Adjacem properties to the north; aloll8 South 37'"
Street are occupiod by existing sing1e fiunily rosidences. There are existing office buildings to the south and there is
an office structwe 011 the scMh side of South 37'" Street adjacent to the east property line. Tho property to thO wesI
is lllldeveloped and is occupilid by forest.
Toposraphieally, 1hc property iDcIudes a moderately sloping section on the nortbeasJ comer Of the property where
ekMltions ranse from about elev. 86 at the nortbeasJ corner a10ns South 31" Street to about elev. 60 near the middle
of the property a10ns south 37'" Street. The property slopes Slceply down to the west and scMh from this sligbtly
sloping section of the property. The southern section of the property starling at the base of the SIcep slope is
Projec:t No. 122006
Page No. 2
----
Mr. cwrWllliams
FeImJ8Iy 27.2007 • •
relatively flat with a slight s10pe down from east to west from about eIev. 56 at the east to about elcv. 32 at the west
property line. Panthor Creck flows across this sediemofthe property.
Soils em the property and in the surrounding areas north south and east of the Ploperty are mapped as AIdeJ wocxl
grave/ly sandy loam (Sol/ Survey of King COllIIt)'. WashJngton, U.S. Soil Coascrvation Service, 1973). AJderwood
soils are described as a modemteIy well drained soil funned WIder conifers in glacial deposits. It bas a relatively
impellneable COIISOIidimxlsubStnmim at depths of 24 to. 40 inches below the SUI&:e. This soil type is DOt included
on the National Technical Committee on Hydric Soils listing of hydric soils, ahbough wetIaud conditions are often
fouJId in sbaIlow deprossions within AIderwood soil 1IIIits. Our observaticms of soil CClIIditicms across most of the
property are generally consistent with the A1derwood soil type.
Seattle muck·· soil type is mapped aIoog the west Side of the .plopei ty. The Seattle Muek map IIIIit gcaeralJy
conesponds with a wetIimd area extending north from the property along the east side of State RDute 167. Our
obsemIticms indicate that the Seattle Muck soiIlIIIit extends part way onto the southwest comer ofthc property.
Vr.getation on the property includes foUrgeneralbabitatsas iIIustiated 011 the Site Map (Figunr2). -These includc an -
area of !JllCD msalforbs em the. reIativc1y ilatDOJ1beast comer of the property;. an area of unIpnd scmlHhrub 011 the .
northwest comer of the property, .upl".., deci d!!fI!!3tmst on the more steeply sloping sedion of.theploperty and in a
sma1Icr lIIIitjust west of the open graas/1bJbhabitat,and fumttn! wrt'mvI 011 tho south section of tho site.
Predominant species present within the open grassIfmb habitat include ra:d c:anarygtasS(Pha1artsarrmdtnocea). and
cieeping buttercup. Himalayan blackberry (Rubus disc%r) and some Sc:oCB broom, is becomiDg establisbed in
patches across this area.
Vegelation within the upland scrub-shrub habitat area is dominated by Himalayan blru:kbeny. There is 1ittIe other
vegetation present within the dense blackberry.
Blaclc c:ottoowood (popu/us balsamifera) iIIId rod a1der (Alnus robra) are thepredominaut tree species preseut 011 the
upland forest habjrat with some bigleat' maple (Acer macraphyllum) also pIIlSCIIt. There are western rod cedar
(Thuja pltcata)pIIlSCIIt 011 the panhandle section BIljaceot to Talbot Road. Himalayan blackberry is the pnxlomiJlaot
shrub UIIdentory species present.
. Blaclc c:ottoowood is the predontiuant tree species present within the forested wetIaud babitat area. salmonberry
(Rubus spectabi/Is) aIoog with BOIJIC Himalayan blaclcberry are the predominant sluub species. Reed IlIIIIIIlY grass is
preseut in more open sectiOJlS of the area.
WetlllJld Areg
We have identified two wetland areas on the property as shown on the Site Map (Figure 2). These include Wetland
A which extends across the south section of the property. This wetland is piut of a larger wetland extending off the
property to the west and north along the east side of Highway 167. We also identified Wetland B. a small isolated
wetland of less than 600sq.ft. part way down the slope above the western end ofWetland A. It is our interpretation
that the larger Wetland A meets the c:riteria for designation as a City of ReDton CategoJy 2 wetland and the smaller
WetIaDd B meets the criteria for designation as a City of Renton Category 3 Wetland.·
The City of Renton wetland categorization (Renton Municipal Code M-I) c:riteria are listed below:
Project No. ·122006 .
. Page No. 3
-------------------------
Mr. Clifl'WIlliams
Fcbruazy 27, 2007 • •
"L ClassificatiOD System: The following classificatiOD system is hereby adopted for the purposes of P'qIJ1lating
wet1ands in the City. WetlaDds buffer widths, repI • ."........ ratios I11III IM>idJma: criteria sha1l be based 011 the .
fuJlowing ratiug system: , '
i. Cateaory 1: CategoJy 1 wetlands an: wetlands which meet 0IIIl or more of the following criteria:
(a) The presence of species listed by Federal or State govemment as eoclansmd or t1neatacd, or the
, presence of essential babitat for tboso spcclei; aIIdIor
(b) Wetlands having furty percent (40%) to sixty percent (60";.,) permaaeot open water (in dispersed
patches or otbcrwisc) with two (2) or more vqytation classes; and/or
(c) Wetlands equal to or greater tInm ten (10) am:s in size I11III having three (3) or more vegetaUOII
classes, 0IIIl of which is open water; and/or "
(d) The presence of plant '~atiOllS of infrequeat occurrence; or at the geographic limits of their
occurrence; aIIdIor
~ ~ate&C!ry .2: ~ l \I\'etIIIIIds are wetlands which meet OIIeormore of the following criteria:
(a) Wet1aDds that an: DOt Category lor3 wetlands; and/or
(b) Wetlands that have heroD rookeriGs or osprey nests,hut'arc DOt 'Category l'wetIaads; lIIIdIor
(0) Wetlands of aD)' size 1ocatc:d at the beadwaten of a watercourse, i.e., a wet1aDd wi1h a JlCiieoDial
, or seaSOll8J outflow mannel , hut wi1h no defined infIueDtmaimeJ,hut arenotCatcgoryI wetlands;
and/or '
(d) Wetlands baviug minimum existing evidenCe ofbumaa-related physical a1teration such as diking.
.1 ...... :-_ .......... _,. • ...... , u&--...ue or qpp]IQ!Z8tjon; auwor
iii. Category 3: Category 3 wet1aDds an: wet1aDds wliich meet OJIC or more of the followiug criteria:
(a) Wetlands that are sevcreIy cIistutbed. Severelydisturbcd wetIIIIIIIs an:wctIaDds which meet the
following criteria: '
(1) Are characJeri.7AlI by hydrologic isolatiOll, humaD-reIated hydrologic a1teratioDs such as diking. ,
ditching, chanooIizatim and/or outlet modificatiOll; aad
(2) Have soils altcratiOllS such as the pre IIU of fiII, soil nlDIO\Ial aIIdIor CODlp8IlIiOII of soils; aad
(3) May have altered vegetatiOll.
(b)WetIands thai are newly eDIelging. Newly ClllCigWg wet1aDds are:
(I) Wetlands occurring 011 top of tiD materials; and
(2) CbaraoIerized by emergent vegetation, low plant species ridmess aad used minimally by WihDife.
'These wetlands are generally fuund in the areas such as the Green River Valley I11III Black River
Drainage Basin.
(c) AD other wetlands not classified as Category J or 2 such as smaller, high quality wetlands."
Prqject No; 122006 '
Page No. 4
Mr. cwrwUUams
FcbruaIy 27. 2007 • •
. Wetland A occupies au area of approximately 53.000sq.ft on the soutlmest secUon.ofthe property. UsiDg the U.S.
fish and Wildlife Service wetIaud clessificatioJl system (Cowatdin et aI, 1979). the wetlaud an the ptoperty includes
two wetland habitat classes; PalusIriDe deciduous forest and pa1ustriDe scrulHhrub. The majority of the wdIand on
tho property is furested, with black IlCIItoImood as the predominant ttee species, with some red alder prennt Scrub
shrub habitat is present along tho south side of the wetland where. it is DIOI\l open. ShIub species preseIIt include
hardback spirea (Spl1'tleQ doug/as/f). salmon\Ieny, wiIlciwiJ (Salix spp.), 8Ild Himalayan blackberry. RcCd
caruuygrass is present as berbaeeous groundc:over over much of the wetland. Off..site to the north there is a section
ofpaJustrine emergent wetIaDd habitat.
Hydrologically, the wetland is supported by overflow from·Pamher CI\lek which flows through the wetIaud. Then: is
aIJo some near surfiIce seopaae into the wetIaud from ac!iaCClllt side slopes.
It is our iDteJpn:tation that the wetland DieetB the criteria furdm.gnptjon as aeity ofReotm Can:gory 2 Wetland. It
docs JIGt meat the criteria 'asa Category. I Wetland hora ... then! an,. DO-spccics1isledas'1bJ"'b .liCdlll':cmdaugen;il· _.-.
. presept Wi1hin the wetIaod, the wetland docs nOt include aR8S of open water .aDd then! am DO .plant· species .or
associations of infrequent OCCwi_ in 1110 Puget SouDd 11l8ioD. It docs DOt meat the crltaia fordrSignation as a
Category 3 wetland beQuse it is not a sma1I isolated wetland and it has not been subject to signific:aut disturbanI:c.
It meets the criteria fur deSignation as a Category 2 wetIaud becauae it does not meet the criteria as Ii Category I or 3
wetland. The standard buffer fur a category 2 wetland in the City of Renton is 50ft.
We!!pndB
Wetland B is a verysma1I isolated wetland with an area of apploxiinately 563sq.ft. UsiDg the U.S. fish and Wildlife
Service wetland classifiaition system (CowaJdin et ai, 1979), the wetland includes two wetland habitat classes. The
CCDtral portion of the area is pa/ustrine ett.eJgeot habitat with m:d canary grass and soft rush (Jtmcus effiuua) as the
WiidilOD species. There is' scrub-shrubhabitat around the margin of tho area wbere HimaIayaa blackberry is the
predominant species.
Hydro1ogiailly, the area is supported by near surfiu:e seep88e. It appears that then! bad been some grading on the
slope 8Ild in the area of this wetland which may have created an area where seepage IUlCUiIiUIares to create the
wetland.
It is our interplt,tation that this smalI wetland meets the criteria fur designation as a City of Renton Category 3
wetland beQuse it is quite smalI and has evideni:e of past di~ affecting vegetation and hydrologic pattcmS
within the area. The standard buffer fur a Category 3 wetland is 25 feet.
The wetland is located within the designated stream buffer. There is a small area where application of the 25ft buffer
extends outside of the stream buffer. As a Category 3 wetland of less than 2,OOOsq.ft it is exempt from regulatiOn as
outIinIld in Section C.H of Renton Municipal Code. Givan its position within tho designated stream buffer, the .
wetland itself wouId be prcte<:ted, but under the exemption, the 25ft buffer should not be applicable.
. Project No; 122006
Page No. 5
Mr. Cli1fWIIIiams
Februaly 27, 2007
Panther Creek Stmpm StwiY
• •
Panther Creek flows across 1he south side of the property. The creek enrers the piopelty from a c:u1vert tbroush the
road embankmeat for Talbot Road. It flows westerly across the pmpctty within a well dc6nc:d dlaimcl for a disIance .
of applOximately4SOft. At this point the clwmeI makes a nearly right II11gIe tum to the south befun: again tumiDg to
the west aud through the wetland bofon: Ieavius the property ncar the toe of the skipc at the west propcrtr line. The
main dlannel across the property has a width of 4ft to 6ft during 1he wiDter season.
At the time of our visit in Dcoombcr, 2006, there was a amaIler stream t:bannel which ftowedWllSt from the point
where the.main c:lVllmel makes the right II11gIe tum .. There was surface water within a defiJJed gravel channel. We
marlced the nortbcm limits of this channel. The bank was detennined althe basis of the cxteDl of surface water
within the dc6nc:d channcI or in some Iocatiaos where there was a defined gravd bed outside of the width of surfiIcc
water. At 1he timO of a secood visit 011 February 23, 2007, there was DC surface water within this smalIer channel.
Panther Creek originates aithe outlet. from Panther Lake, approximately I. 7 miles sou1heast of the subject piOperty.
It ceotinucsDOrth &omtheprcpertywithin a ditl:blinealoDsthe ilaBtsideofHigbway·161I11111theocbains1Dthewest
and into Springbrook Creek. Panther Creek is jdmtjfied as a Category 2 Stream On Figunl4-3..QSQQ4inclnckdin
.the Renton Muuicipal Cede.
The staodard Ilufm-for categOly 2 streams is 100ft. Application of the 100ft stream Ilufm-includes Wetland A BDd .
the SOft wetland buffer. It also iccIudcs Wetland B I11III most of its 25ft buffer.
We trust the information presented is sufficient for your current needs. If you have any questions or require
addi1iooal information, please call.
Sincerely yours, .
'~:r:pJ))tu~J . ~P.~ , __ v_.~
Project SeieI1tist
Encl.: Figure 1
Figure 2
ViciDity Map
Site Map
Projeel No. 122006
PsgcNo.6
..
.----------------------------------------
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ALDERNW
•
.-.. ~··_i
VlCINllY MAP
Springbrook Office Park
Renton. Washington
Project No.122006 Dote Feb., 2007 Figure 1
~{j;~?,~:#t·':4~:~t " -~.
APPROXIMATE SCALE
80 o 80 160 feet --------------
forested Wetlond
~\dUOUS Forest
A derNW
SITE MAP
Springbrook Office Park
Renton, Washington
Proj. No. 122006 I Date Feb., 2007 I Figure 2
+ .N'
~
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• •
DEVELOPMENT SERVICES' DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to
consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be
done) and to help the agency decide whether an.EIS is required.
INSTR~CTioNS;FOFfARPLICANis:":'::::'~~-•. O!.;:':c'_:;;;=~-~:~~~£¥'~~~::t~~::.~:-L'-·
~. . .
This environmental checklist 'asks you to describe some .basic '.information about your ·proposal.
Governmental agencies use this checklist to determine whether ·the 'environmental impacts of ·your
proposal are significant, requiring 'preparation of an EIS. Answer ·the questions briefly, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not.apply to your proposal, write
"do not know" or "does not apply". Complete answers to the questions 'now may.avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Complete this checklist for non project proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D).
For non project actions (actions involving decisions on policies, plans and programs), the references in the
checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
~'proposer," and "affected geographic area," respectively.
Y:\Projects\2707 Valley View Professional Development\Oesign Research~EPA.doc07/19/07
-, -." '.:.. #
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• A. BACKGROUND
1. Name of proposed projeci, if applicable:
Valley View Professional Office Development
2. Name of applicant:
ORB Architects
3. Address and phone number of applicant and contact person:
Geoff E. Anderson, AlA
Principal
G07 5W Grady Way, 5U1te 210
Renton, WA 98055
_ .425.22G.3522,phone
:425.22G;91 J 5 fax
4. Date checklist prepared:
07.11.2007
5. Agency requesting checklist:
'", .• :,..;.-._""-~ .• "t
City of Renton Development 5ervlces DIVIsion
6. Proposed timing or schedule (including phasing, if applicable):
•
. -. ~. -~
--~----~----' .. --
-:--::--. -" ; --
Construction Will begin approx In October 2007 and end approx In April 2008
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
NO
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
Wetland/Stream study has been prepared by Alder NW.
A SOils Report has been prepared for this site by GEO Group Northwest. Inc.
TraffiC Impact AnalySIS prepared for this project by Mlral Transportation
Planning" Engineering.
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
NO
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 2
--, -.~-
'.'
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• •
10. List.any governmental approvals or permits that will be needed for your proposal, if known.
NONE
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
Proposed IS two-story Commercial Office Budding containing 21,920 net
square feet of Office and MedlcaVDental space. The bUtldlng .gross square
footage IS 2G,GOO with a 13,300 square foot parking garage below.
The building will be constructed to prOVide' 50% Office space and 50%
MedlcaVDental space.
BUilding Height will be limited to two-stories for compliance With an eXisting
neighborhood covenant.
The site IS approximately 5.G2 acres currently undeveloped. The proposed
development covers approximately 1.5 acres at the Northeast portion of the
site.
Of the 1.5 acres developed, the building footprint covers approx 13,300
-,square feet, pavlngcoversapprox 24,500 :square feet -and ,landscaping ,covers"· ___ '"""0
:approx .27, 500 square feet. The remaining 4.'1 .·acres will :beundlsturbed ;--':" 'C~ ':
12. Location of the proposal. Give sufficient information for ,a person to .understand the 'precise
location of your proposed project, including a street address, if any, :and section, township, .and
range if known. If a proposal would occur over a range of area, 'provide the-range or:boundaries
of the site(s). Provide a' legal description, site plan, vicinity map, and topographic map, if
reasonably available. While you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans submitted with any permit applications related to this
checklist.
The property IS located on the 50uth side of 50uth 37th 5treet at 5hattuck
Avenue 50uth, With an extension of the property extending East to Talbot Road,
In the City of Renton.
5ectlon I Township I Range -5E 30 23 5
Legal DeSCription -
302305 I I I LOT 4 CITYOF RENTON EA5T VALLEY MEDICAL PARK 5P REC AF
# 7808151009 5D 5f' DAF-POR 5E V4 BEG AT 5 V4 COR TH N ALG C/L OF
5D 5EC 250FT TH N 89-0G-03 E 950 FT TO TROB TH N PLT N-5 C/l OF 5D
5EC 421.49 FT TO WLY PROD OF 5LY LN OF TR REC AF #4G87718 TH 584-
17-00 E ALG 5LY BDRY 5D TR 4' 5LY BDRY TR REC AF #4G4392G 813.94
FT TO WLY LN CO RD TH 5 OG-002-W ALG WLY LN CO RD 520.0 I FT TO N
LN TR REC AF #4G9G849 TH ALG NLY LN 5D TR N 74-39-53 W G74.52 FT
TO ANGLE PT TH 5 89-0G-03 W I 05 FT TO TP05
Y:\Projects\2707 Valley View Professional Devetopment\Oesign Research\SEPA.doc 3
." • •
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); fiat, rolling. hillv. steep slopes, mountainous,
~~ .
b. What is the steepest slope on the site (approximate percent slope?)
The area to be developed slopes down from East to West at grades
ranging from 8% to 23% The developed area will be terraced with
retaining walls to prOVide paving slopes In the parking lot not to exceed
8%,
South of the area to be developed the grades are steeper. sloping
. down ·from North to South. With slopes ranging from 30% to 44% down
Into to the Panther Creek stream/wetland area,
,.,. __ . .:._.-';'.,._" __ ," ___ •.• __ ",,,':,. ~ ..... :;:-~ .. ~ •. -=-::'~.O!::::...::"_."",:-'
, "c. What 'general types of soils are found on the site (for example, 'clay, 'sand,' gravel, :peat,~';"",:-_";'","-:'c:
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
The soli type per the Geotechnical Engineering Study prepared 'By Geo
Group Northwest. Inc, dated DecemberG. 200G indicates loose Silty
sand overlYing dense to very dense sandy slit SOIl.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
City of Renton Critical Area Maps indicates that the subject site
contains steep slopes. landslide hazards and an erosion hazard.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
All fill material used to achieve deSign site elevations below the building
area and below non-structurally supported slabs. parking lots. Sidewalks.
driveways and patios should have the follOWing speCifications:
I, Be free draining. granular material containing no more than five (5)
percent fines (slit and clay-Size particles passing the No. 200 mesh
sieve)
2. Be free of organic material and other deleteriOus substances
3. Have a maximum size of three (3) Inches In diameter
If the on-site solis are to be used as structural fill. It will be nece55ary to
segregate the top5011 and any other organic or debrl5 containing 5011.
because 5uch 50115 would be unSUitable for use a5 structural fill.
Excavated on-site material that 15 stockpiled for later use as 5tructural fill
5hould be protected from rainfall or contamination With un5ultable
materials by covering It With plastiC sheeting until It 15 used,
Structural fill should be placed In thin horizontal lifts not exceeding ten
Inches In loose thickness,
Y:\Projects\2707 Valley View Professional Development\Design Research\sEPA.doc 4
•
Approxllnate Cut = 5,440 Cubic Yards
Approximate Fill = 2,GGO Cubic Yards
•
The eXisting soli will be cut back Into the natural grade to set the parking
garage entry (West end) at approximate elevation of eXisting grades. The
East end of the garage will be fully below grade. The sUitable cut material
WIll. be used to fill areas behind retaining walls. Excess cut material will be
disposed of off site.
f. Could erosion occur as a result of clearing. construction. or use? If so, generally
describe.
Proposed development presents a low risk of erOSion which can be
mitigated through the proper use of the erosion control measures.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
•. About ,.I8;G% .. of the site .wlli be covered With Impervious surfaces.
-..,..,......~ •. -. '"
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. AIR
There Will be a deSigned erosion control plan that Will be constructed to
maintain all requirements for environmental Impacts.
Filter fabriC fences should be Installed downhill from all disturbed soli
areas.
Plastic sheeting, Jute netting or other methods that are approved by the
City of Renton should be Installed on disturbed SOil areas.
Permanent erosion control such as pavement and landscaping Will be
Installed to prevent any eroSion.
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
POSSible dust and exhaust from construction equipment, but will not
Significantly Increase air emissions
b. Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
NO
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
'(:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 5
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3. WATER
• •
Con5tructlon pha5e dU5t control will be a5 required by the City of
Renton
a. Sutface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type
and provide names. If appropriate, state what stream or river it flows into.
The development area 15 re5trlcted at the 50uth and We5t 51de5 by a
IOO-foot cla55 II 5tream buffer along Panther Creek. Within this 5tream
buffer. wetland5 have al50 been Identified, The 5tream and wetland buffer
Iine5 are 5hown on the 51te development plan
:2) ·WiII.theproject require any work over, in, or adjacent to (within 200 feet) the described
-" '.' ."".="""'''''"':~waters?-If:yes, .please describe,and .attachavaiJable plans .. _ , ----...-.. -..... .. --"'-~~-"~.=1"""=.~-""-::_:""-~-'-""'-"? __ ' ~
There will ·:be 'no ground dl5turbance In the 5tream buffer area during
;con5tructlon of thl5 proJect.
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
NONE
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
NO
a. Does the proposal lie within a 100-year flood plain? If so, note location on the site
plan.
NO
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
NONE
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 6
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• •
b. Ground Water:
1) Will ground water be withdrawn. or will water be discharged to ground water? Give
general description. purpose. and approximate quantities if known.
Ground water 5eepage wa5 ob5erved In one of the te5t plt5 at a depth
of I 8 mche5 below ground 5urface. Ground water will be collected
around the buildmg with footmg dram5. Collected groundwater will be
conveyed to lower area5 of the 51te and re-mfiltrated mto the ground.
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable). or the number of
animals or humans the system(s) are expected to serve.
NONE
c. Water Runoff (including storm water):
'. ".".. ..',.., .... =-_"",1L~ .. -",~"Describe. ,the ,source._-of ,runoff ",including ;storm .water) _and method of .collection and
--.;:;~-.' _,disposal.,i/any (include quantities, .if·known). -Where-·will this water flow? Will this water-
---··flow-into·otherwaters;-If-so;-describe:------.. --. -. --.. ---. -_ ..... _ ....... -........ .
'Ram Water 15 the 50urce
Catch ba5m5, yard dram5 and roof dram5 will collect the 5urface runoff
and plpe5 will convey the runoff to the water quality and detention
facilltle5 on the 5lte. Once treated and detamed, flow control 5tructure5
will relea5e the 5torm water mto an on 51te level 5preader.
The 5torm Dramage facilltie5 for the 51te will be de51gned ba5ed on the
Kmg County 5tormwater Management Manual.
2) Could waste material enter ground or surface waters? If so, generally describe.
NO
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
The 5urface water collection 5y5tem Will collect the runoff from the
pollutant generatmg Impervlou5 5urface5 and route the 5tormwater to the
on 51te water quality treatment 5y5tem. The runoff from the balance of
the 51te Will combme With treated 5trormwater down5tream of the
treatment 5y5tem and be re-mtroduced onto the 51te by a level
5preader.
Con5tructlon pha5e er0510n control Will be a5 required by the City of
Renton.
Y;\Projects\2707 Valley View Professional Oevelopment\Oesign Research\SEPA.doc
•
4. PLANTS
a. Check or circle types of vegetation found on the site:
_x deciduous tree: alder. maple. aspen, other
__ evergreen tree: fir, cedar, pine, other
x shrubs
_x grass
__ pasture
__ crop or grain
•
_x wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
_x water plants: water lily, eel grass, milfoil, other
__ other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
The area to be developed consists of mostly tall grasses; a small group
of trees near the Northwest corner of the developed .area Will be
'removed for re-gradmg .
~o·~,C.;:-.. : ';lL:isrthreatened,or·endangered·species'known-to:be·on.or'near the.site. . .~~.. . . .
NONE
d. 'Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
The Landscape concept mcludes parkmg area plantm'3s which will ad
color and unity to the proJect, with IrrI'3atlon as required by the Renton
MUnicipal Code. with additional evergreen trees planted along the North
property/ fence line to create esthetically and environmentally pleasmg
transition from the architecture to nature and from nature to the
architecture.
Lar'3e Maple Tree at the east Side of the property Will be saved and preserved.
Other areas of landscaping Will contain trees. shrubs and '3rasses as
appropriate to blend mto and compliment the remamm'3 undisturbed
areas.
5. ANIMALS
a. Circle any birds and animals which have been observed on or near the site or are known
to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other _______ _
Mammals: deer, bear, elk, beaver, other .,-_______ _
Fish: bass, salmon, trout, herring, shellfish, other _____ _
b. List any threatened or endangered species known to be on or near the site.
NONE
c. Is the site part of a migration route? If so, explain
NO
Y:\Projects\2707 Valley View Professional Development\Oesign Research\SEPAdoc 8
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d. Proposed measures to preserve or enhance wildlife, if any:
The small group of trees being removed will be replaced with new trees.
, 6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe. whether it will be used for heating,
manufacturing, etc.
Energy utilization will be electric and natural gas for heating and
appliances.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
NO
c. What kinds of energy conservation features are included in the plans of this ;proposal?
Listother;proposed measures to reduce or control energy impacts, if any:
__ "":':_":"'~._.:_"':-._~ ._>::~~. "': ... :7!?-::=;'~_-~_' __ '_-::""L _ ':"':'-";:''':::~. !..~...;~.: • _--:...-'. ..:.0.----::: . _:''' _"'~~':'.: ~-
,-.' . , ---;Energy !efflc)ent "lighting ,andll1'1pr,oved~buddln.g .envelope",R-Values :.;:;";'--'"
. ,I nsta lIatlon-of=the=--sun=screens=over glazlng-;::.-cuse,-=of'-Insulated-glass-~and
installation of operable windows would prOVide savings' Include-both up-
front HVAC. system cost reduction and .annual energy cost savings. Over
10 years savings can be substantial ,and saving Will continue for the life
of the budding.
Other conSiderations may Include lighting control automation. Compliance
With 2004 Washington State Energy Code as amended by the City of
Renton.
7. ENVIRONMENTALHEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
NONE
1) Describe special emergency services that might be required.
NONE
2) Proposed measures to reduce or control environmental health hazards, if any:
N/A
Y:\Projects\2707 Valley View Professional Development\Design' Research\SEPA.doc . 9
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• •
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
T raffle nOise
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Short term:
Construction will temporarily mcrease nOl5e level5 m the area. NOl5e from
the con5tructlon of thl5 project will not occur durmg the hour5 of 8:00
PM and 7 :00 AM m conformance with the requlrement5 of Renton
MUnicipal Code and WAC 173-GO for perml551ble nOl5e level5. It 15
anticipated that the con5tructlon will be limited to 7:30 AM to 5:00
PM. Monday Through Friday.
""' .Long ,term":~, C,'_, ~,~o~, _'''''''. ~c<-.,-,y"c="" '~'~'C .-=:~'"'", '20 -. --... ----.. ~-.-.'-" .,._----.-. ~
'.'''' ~..., ~7' .,.-.,._ -."'----=".;,......""r·_-~·...,..,...~"'"" .. ·,..,.......,...."..;_~·,
.. --. __ ._-.-
'"7, •• -' -'=", .~.....,~-......,.-... ." ••• _., • .;"',.... .. ..,.-. .' .. _--._-." -
Tr.afflc.oNoI5e-generated.cby-'the"pmject":15.cnot-antlclpated-to-contT'lbute-----
51gnlflcantly to eXI5tmg-noI5eleveI5"m'.the :area.-·"
3) Proposed measures to reduce or control 'noise'impacts, if:any:
Short term:
The contractor 5hall verify that equipment muffler5 and nOl5e 5hrouds are
mtact and functional. ,EqUipment that IS not m use will be turned off.
Long Term:
TraffiC nOise generated by the project IS not anticipated to contribute
significantly to eXlstmg nOise levels m the area. The site entry IS limited
to access from the commercial zoned area, traffiC nOise Will not be
mcreased on the adjacent residential street.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Current site IS undeveloped at thiS moment.
The site zonmg IS Commercial Offlce(CO) With Residential zonmg (R-I * R-
8) eXlstmg to the North
Y:\Projects\2707 Valley View Professional Development\Oesign Research\SEPA.doc 10
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'. I • •
b. Has the site been used for agriculture? If so, describe.
NO
c. Describe any structures on the site.
NONE
d. Will any structures be demolished? If so, what?
N/A
e. What is the current zoning classification of the site?
Commercial Office (CO)
f. What is the current comprehensive plan designation of the site?
. ·Not .Available ... . ~_._~", _~""~'4_ . __ .... __ .•. _-.
. -. ~,.,...,.......".,~ .. =;--,,,..,-.,"",.-;r.-~ ..... -,,..., ... ~-'t""'"""""...--.~ .. ~ .. ...--" -
... ".. _. --_.... "I::" -• ," ..
-------g,--If·applicable,-what·is·the.current·shoreline·master-program·designation·of.the·site?·-'.' .
e.
. _-_._ ... _-_._--_._ .... --. --_ ....... -. _ ... __ .--_ .... -.-.. -.. -----
N/A
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
The development area IS restricted at the South and West Side By
a I OO-foot Class II Stream Buffer along the Panther Creek. Within this
stream buffer, wetlands have also been Identified. The .stream and
wetland buffer lines are shown on the site development plan. There will
be no ground disturbance In the stream buffer area dUring construction
of this proJect.
i. Approximately how many people would reside or work in the completed project?
ApprOXimately GO people would work In the completed proJect.
j. Approximately how many people would the completed project displace?
NONE
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
Proposed development IS compatible with eXisting and prOjected land
uses.
Y:\Projects~707 Valley View Professional Development\Oesign Research\SEPA.doc 11
• •
9. HOUSING.
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
N/A
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
N/A
c. Proposed measures to reduce or control housing impacts, if any:
N/A
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed.
., .
, .1._. ._. _. ~ :... . ....z.;--..:;' •.. , ";.~_ ......... .:!-~-"'.:._--:=.~:.:;: .. ':" ,:'!'-~'::~! ... :-' __ . ~~_._,,":,._~~,--
Building Height will be limited to two5tOrle5 (25 foot 'puildlng 'height) for'
-compllance.wlth-an-exI5tlng-nelghborhood-covenant
frlnclpal-BUlldlng-material-15-pre=ca5t-concrete-panel5
b. What views in the immediate vicinity would be altered or obstructed?
NONE
c. Proposed measures to reduce or control aesthetic impacts, if any:
BUilding ae5thetlc5. will be environmentally friendly and developed In
conjunction with community need5.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Nighttime exterior 51te lighting will be Included with the project
development. Flxture5 to be full cut-off type to reduce light pOllution
Impact5 on neighboring propertle5
b. Could light or glare from the finished project be a safety hazard or interfere with views?
NO
c. What existing off-site sources of light or glare may affect your proposal?
NONE
Y:\Projects\2707 Valley View Professional Development\Design Research\sEPA.doc 12
• .---<--.~ • . ~ .... -'-:-:::::"~:.-~
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• •
d. Proposed measures to reduce or control light and glare impacts, if any:
Fixtures to be full cut-off type to reduce light pollution Impacts on
neighboring properties. General design approach for exterior lighting to
comply with recommendations indicated In IESNA RP-33-99.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
NONE
b. Would the proposed project displace any existing recreational uses? If so, describe.
NO
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
Installation ,0La .blke rack
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally describe.
NONE
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
NONE
c. Proposed measures to reduce or control impacts, if any:
N/A
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed access to the
existing street system. Show on site plans, if any.
Vehicle and pedestrian access to the site will be located off the West
end of the South 38th Court with a 24 foot wide two-way drive centered
on the street end. The eXisting sidewalk will be extended Into the site. A
secondary 24 foot emergency access pOint With gate IS proposed to be
located off of South 37th Street.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
The nearest transit stop IS on the corner of Talbot Road and South 37th
Street
Y:\Projects\2707 Valley View Profes.sional Development\Oesign Research\SEPA.doc 13
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"' .... "
• •
. c. Hpw many parking spaces would the completed project have? How many would the
project eliminate?
Parking will be provided at the rate of three stalls for each I ,000 net
square feet of Office area (I O,9GO sf / 333.3 = 33 stalls) and I stall
for each 200 net square feet of Medical/Dental area (I O,9GO sf / 200
= 55 stalls) A total of 88 stalls will be provided with 34 of those being
located In the parking garage. At the surface lot 25 stalls will be
designated as • compact".
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private? .
Access to the site will be located off the West end of 50uth 38th Court
With a 24 foot wide two-way drive centered on the street end. The
eXisting sidewalk will be extended Into the site. A secondary 24 foot
wide emergency access pOint With gate IS proposed to be located off of
50uth 37th 5treet.
~:rhe .property line along.50uth 37th IS being fenced. to discourage vIsitor.
~-.. , .. ;parklng on the residential street. A 5-foot high ornamental Iron fence IS
proposed at this area.
---------We-are-reqoestlni3-the--5outh-37th-5treet-Walver-of-5treet-lmprovements·-----
approved for the prevIous concept to be allowed for this proposal.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
NO
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
Based on a traffiC study performed by Mlral Associates (using a larger
medical space allocation), a total of G I 9 vehicle tripS per day would be
generated by the completed project. G I new tripS are expected during
AM peak hours, 145 new trips are expected during the PM peak hours.
g. Proposed measures to reduce or control transportation impacts, if any:
5ecure bicycle parking IS prOVided at the parking garage level and
showers are prOVided for those employees wanting to bike to work.
The City of Renton requires payment of a transportation mitigation fee
prior to the Issuance of bUilding permits, The transportation mitigation
fee to be contributed IS calculated based on $75 per each new project
-generated average dally trip (ADT) , Therefore, the total calculated
transportation mitigation fee for the project IS $4G,425 ($75/tnp x
G I 9 net new ADT's)
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 14
• •
,15. PUBLIC SERVICES
a, Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
NO
b. Proposed measures to reduce or control direct impacts on public services, if any.
N/A
16. UTILITIES
a. Circle utilities currently available at the site: electricity. natural gas, water. refuse
service, telephone, sanitarv sewer, septic system, other.
,b. .Describe the utilities that are proposed for the project, the utility providing the service, and
the general construction activities on the site or in the immediate vicinity which might be
___ ,,'_ :.'_'~' >-_,,' -. .""", __ ' ... "needed.c_2"'""::._::'·',,,, -, ,
..", -.. -~
Ga5, On-5lte drainage ---------------------
C.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 declaration of non"significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosur
Proponent:
Name Printed:
Date: rl
Y:\Projeds\2707 Valley View Pr.ofessional Development\Design Research\SEPA.doc 15
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• •
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
Because these questions are very general, it may be helpful to read them in conjunction with the
list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities
likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than
if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; production,
storage, or release of toxic or hazardous substances; or production of noise?
Proposed measures to avoid or reduce such increases are:
2.: . ·-;Howwould:the proposalbe likely to affect plants, ·animals, fish,-or marine life?
:Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such. as parks, wilderness,
wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, flood plains, or prime farmlands?
Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it would allow
or encourage land or shoreline uses incompatible with existing plans?
Proposed measures to avoid or reduce shoreline and land use impacts are:
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 16
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• •
6. How would the proposal be likely to increase demands on transportation or public services and
utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
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 declaration of non-significance
that it might issue in reliance upon this checklist'should:there:be any willful misrepresentation or
, . ..,:,willful.lack of full disclosure on.my,part'--'"~o,,~·'" ~~~-"~.-:' "'.-." _~'~_.' " _~ .
, . .-........ -----.. ~
:Proponent:
Name Printed:
Date:
ENVCHLST.DOC
REVISED 8/98
• • •• 4. •• •• __ ~_
~' __ "_ ~ _~ "-:."'!~4~-=:-::~~""':';:' :.",;~_,. '.'"-,, < -:-'r-___ ._...".-.
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 17
'-.,'" •
GEOTECHNICAL ENGINEERING STUDY
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37m STREET
RENTON, WASHINGTON
'G-20S2
. Prepared for
Mr. Cliff Williams
Springbrook Office Park, LLC
P.O. Box 2401
Kirkland, WA 98083-2401
December 6, 2006
GEO GROUP NORTHWEST,INC.
13240 NE 20 th Street, SUite 10
Bellevue, Washington 98005
Phone: (425) 649-8757
Email: info@geogroupnw.com
DEVELOPMENT
CITY OF RErn.tt~NING
AUG 1 32007
RECEIVED
. , , •
Group Northwest, Inc.
December 6, 2006
Mr, Cliff Williams
, Springbrook Office Park, LLC
P,O, Box 2401
Kirkland, WA 98083-2401
SUBJECT: GEOTECHNICAL ENGINEERING STUDY
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37m STREEt
'RENTON,WASHINGTON
, ' ,
Dear Mr. Williams:
•
Geotechnical Engineers, Geologists
, & Environmental Scientists
0·2052
Per your request, OEO Group Northwest, Inc. completed an investigation of subsurface soils at
the subject site and prepared the following report which summarizes our conclusions and
recommendations regarding the proposed ~evelopment
OEO Group Northwest, .Inc., explored subsurface soil conditions at the site by excavating five
exploratory test pits TP-I through TP-5 on June 2, 2005, ·The test pits were excavated to depths
between 3 and 7 feet below ground surface (bgs) by a backhoe, Soils encountered at the test pits
consisted of loose silty SAND to sandy SILT soils overlying medium dense to dense sandy SILT
soils at depths ranging from 6-inches to 2.5 feet below ground surface .
. Based upon .the results of our study, it is our professional opinion that the site is geotechnically
suitable for the proposed development The proposed buildings can be supported on
conventional spread footings bearing on the dense site soils or on compacted structural fill placed
on top of the dense native soils
The site soils may be used as structural fill provided they can be compacted to meet the
compaction specifications. Because the site soils are fine-grained they are considered to be
moisture sensitive and will be difficult or impossible to compact during wet weather conditions.
If earthwork is planned for the winter months we recommend that a relatively free-draining pit-
run sand or gravel be imported to the site for use as structural fill. Please refer to the text of the
. report for more specific recommendations regarding the site development
13240 NE 20th Street, Suite 10 • Bellevue, Washington 98005
. Phone 425/649-8767 '. FAX 425/649-8768
, , •
December 6, 2006
400 Block South 37th St., Renton, Washington
•
0-2052
Page ii
We appreciate this opportunity to have been of service to you on this project. We look forward
to working with you as this project progresses. Should you have any que.stions regarding this
report or need additional consultation, please feel free to call us .
. Sincerely,
OEO Oroup Northwest, Inc.
i)~~
William Chang,P .E.
Principal
GEO Group Northwest, Inc.
~:
,::..
• , , •
TABLE OF CONTENTS
JOB NO. G-2052
•
Page
1.0 INTRODUCTION ...................................................... 1
1.1 Project Description. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
1.2 Scope of Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
2.0 SITE CONDITIONS .................................................... 1 .
. 2.1 Site Description. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
2.2 Geologic Overview ............................................... 2
2.3 Field Investigation '. . . . . . . . . . . .. . ... . .... . . . . . . ..... . . . . . . . . . . . . . . . . . . .. 2
2.4 Soil Conditions .......................... ;.;; ............................ ., ..... ; .... ~ ............ 3
2.5 Groundwater·Conditions .............. ; ... : .................................................. '. '3
.'
3.0 SEISMICITY ..... , .................................. , .......................................... 3
.3.1 Seismic Hazards .................. : ............................................... 3
3.2 Seismic Design Classification .. . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
4.0 SLOPE AND EROSION HAZARDS ...........••.•...••••••..••••••••...•. 4
4.1 Steep Slopes ............................ ' ................ '.' . . . . . . .. 4
4.2 Landslide Hazard Areas . . . . . . . . .... . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . .. 4
4.3 Erosion Hazard Areas ... ;......................................... 5
4.4 Hazards Risk Statement·.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. 6
5.0 CONCLUSIONS AND RECOMMENDATIONS •..•..........•..••.••.•.•... 6
5.1 General ............................ , . . . . . . . . . . . . . . . . . . . . . . . . . .. 6
5.2 Site Preparation and General Earthwork ............................... 7
5.2.1 Temporary Excavation and Slopes .............................. 7
5.2.2 Structural Fill ............................................... 8
5.2.3 Site Work During Wet Weather ................................. 9
. 5.2.4Subgrade Stabilization ........................................ 9
5.2.5 Soil"Cement Stabilization. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 10
5.3 Spread Footing Foundations .................................. : .... 10
5.4 Permanent Basement and Conventional Retaining Walls . . . . . . . . . . . . . . . .. 12
5.5 Slab-on-Grade Floors ............................................ 13
5.6 Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 14
5.6.1 Surface Drainage ........................................... 14
5:6.2 Footing Drains ............................................ .14
GEO Group Northwest, Inc.
.1
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, , , •
TABLE OF CONTENTS
(Continued)
•
6.0, LIMITATIONS ...................................................... 14
7.0 ADDITIONAL SERVICES .....•..•.....•..............•...•.......... 15
ILLUSTRATIONS
Plate I
Plate 2
Plate 3
'Plate 4
APPENDIX A:
Vicinity Map
Site Plan
Proposed Site Plan
Typical Basement Wall Backfill and Drainage Detail
TEST ,PIT LOGS
'GEO Group Northwest, Inc.
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, " • •
GEOTECHNICAL ENGINEERING STUDY
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH STREET
RENTON, WASHINGTON
0-2052
1.0 ,INTRODUCTION
1.1 'Project Description
The project site is located at the 400 block of south' 37th Street in Renton, Washington as shown
on Plate 1 -Vicinity Map. The subject parcelislocated on the southern side of South.3? :Street,
in Renton, Washington, directly across 'from address 404 South 37th ,Street. We understand. that
the subject lot has an area of approximately 5.7 acres and has an irregular shape as shown on the
attached Plate 2 -Site Plan.
The proposed site development will consist of constructing two wood-frame buildings with
associated parking lots. The eastern building is proposed to consist of a two story medical office
building with daylight basement parking garage. The western building is proposed to be a one-
story office building with daylight basement parking garage. The basement garages will have
concrete retaining walls. Parking lots' are proposed for the low to moderate inclination slopes
located in the northeastern-most portion of the subject parcel. A schematic of the proposed
deyelopmenthas been included with this report as Plate 3 -Proposed Site Plan.
2.0 SITE CONDITIONS
2.1 Site Description
The site is currently undeveloped and shows no obvious signs of previous grading activity. The
northern portion of the project site, where the development is proposed, consists oflow to
moderate inclination slopes which face west. These slopes have inclinations ranging from 8 to
23 percent from the horizontal with an average inclination of approximately II percent. . Just to
the south of this area is an area of moderate to steep inclination slopes which faces primarily
south. These slopes have inclinations ranging from 30 to 44 percent from the horizontal and
have a height ranging from 20 to 32 feet. At the base of the moderate to steep slopes lies a
GEO Group Northwest, Inc.
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, . • •
December 6, 2006
400 Block South 37th St., Renton; Washington
relatively flat area and the stream channel for Panther Creek, which flows west across the
property. The existing topography is shown on the attached Plate 2 -Site Plan. -
G-2052
-Page 2
The gentle to moderate angle slopes located on the northern side of the parcel are vegetated by
grasses, blackberry bushes and some deciduous trees. The moderate to steep inclination slopes
located on the southern portion of the property are vegetated primarily by ferns, small bushes,
deciduous trees and a few evergreen trees.
The South 38 th Court roadway dead ends at the northern property line. At the time of our site
investigation on June 2, 2005, it was apparent that some yard waste and soil may have been
dumped onto the subject property at the South 38 th Court dead-end.
2.2 Geologic Overview
According to the geologic map of the site vicinity', the surficial soils at the project site are
reported to be Ground Moraine Deposits more commonly known as glacial till (Qgt). Glacial
Till is described as a hard, unsorted mixture of sand, silt, and gravel deposited during the
_ Pleistocene Fraser Glaciation period about 14,000 years ago. The till soils were overridden by
glaciers and typically are dense to very dense below the weathered zone. Based upon the map,
Renton Formation (Tr) bedrock may be located on the western-most portion of the site. The
Renton Formation consists of Arkosic sandstone, mudstone, shale, and several coal beds. The
rock in this formation is said to be irregularly cemented by calcium carbonate and have a
-thickness of about 2,500 feet.
2.3 Field Investigation
GEO Group Northwest, Inc., explored subsurface soil conditions at the site by excavating and
logging six exploratory test pits TP-I through TP-5 on June 2, 2005. The test pits were located
in areas roughly surrounding the proposed building areas as shown on Plate 2 -Site Plan and
Plate 3 -Proposed Site Plan.
The test pits were excavated to depths ranging between 3 and 7 feet below ground surface (bgs).
Soil samples at varying depths were collected, classified and returned to our laboratory. The test
, "Geologic Map of the Renton Quadrangle, King County, Washington", D.R.
Mullineaux, U.S.G.S., 1965.
GEO Group Northwest, Inc.
:' \ . " • • , , ' : '
·;~~·;'1·~·:~ ,';, ,',:
December 6,.2006
400 Block South 37'" St., Renton, Washington
0-2052
Page 3
pits were then backfilled with the excavated site soils and tamped into place by the backhoe
bucket.
2.4 Soil Conditions
Soils encountered at the test pits consisted of loose silty SAND to sandy SILT soils overlying
medium dense to dense sandy SILT soils at depths ranging from 6-inches to 2.5 feet below
ground surface. Some sedimentary rocks were encountered within the dense sandy SILT soils at . ,
the test pit TP-3-and TP-4 locations. The majority of soils encountered appeared to be the glacial
till soils discussed in the geologic literature for the site. The observed sedimentary rocks are
indicative of the sedimentary Renton Formation which probably underlies the glacial till soils.at
the site. Copies of the Test Pit Logs are presented in Appendix A: Test Pit Logs.
2.5 Groundwater Conditions·
Groundwater seepage was observed at a depth of 18-inches below ground surface at the TP-5 test
pit location. It should be noted that groundwater conditions may fluctuate seasonally, depending
on rainfall, surface runoff and other factors.
3.0 SEISMICITY
3.1 Seismic Hazards
We.understand that the City of Renton has classified the project site as having a seismic hazard
due to potential liquefaction of soils during an earthquake event. Based upon the soils
encountered in our subsurface investigation, it is the opinion of GBO Group Northwest, Inc., that
there project site soils are not potentially liquefiable.
3.2 Seismic Design Site Classification
According to the 2003 International Building Code (IBC), the project site has Site Class,C soil
(Very dense soil and soft rock), as derived from Table 1615.1.1 in the IBe, based upon the
subsurface soil conditions found during our site investigation.
GEO Group Northwest, Inc.
",
.. \,~, .• "" .1
.,' , •
December 6, 2006
. 400 Block South 3']'1' St., Renton, Washington
4.0 SLOPE AND EROSION HAZARDS
•
G-2052
Page 4
We understand that the City of Renton Critical Area Maps indic'ate that the subject site contains
steep slopes, landslide hazards and an erosion hazard.
4.1 Steep Slopes
The City of Renton classifies steep slopes into two categories: Sensitive Slope and Protected
Slope. Sensitive slopes are those slopes having an average slope of 25 to less than 40 percent
and those slopes with average. inclinations of 40 percent or greater having a maximum vertical
rise ofless than 15 feet. Protected slopes are defined as those slopes with an average slope
inclination of 40 percent or greater. and having a minimum vertical rise of IS feet.
Based upon the City of Renton slope defmitions, the majority of south facing moderate to steep
inclination slopes at the site may be classified as Sensitive Slope areas. A small portion of the
south facing slope; near the eastern property boundary may be classified as Protected Slope area.
Based upon the current site plans no development is proposed to be located on the Sensitive or
Protected slope areas. However, the proposed roadways and parking lots are proposed to be
located at the top of the Sensitive and Protected slope areas with no setback. The proposed
eastern building will be located approximately 50 feet from the Protected slope area. The eastern
building is proposed to be located no closer than approximately 32 feet from the Sensitiveslope
area The western building is proposed to be located no closer than approximately 32 feet from
the Sensitive slope area. It is the opinion of GEO Group Northwest, Inc., that the proposed
development c~ occur at the proposed locations with regard to the steep slope classifications.
The landslide and erosion hazard risks which are associated with the development will be
discussed in the following sections. The City of Renton Municipal Code requires that the
Protected Slope area, unless exempted from the standards, must be designated as a Native
Growth Protection area and will require permanent protection in accordance with the
development code.
4.2 Landslide Hazard Areas
According to the City of Renton Municipal Code landslide hazard areas are defined as:
.'
I. Low Landslide Hazard (LL): Areas with slopes less than fifteen percent (15%).
GEO Group Northwest, Inc.
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December 6, 2006
400 Block South 37th St., Renton, Washington
e,·
G-2052
Page 5
2. Medium Landslide Hazard (LM): Areas with slopes between fifteen percent (15%) and forty
percent (40%) and underlain by soils that consist largely of sand, gravel or glacial till.
3. High Landslide Hazards (LH); Areas with slopes greater than forty percent (40%), and areas
with slopes between fifteen percent (15%) and forty percent (40%) and underlain by soils
consisting largely of silt and clay.
4. Very High Landslide Hazards (LV): Areas of known mappable landslide deposits.
As discussed above there are slopes at the site which range in steepness from gentle to steep with
a maximum mclination of 44 percent from the horizontal. The underlying site soils consist of
primarily.sandySILT, glacial till soils, which may be underlain by sedimeritary rock.
According to the aforementioned definitions, Low to High Landslide Hazard areas are located at
the project site. A portion of the western proposed building may be located within a High
Landslide Hazard Area based upon slope inclinations at the proposed western building which
range between 14 and 23 percent from the horizontaL GEO Group Northwest, Inc., is not aware
of any known landslide deposits at the project site. Consequently, there are no known Very High
Landslide Hazard areas at the project site.
At the.time of our site investigation, we observed no signs of slope movement such as scarps or
slumps, on the slopes at the project site. Due to the relatively low slope inclinations and the
dense condition of the underlying soils it is the opinion ofGEO Group Northwest, Inc., that the
. existing slopes at the site are stable in their current configuration. The proposed development
will not increase the risk of damage as a result of landslides at the subject site.
4.3 Erosion Hazard Areas
Based upon the City of Renton Municipal code, areas having slopes with inclinations of less than
15 percent are classified as having a Low Erosion Hazard. Slopes with inclinations of IS percent
or greater are classified as having a High Erosion Hazard. Accordingly, we understand that both
low and high erosion hazard areas are located at the project site. The majority of the project.
development is located within a Low Erosion Hazard Area except a portion of the western
building area which is located within a High Erosion Hazard Area
GEO Group Northwest, Inc ..
,; , , , , •
December 6,2006
400 Block South 3Jl' St., Renton, Washington
G-20S2
Page 6
It is the opinion of GEO Group Northwest, Inc., that the proposed development presents a low
risk of erosion which can be mitigated through the proper use of the following erosion control
measures:
a. Filter fabric fences should be installed downhill from all disturbed soil areas;
b. Plastic sheeting, jute netting or other methods that are approved by the
geotechnical engineer should be installed on disturbed soil areas which have an
slope inclination of steeper than 40 percent.
4.4 !Hazards Risk Statement
Based ,upon the GEO Group Northwest, Inc., subsurface investigation at the site and the current
proposed development plans we have evaluated the project site with regard to steep 'slope, .
landslide and erosion hazards and have prepared the following statements:
1. The proposed development will not increase the threat of geological hazard to
adjacent properties beyond pre-development conditions provided the
recolllIilendations contained herein are properly implemented; and
2. The proposed development will not adversely impact other critical areas provided
the recommendations contained herein are properly implemented; and
3. The development can be safely accommodated on the site, provided the
recommendations contained herein are properly implemented.
5.0 CONCLUSIONS AND RECOMMENDATIONS
5.1 General
Based upon the results of our study, it is our professional opinion that the site is geotechnically
suitable for the proposed development. The proposed buildings can be supported on
conventional spread footings bearing on the dense to very dense site soils or on compacted
structural fill placed on top of the dense site soils. The overlying loose silty sand soils are not
suitable to support foundations due to their loose condition.
GEO Group Northwest, Inc.
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December 6, 2006
400 Blo~k South 37 th St., Renton, Washington
•
G-2052
Page 7
Because the site soils are fine-grained they are considered to be moisture sensitive and will be
difficult or impossible to compact during wet weather conditions. If earthwork is planned for the
Winter months we recommend that a relatively free-draining pit-run sand or gravel be imported to
the site for use as structural fill. Wet site soils may be stabilized by cement treatment if
necessary. Recommendations for cement treatment of site soils are included in Section 5.2.5 -
Soil-Cement Stabilization.
5.2 Site Preparation and General Earthwork
The building pad areas should be stripped and cleared of surface vegetation and loose soils. If
yard waste and loose fills care .found within .the development areas they should be removed.
Disturbance to the site should~be,kept.toa minimum. Silt fences should be installed around areaS
disturbed by .construction;activity to prevent sediment-laden surface runoff from being .
discharged off-site. Exposed soils that-are subject to erosion should be compacted and covered
with plastic sheeting. -
The proposed building foUndation areas should be excavated down to the dense native site soils,
glacial till soil. Based on the findings from our soil investigation at the site, we antiCipate that
the dense soil under the building areas is present between 6-inches and 2.5 feet below the
existing ground surface (bgs). The dense condition of the building foundation subgrades should
be field verified by GEO Group Northwest, Inc. during building pad excavation. Ifloose soils
are encountered at the proposed footing sub grade elevation it may be necessary to compact the
soils below the footings or replace with a compacted structural fill.
5.2. I Temporarv Excavation and Slopes
Under no circumstances should temporary excavation slopes be greater than the limits specified
in local, state and national government safety regulations. Temporary cuts greater than four feet
in height should be sloped at an inclination no steeper than I H: I V (Horizontal: Vertical) in the
loose site soils. Temporary cuts in the dense site soils may be excavated no steeper than IH:2V
provided that no seepage is encountered. If groundwater seepage is encountered during
construction, excavation of cut slopes should be halted and the cut slopes should be re-evaluated
by GEO Group Northwest, Inc. Permanent cut slopes at the site should be inclined no steeper
than 2H:I V. Permanent fill slopes should be inclined no steeper than 3H:I V without a
geotechnical engineer approved design.
GEO Group Northwest, Inc.
~~~~~~-~~------~~-.~-------~~----------------
.~ , • "<0}
December 6,2006
400 Block South 37th St., Renton, Washington
• (
G-2052
Page 8
Surface runoff should not be. allowed to flow uncontrolled over the top of slopes into the
excavated area. During wet weather exposed cut slQpes should be covered with plastic sheeting
during construction to minimize erosion.
5.2.2 Structural Fill
All fill material used to achieve design site elevations below the building area and below non-
.structurally supported slabs, parking lots, sidewalks, driveways, and patios, should meet the
requirements for structural fill. During wet weather conditions, material to be used as structural
fill should have the following specifications:
1. Be free draining, granular material containing no more than five (5) percent fmes (silt;and
. clay-size particles passing the No. 200 .mesh sieve);
2. Be free of orgimic :material and other deleterious substances;
3. Have a maximum size of three (3) inches in diameter.
All fill material should be placed at or near the optimum moisture content. The optimum
moisture content is the water content in soil that enables the soil to be compacted to the highest
dry density for a given compaction effort.
,
The majority of the on-site soils will be moisture-sensitive because they consist of silty SAND
and sandy SILT soils. If these soils are too wet they will be very difficult or impossible to
compact because of their silt content. Consequently, if work is to occur during the wet winter
months it may be necessary to import a free-draining granular fill which can be compacted to
meet the structural fill specifications. Ideally this material would have less than 5% passing the
No. 200 sieve.
If the on-site soils are to be used as engineered structural fill, it will be necessary to segregate the
topsoil and any other orgimic-or debris-containing soil, because such soils would be unsuitable
for use as structural fill. Excavated on-site material that is stockpiled for later use as strijctura!
fill should be protected from rainfall or contamination with unsuitable materials by covering it
with plastic sheeting until it is used.
Structural fill should be placed in thin horizontal lifts not exceeding ten inches in loose thickness.
Structural fill under building areas (Including foundation and slab areas), should be compacted to
GEO Group Northwest, Inc.
," .'
. December 6, 2006 G-2052
Page 9 400 Block South 37th St.;Renton, Washington
at least 95 percent maximum dry density, as determined by AS1M Test Designation D-1557-91
(Modified Proctor).
Structural fill under parking lots and sidewalks should be compacted to at least 90 percent
maximum dry density, as determined by AS1M Test Designation D-1557-91 (Modified Proctor).
Fill placed within 12-inches offinish grade should meet the 95% requirement.
We recommend that GEO Group Northwest, Inc., be retained to evaluate the suitability of
structural fill material and to monitor the compaction work during construction for quality
assurance of the earthwork.
5.2.3 Site Work During Wet Weather·'
During wet weather we recommend excavating to within a few inches, or more,.above the final
sub grade elevation of slabs and footings to protect .the moisture sensitive site soils if the subgrade
. soils are to be exposed to weather for an extended period of time. Final excavation can be
accomplished later to remove unsuitable material and minimize subgrade exposure.
Alternatively, the subgrade can be protected .with a 4 inch layer of 1-1/4 inch crushed rock or lean
mix concrete, dependent on the disturbed site conditions and weather conditions. Construction
traffic should be minimized on the slab and building foundation subgrades.
5.2.4 Subgrade Stabilization
Following preparation of the subgrade under pavement areas, we recommend proof-rolling the
subgrade with a piece of heavy construction equipment, such as a fully loaded dump truck, to
verify that the sub grade is unyielding. Proof-rolling should be performed under the direction and
observation of the geotechnical engineer, Soft areas may require over-excavation and
replacement with compacted structural fill material, or other subgrade stabilization measures.
To stabilize yielding building pads, foundation subgrade, and pavement subgrade soils, we
recommend separating and confming the soft site soils with a woven geotextile fabric such as
Mirafi 500X, or equivalent, and bridging with an aggregate above the fabric. The bridging
material may consist of pit run sand and gravel, 1-1/2" minus crushed rock, quarry rock, crushed
recycled concrete, or other locally available material acceptable to the geotechnical engineer.
The:amount of material required to bridge will depend on the condition of the sub grade and the
type of bridging material used. GEO Group Northwest, Inc., should be contacted to evaluate the
subgrade conditions prior to paving or foundation construction. As an alternative to using a
GEO Group Northwest, Inc.
I ----~----
• •
December 6, 2006
400 Block South 37th St., Renton, Washington
geotextile reinforced aggregate bridging material the site soils could be cement treated as
described below.
5.2.5 Soil-Cement Stabilization
G-2052
Page 10
For on-site soils that prove to be unsatisfactory as a sub grade base for foundations, floor slabs,
sidewalks and driveways, a soil cement treatment program can be implemented to improve the
subgrade condition and wet weather performance. In addition, if site soils are too wet to be used
as structural fill they may be mixed with cement and placed as structljral fill.
Cement treatment consists of mixing cement into.a minimum .12-inch thickness of the site'soil,
creating a cement treated base (<=:TB).Over large ,areas cement treatment is usually ,performed j)y
tilling cement into the site soil. The cement treatment should extend down to firm ·soils. 'Thesite,
should be pre-graded prior to cement treatment to prevent cutting or removing the minimum
thickness of CTB during the final grading process.
The rate of cement application is dependent on the moisture content of the soil and typically
varies from about 4 percent to 8 percent (43 lbs to 86 lbs per square yard for a I-foot deep
treatment), based on dry weight. Based on our experience, an average application rate of about 5
percent or 55.4 lbs of cement per square yard for a one-foot deep treatment should be adequate to
stabilize the onsite soils.
Procedurally, a standard Portland cement is applied in dry powder form to the surface of the
ground and tilled into the soil with a tilling machine .. The cement can also be mixed with site
soils in batches by an excavator. In this case the machine operator should be experienced in soil-
cement mixing to insure the proper mixing ratio. Immediately following soil-cement mixing and
grading the subgrade should be compacted by a large vibratory machine .. Accordingly, cement-
treated fills can be built up by placing 12-inch thicknesses of mixed soil-cement and compacting
at the surface of each lift.
5.3 Spread Footing Foundations
The proposed buildings can be supported on conventional spread footings bearing on the dense
site soils or on compacted structural fill placed on top of the dense site soils. Based on the
findings from our soil investigation at the site, we anticipate that the dense soils are present
between 6-inches and 2.5 feet below ground surface at the building locations .
. GEO Group Northwest, Inc.
•
December 6, 2006 .
400 Block South 37th, St., Renton, Washington
•
G-2052
Page II
Individual spread footings may be used for supporting columns and strip footings for bearing
walls. Our recommended minimum design criteria for foundations bearing on the dense site soils
or on compacted structural fiJI are as follows:
Allowable bearing pressure,
Dense native soil
Compacted structural fiJI
including all dead and live loads
= 4,000 psf
= 2,500 psf
-Minimum depth to bottom of perimeter footing below adjacent final exterior grade = 18
inches
-Minimum depth to bottom of interior footings below top of floor slab = J 8 'inches
-Minimum width of waJl footings = 16 inches
-Minimum lateral dimension of column footings = 24 inches
-Estimated post-construction settlement = 114 inch
-Estimated post-construction differential settlement; across building width = 114 inch
A one-third increase in the above allowable bearing pressures can be used when considering
short-term transitory wind or seismic loads .
. Lateral loads can also be resisted by friction between the foundation and the supporting
compacted fiJI sub grade or by passive earth pressure acting on the buried portions of the
foundations. For the latter, the foundations must be poured "neat" against the existing
undisturbed soil or be backfilled with a compacted fill meeting the requirements for structural
fill. Our recommended parameters are as follows:
-Passive Pressure (Lateral Resistance)
• 350 pcf equivalent fluid weight for compacted structural fill
• 350 pcf equivalent fluid weight for native dense soil.
-Coefficient of Friction (Friction Factor)
• 0.35 for compacted structural fill
• 0.35 for native dense soil
GEO Group Northwest, Inc.
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December 6, 2006
400 Block South 37'h St., Renton, Washington
•
G-2052
Page 12
The allowable passive pressure and coefficient of friction may be increased by 33% to resist
temporary loads imposed by wind and seismic forces, We recommend that footing drains be
placed around all perimeter footings, More specific details of perimeter foundation drains are
provided below in Section 5.6.2 -Footing Drains.
5.4 Permanent Basement and Conventional Retaining Walls
The preliminary plans indicate that both buildings will have daylight basements with 10 foot tall
retaining walls, We recommend that the basement retaining walls be designed and constructed in
accordance with the following guidelines,
Permanent basement walls restrained horizontally on top are considered unyielding and should be
designed for a lateral soil pressure under the at-rest condition; while conventional reinforced
concrete walls free to rotate on top should be designed for an active lateral soil pressure, .
Active Earth Pressure
Conventional reinforced concrete walls that are designed to yield an amount equal to 0,002
times the wall height, should be designed to resist the lateral earth pressure imposed by an
equivalent fluid with a unit weight of:
• 35 pcffor level backfill behind yielding retaining walls
For seismically induced lateral loads the designer should use an additional 6H psf where H is
. the height of the retaining wall.
At-Rest Earth Pressure
Walls supported horizontally by floor slabs are considered unyielding and should be designed
for lateral soil pressure under the at-rest condition. The lateral soil pressure design should
have an equivalent fluid pressure of:
• 45 pcf for level ground behind permanent unyielding retaining walls
For seismically induced lateral loads the designer should use an additional 6H psfwhere H is
the height of the retaining wall.
GEO Group Northwest, Inc,
r ' • •
December 6, 2006 G-2052
400 Block South 37'" St., Renton, Washington Page 13
Passive Earth Pressure and Base Friction
The available passive earth pressure that can be mobilized to resist lateral forces may be
assumed to be equal to 350 pcf equivalent fluid weight for the undisturbed dense glacial till
soils and 350 pcffor compacted structural backfill.
The base friction that can be generated between concrete and undisturbed bearing soils or
engineered structural backfill may be based on an assumed 0.35 friction coefficient. The
allowable passive pressure and coefficient of friction may be increased by 33% to resist
temporary loads imposed bywind and seismic' forces.
We recommend that a vertical drain mat, Miradrain 6000 or equivalent, be used to facilitate
drainage behind conventional retaining or basement walls. The drain mat core is placed' against
the wall with the filter fabric side facing the backfill. The drain mat extends from the fmished
surface grade, down to the' footing drain pipe. In addition to the drain mat, we recommend that
the backfill for the basement walls consist of compacted free-draining material. WaH drainage
recommendations and installation procedures should be followed per Plate 4, Typical Basement
Wall Backfill and Drainage Detail.
Backfill material behind conventional retaining and basement walls should be compacted to 90
percent of the maximum dry density determined by ASTM D 1557-78 (Modified Proctor
Method). The backfill in areas adjacent to the walls should be compacted with hand held
equipment to avoid damaging the wall.
5.5 Slab-on-Grade Floors
The slab-on-grade floors may be placed on the medium dense to dense site soils or on compacted
structural fill placed on top of the dense site soils provided that the sub grade is firm and
unyielding at'the time of slab construction. The unyielding condition of the slab subgrade floors
should be verified at the time of construction by proof-rolling under the geotechnical engineer's
supervision.
To avoid moisture build~up on the subgrade, slab-on-grade floors should be placed on a capillary
break, which is in turn placed on the prepared sub grade. The capillary break should consist of a
minimum of a six (6) inch thi"k layer of free-draining crushed rock or gravel containing no more
GEO Group Northwest, Inc.
•
December 6, 2006
400 Block South 37 th St., Renton, Washington
•
G-2052 '
Page 14
than five (5) percent fmer than No.4 sieve. A vapor bamer, such as a 10-mil plastic membrane,
is recommended to be placed over the capillary break beneath the slab to reduce water vapor
transmission through the slab. Two to four inches of sand may be placed over'the bamer
membrane for protection during constniction.
5.6 Drainage
5.6.1 Surface Drainage
The dense glacial till site soils are relatively impermeable, except where sand lenses occur.
Consequently, the fmished grades should be graded such that surface water is directed away from
·.the buildings.
'S.6.2Footing Drains
We recommend that drains be installed around the perimeter of the foundation footings and, at the
base ofretaining walls. The drains should consist ofa four (4) inch minimum diameter,
perforated or slotted, rigid drain pipe laid at or near the bottom of the footing with a gradient
sufficient til generate flow. The drain line should be bedded on, surrounded by, and covered with
a free-draining rock, pea gravel, or other free-draining granular material. The drain rock and
drain line should be completely surrounded by a geotextile filter fabric, Mirafi 140N or
equivalent. Once the drains are installed, the excavation should be backfIlled with a compacted,
structural fill material. The footing drains should be tightlined to discharge into the storm water
collection system.
Under no circumstances should roof downspout drain lines be cOrlnected to the footing drainage
system. All roof downspouts must be separately tightlined to discharge into the storm water
collection system. We recommend that sufficient cleanouts be installed at strategic locations to
allow for periodic maintenance of the footing drains and downspout tightline systems.
6.0 LIMITATIONS
This report has been prepared for the specific application to this site for the exclusive use of Mr.
Cliff Williams of Springbrook Office Park, LLC and his authorized representatives. We
recommend that this report be included in its entirety in the project contract documents for use by
the contractor.
GEO Group Northwest, Inc.
" , •
December 6, 2006
400 Block South 37'h St: Renton, Washington
•
G-2052
Page 15
Our fmdings and recommendations stated herein are based onfield observations, our experience
and judgement The recommendations are our professional opinion derived in a manner .
consistent with the level of care and skill ordinarily exercised by other members of the profession
currently practicing under similar conditions in this area and within the budget constraint, No
warranty is expressed or implied. In the event the soil conditions are found to vary during site
excavation, GEO Group Northwest, Inc, should be notified and the above recommendation
should. be re-evaluated,
7.0 ADDITIONAL SERVICES
We recommend ,that GEO Group Northwest Inc, be retained to perform a general review of the
fmal design and specifications of the proposed development to verify that the earthwork and
foundation recommendations have been properly interpreted and implemented in the desigri and
in tIie'comtructiondocuments, We ,also recommend that GEO Group Northwest Inc, lie retained
to provide monitoring and testing services for geotechnically·related work during construction,
This is to observe compliance with the design concepts, specifications or recommendations and
to allow design changes in the event substance conditions differ from those anticipated prior to
the start of construction. We anticipate the following construction monitoring inspections may
be necessary:
1. Site clearing and grubbing;
2. Verification of bearing soil conditions for foundations;
3, Structural fill placement and compaction;
4, Subsurface drainage installation;
5, Slab-on-grade preparation including proof-rolling;
We appreciate this opportunity to have been of service to you on this project. We look forward
to working with you as this project progresses, Should you have any questions regarding this
report or need additional consultation, please feel free to call us.
GEO Group Northwest, Inc, '
,-------------------
I
, . , . •
December 6, 2006
400 Block South 37'h St., Renton, Washington
Sincerely,
GEO Group Northwest, Inc.
Adam Gaston
Proj eet Engineer
d~.~
William Chang, P.E.
Principal
EXPIRES: 21191
~.. , ...
GEO Group Northwest, Inc.
•
G-20S2
Page 16
, ,
ILLUSTRATIONS
G-20S2
GEO Group Northwest, Inc.
•
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. .-~ • '.~ ..
SCALE: NONE DATE: 1211/06 MADE: AG 'CHKD:
•
VICINITY MAP
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
we JOB NO: G·2052 PLATE
PLAN BASED UPON TOPOGRAPHIC
SURVEY PROVIDED BY SPRINGBROOK
OFFICE PARK, LLC, PREPARED BY
,,-rt:Tt'".
n . = TEST PIT NUMBER AND . ~P-l APPROXIMATE LOCATION ..
SlREAt.t UnuTY
CB R'U El=82.27
S. 37TH ST.
C8 RI".
IE 8" CMP(N)=78.61
IE 8" CMP(S)=78.61
IE 12" CldP(W)= 78.06
IE 12" CldP(E)=78.31
CB RIN El=85.91
IE 8" CMP(N)=82.61
IE 8" CMP(S)=82.61
CB RIU EL=84.73
IE 8" CMP(N)=82.78
LOT 2
;"
OJ
LOT 1
SP 67808151009 SP 17808151009
GATE POST
C8 RIU EL=90.77
IE 8" CMP(S)=87.97
,
CB RI.. EL=90.77
IE 8" CMP(N)=87.37
IE 12" CMP(E)=86.87
IE 12" CMP(S)=8S.22
PUBUC STREET UGHT
EASEUENT
AfN 8207140376
LOT 3
iG
;"
OJ
SP 17808151009
SITE PLAN
7' UNDERGROUND ELECTRIC
EASEMENT AFN 780421OB3J
'MlHIN THIS AREA
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TI1 ST.
RENTON, WASHINGTON
-:-". , -j \ .1---------------,
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LEGEND,
, !-
.:
{
SrTE OSOEClloQ
, , '
PLAN BASED UPON PRELIMINARY
PLAN PROVIDED BY' SPRINGBROOK '
OFFICE PARK, LLC, PREPARED BY'
~ = TEST PIT NUMBER AND
, ' ,TP~l APPROXIMATE LOCATION, OTIffiRS.-"
f
131'toNB ___ to,_WA-~
~42Sl649-87S7 "FAX42Sf649--87S! .
mf'@g gloupu.! .
aT. ........ ~-.. ' '~' .~ ...... 'T ------.-~ ~ - - ----
... _A?"""
c:, fR1NGf,~~
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= . .
:Z0l'l1 '"'~: . c::.o
f> 12c~~~: MEo~'-oFi:=tee. ' .. .
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f~2.~t4~ ~b:"c$~1Aa6I~ c?$F_-,
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~ . . ""N~."·'24:
",""'en'\.OT 1.1· . ',es;",.
"t?', ~
PROPOSED SITE PLAN
PROPO~ED MEDICAL/OFFICE CENTER
, , 400 BLOCK SOUTH 37TH ST. '
RE\'ITON,W ASHINGTON
.. .. • •
Basement
Wall
Vertical Drain Mal
(Mlrtidrain 6000
or equal)
Relatively
Impermeable
Free draining material,
(Washed rock or Crushed
rock)
Geo/utile
(Mirafi 140 N
orequalj
4 or 6 inch diameter
slotted or perforated PVC
pipe
NOTES:
COMPACTED
FREE-DRAINING
BACKFILL
MATERIAL
NOT TO SCALE
L) Do not replace rigid PVC pipe with flexible corrugated plastic pipe.
2.) Perforated PVC pipe should be tight jointed and laid with
, perforations down 'at the 5 and 7 o'clock position. The pipe shall have a positive
gradient to discharge.
3.) Do not connect roof downspout drains into the foundation drain lines.
4.) Exterior backfill should be compacted in lifts to a firm and unyielding condition.
TYPICAL BASEMENT WALL BACKFILL
AND DRAINAGE DETAIL
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
SCALE NONE DATE 12/01/2006 MADE AG CHKD we JOB NO. G-20S2 PLATE 4
. , . •
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•
APPENDIX A:
TEST PIT LOGS
0-2052
GEO Group Northwest, Inc . .
"
'4. • •
LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS)
MAJOR DIVISION CROUP TYPICAL DESCRIPnON LABORATORY CLASSIFICA nON CRITERIA SYMBOL
CLEAN GW WELL GRADED GRAVELS, GRAVEL-SAND eu" (060 I 010) grealorthan '"
GRAVELS
MIXTURE, UTIlE OR NO FINES DETERMINE Co .. (0302) I (010· DeO) between 1 and 3
PERCENTAGES OF
NOT MEETING ABOVE REQUIREMENTS GRAVELS (Uttle or no GP PODRl Y GRADED GRAVELS, AND GRAVEl·SAND GRAVEL AND SAND
(More Than Half IInell) MIXTURES LITTLE OR NO FINES FROM GRAIN SIZE COARSE-Coarse Grains DISTRIBUTION
GRAINED SOilS larger Than No ... CURVE ATTERBERG lIMrrs BELOW
Sieve) DIRTY GM SIL TV GRAVELS, GRAVEL-SAND-SIL T MIXTURES "Ao LINE.
GRAVELS CONTENT
0( P.I. LESS THAN '" OF FINES
CLAYEY GRAVELS, GRAVEl-SANO-CLAY EXCEEDS 12% AITERBERG WITS ABOVE
(with aama GC COARSe GRAINED ~N LINE.
fines) MIXTURES SQILSARE or Pol. MORE THAN 7
CLASSIFIED AS Cu" (080 I 01Q) greater !han 6 SANDS CLEAN SW WELL GRADED SANDS, GRAVELLY SANDS, FOLLOWS:
LlIne: OR NO FINES Cc;; (0302) I (010·060) between 1 and 3
SANDS
(Mora Than Half
~IHla orno POORLY GRADED SANDS, GRAVELLY SANDS, < 5% Flna Grained: MOfa Than Half Coarsa Grains SP NOT MEETING ABOVE RECUIREMENTS
IInas) LlTILE OR NO FINES GW, GP, SW, SP by Walght Larger Smallar Than No.
Than No. 200 4 Sieve) ATTERBERG LIMITS BELOW
:Slavo SM Sil. TY SANDS, SAND-SIL T MIXTURES > 12% Fine Grelned: "A-LINE DIRTY
SANDS GM, GC, SM, SC CONTENT OF with P.1. LESS THAN . 4
FINES
(with loma 5 to 12% Fine EXCEEDS 12% ATrERBERG LIMITS ABOVE
se CLAYEY SANDS, SAND-CLAY MIXTURES Grainad: un dual "A"UNE
flnel) symboll with, P.t. MORE THAN 7 ,
SilTS Liquid Limit ML INORGANIC SILTS, ROCK FLOUR, SANOY SILTS , , < 50"4 OF SLIGHT PLASTICITY 60 (Below A-llna on PLASTICITY CHART VI At' r-V PlastiCity Chart, INORGANIC SILTS, MICACEOUS OR FOR SOIL PASSING FINE-GRAINED Liquid Umlt 50
SOILS
Negligible Organic)
>50% MH DIATOMACEOUS, FINE SANOY OR SIL TV SOIL ~ NO, 40 SIEVE C~ ",6H V
INORGANIC CLAYS OF LOW PLASTICITY, :l 40 V
CLAYS
Uquld Limit CL GRAVELLY, SANOY, OR Sil. TV CLAYS, CLEAN C V 1/ (Above A-Une on
<30% CLAYS !!;
~ 30
Plact1dty Chart,
Uquld Limit INORGANIC CLAYS OF HIGH PLASTICITY, FAT
VClorOl / Negligible Organic) CH ~ >50% CLAYS 20
More Than Half
.. ~ V V
. by Weight Smalle Liquid Limit OL ORGANI~ SIL T8 AND ORGANIC SIL TV CLAYS OF "-rr,--Than No. 200 ORGANIC SIL T8 < 50% lOW PLASTICITY 10
Slave & CLAYS 7 OL ML
(Below A-Una on
Uquid Limit d Plactidty Chart)
>50% OH ORGANIC CLAYS OF HIGH PLASTICITY 0 10 20 30 .0 60 70 .0 90 100 110
LlaUID LIMIT (%)
HIGHLY ORGANIC SOILS PI PEAT AND OTHER HIGHLY ORGANIC SOILS
SOIL PARTICLE SIZE
GENERAL GUIDANCE OF SOIL ENGINEERING PROPERTieS FROM STANDARD PENETRATION TEST {SPT}
U.S. STANDARD SIEVE
FRACTION Passing Retained SANDY SOilS SIL TV & CLAYEY SOILS
Sieve Size Sieve SI"" Relative Friction 610w Unconfined Blow (mm) (mm) Counts Density Angll Deaaiption Counts Strength Oela1ption
BJlT I CLAY #200 0.075 N " ¢I, degree N q,.'"
§6!!2 0,4 0·15 Very Loo .. <, < 0.25 Very toft
FINE #40 0.425 "00 0,075 4 -10 15·35 26 ·30 Loosa , '. d.25 -0,50 Soft
MEDIUM #10 2 #40 0.425 10·30 35 ·65 28 ·35 Medium Dense .'. 0,50·1.00 Mlldlum Stiff
COARSE #4 4.75 #10 , 30-50 65· 85 35· 42 Dansa B -15 1.00·2,00 S,. -> 60 85 -100 38-46 Very Oenla 15·30 2.00·4,00 Vary Stiff
FINE 10 .. 4,75 > 30 > 4,00 HOI.
COARSE 7. ,.
COBBLES 76 mm to 203 mm
G!"Up l"II onn'n'""n, InC.
>203 mm BOULDERS Geotechnical Engineers, Geologists, &
ROCK environmental Scientists
>76mm FRAGMENTS 13240 NE 20th Strlat, Suita12 Bellevue, WA 98005
ROCK >0.76 cubic meter in volume Phone (425) 649·8767 Fax (425) 649-8758 PLATE A1
. \.. ..,', ..
DEPTH
It.
.
-
-
-5 _
-
-
-10 _
LOGGED BY
USCS
SM! , , ML , ----
ML
.-: . . ,
I -: ,
! , ..
j
..,
-
15_
LOGGED BY
DEPTH ;1
It. USCS
-SM -
--_. ----
SM/ -ML 5 _ .------
ML
-
-
-10 _
-
-
-
-
15 _
• •
TEST PIT NO . TP-l ..
AG TEST PIT DATE: 06/02/2005
SAMPLE Water OTHER TESTSt
SOIL DESCRIPTION No. % COMMENTS
Brown to mottled silty SAND t sandy SILT with some gravel and Probe 1·2"
occassional cobbles, moist, dense Probe 112" --------------------------------------------------
Mottled sandy SILT and SILT, moist, dense Probe 112"
Total depth oftest pit = 7' bgs
No groundwater seepage observed
TEST PIT NO. TP-2
. AO TEST PIT DATE: 06/0212005
SAMPLE Water OTHER TESTSt
SOIL DESCRIPTION No. % COMMENTS
Probe 3-5"
Silty SAND with some gravel, moist, dense Probe 2"
--------------------------------------------------Probe 1/4"
Silty SAND / sandy SILT with some gravel and occasional boulders,
moist. ,dense
--------------------------------------------------Brown sandy SILT with some gravel and cobbles, moist, dense
Total depth cflest pit = 6' bgs
No groundwater seepage observed
TEST PIT LOGS
PROPOSED MEDICAL/OFFICE CENTER .c.;'UUIJ' Nu.l '"n'",i3t, Inc; 400 BLOCK SOUTH 37TH ST.
Geotechnical Engineer., Goologista, & RENTON, WASHINGTON
Envlronmental5clentlsta
JOB NO. 0·2052 DATE. 11/17/06 PLATE A2 --
---------------------------------------------------------~
. .. \ L >.. • • • -
TEST PIT NO. TP-3
LOGGED BY AG TEST PIT DATE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTSI
It. USCS SOIL DESCRIPTION No. % COMMENTS
SM Dark brown silty SAND, moiSL loose Probe 8"-2' ----------------------------------------------------------
-ML Brown sandy SILT with some gravel, moist, loose
-----------------------------------------------------------. . ML _~r.?~_ s~~~ ~!~ ~ ~~t.?_p_i::e_ <:f_b_u~t_ ~<:<:~ ~O!~l: ~:~._ ~e.?~: _____ Probe 1-3" ------Sandy SaT with some gravel becoming cemented sedimentary rock 5 _ .......... ML fragments, moist, dense to very dense ..
Total depth of test pit = 4.5' bgs
· No groundwater seepage observed
·
· 10 _
-
.-
-
-,
15 -
-
TEST PIT NO. TP-4
LOGGED BY AG TEST PIT DATE: 06/0212005
i DEPTH SAMPLE Water OTHER TESTSI
ft. USCS SOIL DESCRIPTION No. % COMMENTS
'-. SM • ~~!<.b-,~~ ..sll!y. ~~~ ~e!--'~2~e. ________________________ Probe 1"004" -----
" SM Brown fine silty SAND with some gravel, moist, dense
Probe 114" -I"
---------Br~~ ·sandY siLT with -som~ -g;.;;ei Mel incit7d-es cemented --------
· '-... MT. sedimentary rock pieces, moist, dense to very dense 5 _
· Total depth of test pil c 4' bgs
· No groundwater seepage observed
·
· 10 _
·
· ,
·
· 15 _
TEST PIT LOGS
Group North'n'~:n, Inc.
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
I
Geotechncal Engileer., GeolOgists, &
EnvironrTBntal Sclentlsta
RENTON, WASHINGTON
JOB NO. G-2052 . DATE 11/17/06 PLATE A3
" .. ~ " • •
TEST PIT NO. TP-5
,
LOGGED BY AG TEST PIT DATE: 06/0212005
DEPTH SAMPLE Water OTHER TEST5I
It. USCS SOIL DESCRIPTION No. % COMMENTS
SM! Probe 2' . 2.5' -ML Dark brown silty SAND 1 sandy SILT, wet, very loose
. ----------------------------------------------------------Probe 1_3 11 -........ ML Sandy and clayey SILT, wet, dense
-
5 _ Total depth crtest pit = 3' bgs
Groundwater seepage observed at 18-inches bgs
-
-
-
-10 _
-
I " -,
. ...:: ',' i '~'" I
. .! ..
15_
TEST PIT NO. .
LOGGED BY TEST PIT DATE:
DEPTH SAMPLE Water OTHER TESTSI
It. USCS SOIL DESCRIPTION No. % COMMENTS
-
-
-5 _
-
-
-
-
10 _
-
-,
-
-15 _
I
............. TEST PIT LOGS
Cllli) Group Northwest, Inc.
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST. --Geotechnical B1glneers, Geologists, & I -RENTON,WASEITNGTON
Environmental Scientists .
. JOB NO. G-2052 DATE 11/17/06 PLATE A4
----------
.J
l~~ ,. CITY OF RENTON
, 1055 S. Grady Way -~\,...,.
Renton, WA 98055 >JE\.O!'lA~~ENT01'I
;.E CI1'l 0 . --------------~UG \'31\\\\1
Printed: 08-13-2007
Payment Made:
Land Use Actions
RECEIPT
Permit#: LUA07 -086
08/13/2007 09:42 AM
~~C~\'JEO
Receipt Number: R0704192
Total Payment: 2,500.00 Payee: VALLEY VIEW PROF OFFICE DEV
LLC
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000.345.81.00.0007 Environmental Review
5020 000.345.81.00.0017 Site Plan Approval
Payments made for this receipt
Trans Method Description Amount
Payment Check #101 2,500.00
Account Balances
Amount
500.00
2,000.00
Trans Account Code Description Balance Due
3021 303.000.00.345.85
5006 000.345.81.00.0002
5007 000.345.81.00.0003
5008 000.345.81.00.0004
5009 000.345.81.00.0006
5010 000.345.81.00.0007
5011 000.345.81.00.0008
5012 000.345.81.00.0009
5013 000.345.81.00.0010
5014 000.345.81.00.0011
5015 000.345.81.00.0012
5016 000.345.81.00.0013
5017 000.345.81.00.0014
5018 000.345.81.00.0015
5019 000.345.81.00.0016
5020 000.345.81.00.0017
5021 000.345.81.00.0018
5022 000.345.81.00.0019
5024 000.345.81.00.0024
5036 000.345.81.00.0005
5909 000.341.60.00.0024
5941 000.341.50.00.0000
5954 650.237.00.00.0000
5955 000.05.519.90.42.1
5998 000.231.70.00.0000
Park Mitigation Fee
Annexation Fees
Appeals/Waivers
Binding Site/Short Plat
Conditional Use Fees
Environmental Review
Prelim/Tentative Plat
Final Plat
PUD
Grading & Filling Fees
Lot Line Adjustment
Mobile Home Parks
Rezone
Routine Vegetation Mgrnt
Shoreline Subst Dev
Site Plan Approval
Temp Use or Fence Review
Variance Fees
Conditional Approval Fee
Comprehensive Plan Amend
Booklets/EIS/Copies
Maps (Taxable)
Special Deposits
Postage
Tax
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
l