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EXECUTIVE DEPARTMENT
MEMORANDUM
DATE: December 11, 2009
TO: Carrie Olson, Engineering Specialist -CED
FROM:
SUBJECT:
1 Cindy Moya, Records Management Specialist
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J 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:lcityclerk\records specialist\correspondence & memos -cindy\recorded documents\bill of
sale -olson.doc
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Re tum Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98055
BILL OF SALE Proj Name: V. L.L.E:._.., I/ a,;
Project File#: ~ci? 010 Street Intersection:
II 1111 II II II lllll 111111111111111
20090728000340
CITY OF RENTON BS 63 00 PAGE-001 OF 002 .
07/28/2009 10:07
KING COUNTY, WA
Address:
Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ .
Grantor(s): Grantee(s):
1. vA1....e--r' 1/1!:'W f'r::~51:>t'Al-i'EVcl.:;,Jr1M u.0 1. City of Renton, a Municipal Corporation
2.
The Grantor, as named above, for, and "in consideration of mutual benefits, hereby grants, bargains, sells and delivers to the
Grantee, as named above, the following described personal property:
_WATER SYSTEM:
(;)-'5 c/--5'-f-
t-
SANITARY SEWER SYSTEM:
STORM DRAINAGE SYSTEM: l&ng!h
L.F. of
L.F. of
L.F. of
each of
each of
each of
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L.F. of
each of
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Size ~
C.. / Water Main
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---""'----Gate Valves
Fire Hydrant Assemblies
Sewer Main
Sewer Main
Sewer Main
_____ " Diameter Manholes
_____ " Diameter Manholes
_____ " Lift Stations
Storm Main
Stonn Main
Storm Main
Storm Inlet/Outlet
Storm Catch Basin
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STREET IMPROVMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement)
Curb, Gutter, Sidewalk L.F.
Asphalt Pavement: SY or L. F. of ____ Width
STREET LIGHTING:
# of Poles ______ _
By 1his conveyanc<!, Grantor will warrant and defend the sale hereby made unto the Grn.ntee agajnst all and every person or persons.
whomsoever. Ja,\·foll · daimm or to claim the same. This convevance shall bind the heirs, executors, administrators and assigns forever.
O:\Fonns\PBPW\BILLSALE2.D00bh Pagel
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this Zl day of~, 20f.i;)
;.. . -~ 7 (. ~ <-r·· (.___
Notary Seal must be within box
Notary Seal must be within box
O:\Fonns\PBPW\8ILLSALE2.D00bh
JNDIVIDVAL FORM OF ACKNOWLEDGMENT
STATE OF WASHINGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that ---------
------------------signed this instrument and
ackr.owledged-it to be his/her/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:
REPRESENTATIVE FORM OF ACKNOWLEDGltfEl"iT
STATE OF WASHINGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that----------
~ i: C-~ Ckv\;, O W\. ri..t!o... tA... signed this instrument, on oath
stated that he/she/they was/were authorized to execute the instrument and
acknowledged it as the '1-e yy,,.,. L r d
of V ._ l Vtt..-, I'•• t ~ • e the and vol ~ act of such
party/parties for the uses and purposes mentioned in the instrument.
~ -J---~
Notary Public in and for the State of Washington
Notary (Print) ::B ~ B '( I--~ ""S. ""
My appointmentlexpires: __ .:i_,_;;,.~l,~( 1~3 ______ _
Dated: -5' :iii ac:r
CORPORATE FORM OF ACKNOWLEDGMENT
STATE OF WASHINGTON ) SS
COUNTY OF KING )
On this ___ day of _____ ~ 20 _, befor_e me personally appeared
________________________ to me knov.n to
be of the corporation that
executed the within instrwnent, and acknowledge the said in::.trument to be the free
and voluntary act dfld 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:
Page2
. .
Return Address:
Nelson Law Group PLLC
600 Stewart Street, Suite 100
Sea.ttle, WA 98101
11111111 Ull 11111
20080221000001
VALLEY VIEW PR EAS 48. 00
PAGE001 OF 007
02/2112008 08:32
KING COUNTY, WA
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
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 Secti.On. 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 lax Parcel Number: 3023059111
TRAIL EASEMENT AGREEMENT
THIS AGREEMENT is made and entered into as of this Jl'2'Bay of fe'.fflc1A:(l Y , 2008
by and between Valley View Professional Development LLC (the "Grantor") and th<;> 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 B; 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. Grante1;1 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 wtth the land and shall be binding on the successors, heirs and assigns of
both parties her13to.
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
•
, 2008
Grantor: Valley View Professional Development LLC
By: ·~Ul.__
7
Its: H-r: H ii:: 1l--
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this . l"t-1'--day of "H,b..-....o._t'':f 2008, before me personally appeared
'R,~'f-~~1,. .. ""™' 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/she is authorized to execute the said
instrument
Given under my hand and official seal on the day and year first above written.
.,
' •, "•
. ·.,.'r,~--, r It , _ _'.) -.....
--~·· .. ' ,-0 ·:. . .,ol,..',. :.·-,:
-l, ~ ,., --:
""';-;,~· <.l ·. ...... -_,
?.~ ·' () t
!-;~!;L~ State of
Washington, residing at K.e..J I lJJ /'r
Print Name: "E>d\.~ L, I horvuo"-
My commission expires ::,_/,-,: lo,
3
EXHIBIT A
LEGAL DESCRIPTION OF NATIVE TRAIL EASEMENT
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOl
FEBRUARY 19, 2008
A 15 FOOT WIDE TRA1L EASEMENT WITIIINTHAT 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: .
· BEGINNING AT THE NORTHWEST CORNER OF :,AID LOT 4;
THENCE SOUTH 82°26'25" EAST 1 l .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
CONCA VE TO THE SOUTHWEST HAVING A RADIUS OF 100.00 FEET;
THENCE SOUI'HEASTERL Y ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 22°07'20" A DISTANCE OF 38.61 FEET;
THENCE SOUTH27°39'40" EAST 46.89 FEET;
THENCE SOUTH33°22'14" EAST 16.05 FEET;
THENCE NORTII 84°45'29" EAST 16.02 FEET TO THE BEGlNNING OF A CURVE
CONCA VE TO THE SOUTH HAVING A RADIUS OF 100.00 FEET;
THENCE EASTERLY ALONG TIIE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 25"26'09" A DISTANCE OF 44.39 FEET;
THENCE SOUTH69°48'23" EAST 67.39 FEET;
THENCE SOUTH 57°12'46" EAST 46.00 FEET;
THENCE SOUTH 48°45'02" EAST 5 l. 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 TOAN ANGLE POINT ONTHEEAST.ERLY
LINE OF SAID LOT 4 AND THE BEGINNING OF A CURVE CONCA VE TO TIIE NORTH
HAVING A RADIUS OF 505.00 FEET;
THENCE EASTERLY ALONG TIIE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 6°44' lO"A DISTANCE OF 59.37 FEET TO AN ANGLE POINT IN
THE EASTERLY LINE OF SAID LOT 4;
THENCE SOUTH 00°49'34" WEST 6.7.40 FEET ALoNG THE EASTERL YLINE OF SAID
LOT4; .
~ P • ( • E 4010 Lake Washingt6h Blvd NE, Suite·300
PETERSON Kirkland, WA 98033
ii'l.',i\Tl:i (425) 827-5874 I (425) 822-7216
N:\Projects\ORBXOOO!\SV\LEGALDESCRIPTIONSITRAIL ESMT ;!,doc
-·
EXHIBIT A
THENCE SOUTII 54°52'10" EAST 312.00 FEET MORE OR LESS ALONG THE NORTH
LINE OF SAID LOT 4 TO TIIE WESTERLY MARGIN OF TALBOT ROAD SOUTH AND
THE TERMINATION OF TIIIS LINE DESCRlPTION.
SITUATE IN THE SOUTIIHALF OF THE SOUTHEAST QUARTER OF SECTION 30,
TOWNSHIP 23 NORTH, RANGE 5 EAST, WM. lN THE CITY OF RENTON, KING
COUNTY, WASHINGTON.
~
P • C • E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
1~~1i\'gi (425) 827-5874 I (425) 022-1216
N:\Projects\ORBXOOO!\<lVILEGAL DESCRIPTIONSITRAIL ESMT 2,doc
/ /
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10 I --,i: ., I I
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KCSP LOT 2
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...J""'-----~--_J
S. 30, T. 2i3N., R 5 E., W.M.
~
PETERSON
CONSULTING
ENGINEERS
4010 Lake Washington Blvd. NE,
Suite 300, Kirkland, WA 98033
www.peeclvll.com
(425) 827-5874 Tel
(425) 822-7216 Fax
NATIVE TRAIL EASEMENT
EXHIBIT
OWN.BY: DATE: JOB NO.
DPH 2/19/08 ORBX0001
CHKD.BY: SCALE:
MGM NTS PAGE1
-.
EXHI.BIT B
UNE TABLE
LINE LENGTH BEARING
L1 11.07' S82'26'25"E
L2 67.13' S30'30' 47"E
L3 6.80' S61'51'56"E
L4 71.63' S49'47'00"E
L5 46.89' S27'39' 40"E
LS 16.05' S33"22'14 "E
L7 16.02' N84'45'29"E
LB 67.39' S69'48'23"E
L9 46.00' S5 7'12' 46"E
L10 51.72' S48'45'02"E
L11 34.70' S56'09'27"E
L12 16.92' S7B'40'44"E
L13 25.45" ss1·33'14"E .
L14 67.40' soo·49•,4•w
CURVE TABLE
CURVE LENGTH RADIUS DELTA
C1 36.61' 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., WM. EXHIBIT
~ 4010 Lake Washington Blvd. NE, OWN.BY: DATE: JOB NO.
Suite 300, Kirkland, WA 98033 DPH 2/19/08 ORBXOOOT
www.pceclvll.com CHKD. BY: SCALE: PETERS N (425) 827-5874 Tel PAGE2 CONSULTING (425) 822-7216 Fax MGM NTS l!NGINEERS
ADMINISTRATIVE AND
JUDICIAL SERVICES
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
August 20, 2009
Carrie Olson, CED -Development Services
Cindy Moya, Records Management Specialist
CJV"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:lcityclerklrecords specialistlcorrespondence & memos -cindylrecorded documents\easement
-olson.doc
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98057
J~JJ~ll~l11Jjj II
CITY OF RENTON EAS 46 00 PAGE-081 OF 085 ·
0S/19/2009 11:12 KING COUNTY, UA
Pro e 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):
1. VALLEY VIEW PROFESSIONAL DEVELOPMENTLLC 1. City of Renton, a Municipal Corporation
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 for 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, WILLAMETTE MERIDIAN, IN THE CITY OF RENTON, KING COUNTY
WASHINGTON. '
SEE ATTACHED EXIIlBIT "A"
Page 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 thereto without
prior institution of any suit or proceedings of law and without incurring 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. 1bis easement is granted subject to the following terms and conditions:
l. The Grantee shall, 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. Granter shall retain the right to use the surface of the easement as long as such use does not interfere with the easement
rights granted to the Grantee.
Grantor sha:11 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 restoring the easement area and any private improvements therein.
d. Dig. tunnel or perform other fom1S 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.
1bis 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, Granter 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. 1bis conveyance shall bind the heirs,
executors, administrators and assigns forever.
IN WITNESS WHEREOF, said Granter has caused this instrument to be executed this 'l.; day of ,4(ftl <... 20£L.
!Z..rc.L
Notary Seal must be within box
?
INDTVIDUAL FORM OF ACKNOWLEDGMENT
STATEOFWASHINGTON )ss
COUNTY OF KING )
I certify that I know or have satisfactory evidence that---------
------------------signed this instrument and
acknowledged it to be his/her/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
·-
-·
Map Exhibit
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1 (09/19/20()8) Laureen 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 bridge 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 bridge 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
lnioolay@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 bridge will be allowed?
The photo below is the ooncept
<http://www.enwood.com/images/wood bridges/aarch/ArchPedbig.jpg>
b!!Jl;//www .en wood. com/images/wood bridges/aarchl ArchPed.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 1 :
i
. . . •,• ,,l
VALLEYVIEW
PROFESSIONAL
ycJfu} V1wJ
~ {l;v9flrYuY4 m:-:._;-,;:.._ _ , 1{ ;\ DEVELOPMENT '.· .......... i-¥:.CJ1 :~};~:
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·. ·· .. lf 0 PRbF'osEo'b~DEsT~iAN ·
SUSPENSION BRIDGE -APPROX
'LENGTH IS 250'
• BULKHEADS TO BE SET BEYOND
THE 100' STREAM BUFFER
···"<
' ' ' -¥
~.
VALLEY GENERAL HOSPITAL -------
-------
~,-1··
' ' .~·
' '
Re/um Address:
Nelson Law Group PLLC
600 Stewart Street, Suite 100
Seattle, WA 98101
II II I I I I 11111111. 111
20080221000001
VALLEY VIEW PREAS 48.00 PAGE001 OF 007
02/21/2008 08:32 KING COUNTY, WA
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
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
' n..n..+v B I , ~vy~•, ~-1~"7 l\it(lnL~ 'F"~\\)L
TRAIL EASEMENT AGREEMENT
THIS AGREEMENT is made and entered into as of this Ji.2:'Bay of feg1lvA:(Z Y , 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 B; 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
r fl
DATED this K of nfrZ: '-'A FY , 2008
Grantor: Valley View Professional Development LLC
By: U&l-
7
Its: H131-1 ie '&
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this l"l.j.1,.-day of :H,b"""':A"'f 2008, before me personally appeared ~ ... 1;. Ch..~1,. .. ,....._y, the individual who executed the within and foregoing instrument, and
acknowledged the said instrument lo be a free and voluntary act and deed for the use and
purposes therein mentioned, and on oath stated that he/she is authorized lo execute the said
instrument.
Given under my hand and official seal on the day and year first above written.
3
.EXHIBIT A
LEGAL DESCRIPTION OF NATNE TRAIL EASEMENT
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOl
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 SOUTHERLY OF
THE FOLLOWING DESCRIBED LINE:
'
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 HA YING A RADIUS OF I 00.00 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 BEGfNNING OF A CURVE
CONCA VE TO THE SOUTH HA YING A RADIUS OF I 00.00 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 SOUTH 69°48'23" EAST 67.39 FEET;
THENCE SOUTH 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 ANGLE POINT ON THE EASTERLY
LINE OF SAID LOT 4 AND THE BEGINNING OF A CURVE CONCAVE TO THE NORTH
HA YING A RADIUS OF 505.00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING THROUGH A
CENTRAL ANGLE OF 6°44' IO"A DISTANCE OF 59.37 FEET TO AN ANGLE POINT IN
THE EASTERLY LINE OF SAID LOT 4;
THENCE SO:rJTH 00°49'34" WEST 67.40 FEET ALONG THE EASTERLY LINE OF SAID
LOT4;
~ P • ( • E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
l~ii~','gg (425) 827-5874 I (425) 822-7216
N:\Projects\ORB.XOOOI\SV\LEGAL DESCRIPTIONSITRAIL ESMT 2.doc
EXHIBIT A
THENCE SOUTH 54°52'10" EAST 312.00 FEET MORE OR LESS ALONG THE NORTH
LINE OF SAID LOT 4 TO THE WESTERLY MARGIN OF TALBOT ROAD SOUTH AND
THE TERMINATION OF THIS LINE DESCRIPTION.
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-c: • E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
12~1i\!lti (425) 827-5874 I (425) 822-7216
N:\Projects\ORBXOOOI\SV\LEGAL DESCRIPTIONSITRAIL ESMT 2.doc
EXHIBIT B ---I
I
f
I
I
I
-1; r -~_!RDAos.
I,_. I -7---
1 o /
I
I
I
f I
L
I
I I
I I
I
KCSP LOT I
KCSP LOT 2
1;: I
"'I /M
I ai
I
1
I
I
I
, i-: r---------.aLU,., ,0 u
,[
I "? ,0
I
I
I
POINT OF BEGINNING
KCSP LOT 3
L14
:::; '~---------1
S. 30, T. 23 N., R. 5 E., W.M.
~ P·C·E PETERSON
CONSULTING
ENGINEERS
4010 Lake Washington Blvd. NE,
Suite 300, Kirkland, WA 98033
www.pcecivil.com
(425) 827-5874 Tel
(425) 822-7216 Fax
NAT/VE TRAIL EASEMENT
EXHIBIT
DWN. BY:
DPH
CHKD. BY:
MGM
DATE:
2/19/08
SCALE:
NTS
JOBNO.
ORBXOOOI
PAGE1
EXHIBIT B
LINE TABLE
LINE LENGTH BEARING
L1 11.07' S82'26'25"E
L2 67.13' S30'30' 4 7"E
L3 6.80' S61 '51 '56"E
L4 71.63' S49'47'00"E
L5 46.89' S27'39'40"E
L6 16.05' 533'22'14 "E
L7 16.02' N84'45'29"£
L8 67.39' S69'48'23"E
L9 46.00' S57'12'46"E
L10 51.72' S48'45'02"E
L11 34.70' S56'09'27"E
L12 16.92' $78'40' 44"E
L13 25.45' 581 '33'14"£
L14 67.40' 500'49' 34"W
CURVE TABLE
CURVE LENGTH RADIUS DELTA
C1 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: JOBNO.
P·C·E Suite 300, Kirkland, WA 98033 DPH 2/19/08 ORBX0001
www.pcecivil.com CHKD. BY: SCALE: PETERSON (425) 827-5874 Tel PAGE2 CONSULTING (425) 822-7216 Fax MGM NTS I! NO IN E ! RS
Jennifer Henning -Fwd: Valley View Legal
From:
To:
Leslie Betlach
Jan Illian
:riptions
Date: 09/08/2008 4:08:46 PM
Subject: 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:
-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 Renton, King County, Washington"
0 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,
Page 1
Jennifer Henning -Fwd: Valley View Legal
Karen McFarland
City of Renton
:riplions
PBPW/ Utility Systems Div/ Tech. Svcs.
425.430.7209 (voice)
425.430. 7241 (fax)
kmcfarland@ci.renton.wa.us
»> Leslie Betlach Tuesday, February 12, 200812:39 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
lbetlach@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, AIA
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.com)
Sent: Thursday, January 31, 200812:34 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 2
Jennifer Henning -Fwd: Valley View Legal
Email received 11 /30/07
Rick,
:riplions
I talked to Leslie Setlock 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) 827-5874 I fax (425) 822-7216
www.pcecivil.com
-----Original Message-----
From: Rick Charbonneau [mailto:rickc@orbarchitects.com)
Sent: Thursday, December 13, 2007 10:11 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 21 O
Renton, WA 98057
(t) 425.226.3522
(f) 425.226.9115
-----Original Message-----
From: Elizabeth Higgins [mailto:Ehiqgins@ci.renton.wa.us)
Sent: Tuesday, December 11, 2007 4:10 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
(1)425-430-7382 (1)425-430-7300
Page 3
' -----..
EXHIBIT A
LEGAL DESCRIPTION OF NATNE TRAIL EASEMENT
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOl
NOVEMBER 30, 2007
~-.
~ 'THATPORTIONOFLOT4,EASTVALLEYMEDICALPARKSHORTPLAT,FILED i f 1 J...,1
" \ UNDER RECORDJNG NUMBER 7808151009, RECORDS OF KlNG COUNTY, \f, !'! \,_,•\.
r:_'_ ,\\ I WASHJNGTON,SIWATEJNTHESOUTHHALFOFTHESOUTHEASTQUARTEROF 7Jri0, t-, ~
, ',-, j/ 0 SECTION 30, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. JN~G COUNTY,_,,--,/ / G V8V 1
:f l~ ' WASHJNGTON, DESCRIBED AS FOLLOWS: ~ ' \ --X!•
.. I'' \.J \l-' A 15 FOOT WIDE EASfil.1ENT FOR TRAIL PURPOSES WITHJN THE ABOVE
i DESCRIBED PARCEL AND L YlNG SOUTHERLY OF THE FOLLOWJNG DESCRIBED
~:
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°4 7'00" EAST 71.63 FEET TO THE BEGlNNlNG OF A CURVE
CONCA VE TO THE SOUTHWEST HA VJNG A RADIUS OF 100.00 FEET;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE PASSJNG 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 BEGlNNlNG OF A CURVE
CONCAVE TO THE SOUTH HAVING A RADIUS OF 100.00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE PASSING 'rnROUGH A
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 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 ANGLE POINT ON 11IE EASTERLY
LINE OF SAID LOT 4 AND THE BEGINNING OF A CURVE CONCA VE TO THE NORTH
HA VlNG ARADIUS OF 505.72 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CURVE P ASSJNG THROUGH A ~~i~r~~;~~5~~~~s'i,~~~~~E OF 7.50 FEET TO A POHff ( e,VY\!2./\/~
THENCE CONTINUING ALONG THE ARC OF SAID CURVE PASSJNG 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
fgirn'.'I~~ (425) 827-5874 I (425) 822-7216
N:\Projects\ORDXOOOI\SV\LEGAL DESCRJPTIONS\TRAIL ESMT 2.doc
l
!
i
I
/
EXHIBIT A
THENCE SOUTH 00°49'34" WEST 67.40 FEET ALONG THE EASTERLY LINE OF SAID
LOT4;
THENCE SOUTH 54°52' 10" EAST 312.00 FEET MORE OR LESS ALONG THE NORTH
LINE OF SAID LOT 4 TO THE WESTERLY MARGIN OF TALBOT ROAD SOUI'H AND
THE TERMINATION OF THIS LINE DESCRIPTION.
f\\\0~
\ ,J_;
\
~ P • ( • E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
1~~1iVI~~ (425) 827-5874 I (425) 822-7216
N:\Projects\ORBXOOO!ISV\LEGAL DESCRWTIONS\TRAIL ESMT 2.doc
EXHIB11/~~ 0¥ OS ( >
,
I
i
LINE TABLE
UNE LENGTH BEARING
u 1 i.07' S82"26'25"E
L2 67.13' S30"30' 4 7"E
u 6.BO' S61'51'56"[
L4 /U53' S49'47'0D"E
LS 46 wr S27"39'40"£
L6 16.05' S33"??'14"E
L7 16.02' N84'45'29"E
LS 67.39' S69'48'23"E
L9 46.00' S57'12'46"E
LIO 51. 72• S48"45'02"E
L11 .34. 70' S56'09'27"E
L12 16.92" S78'40'44"E
L13 25.45' S81'33'14"E
L14 57.40' soo·49'34"\v
CURVE TABLE
CURVE LENGTH RADIUS DELTA
C1 38.61' 100.00· 22'07'20"
C7 44.39' 100.00' 25'26'09"
CJ 7.50' 505. 7?' o·s1 ·oo"
C4 51.87' 505. 72' 5'5/'.?5"
NATIVE TRAIL EASEMENT
S. 30, T. 23 N .. R. 5 E., W.M. EXHIBIT
~ OWN. BY: DATE: JOB NO
4010 Lake Washington Blvd. NE,
17/30/07 Suite 3001 Kirkland 1 WA 98033 DPH ORBX0007 P·C·E www.pcecivll.com
CHKD.BY: SCALE: PETERSON ( 425) 827-587 4 Tel PAGE2 CONSULTING (425) 822-7216 Fax MGM 1,r = 700' ENGINEERS
·-··----.. -.·, ... ~.-~--------
EXHIBIT A
LEGAL DESCRIPTION OF NATIVE GROWTH PROTECTION EASEMENT
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOl
NOVEMBER 5, 2007
er
THAT PORTION OF LOT. 4 •.. EAS .. T. VALLEY MEDICAL PARK SHORT PLAT, FILED , \ \\ Wd f.
UNDER RECORDING :NUMBER 7808151009, RECORDS OF KING COUNTY, "\Xf\J A r~){I'
WASHINGTON,SITUATE. INTIIBSOUTHHALFOFTHESOUTHE~ASTQUARTEROF '1~,V Vn \Ji)' 'i
SECTION 30, TOWNSHIP 23 NOR,TII, RANGE 5 EAST, W.M. IN G COUNTY, . CIT\ VU/
W ASHlNGTON, LYING SpUTH OF THE FOLLOWING DESCRIB . ·. \j
COMMENC'i:NG AT THE NORTHWEST CORNER OF SAID LOT 4;
THENCE SOUTH 82°26'25".EAST 11.07 FEET ALONG THE NORTII LINE OF SAID LOT 4
TO THE TRUE POINT OF BEGINNING;
TH&'<CE SOUTII 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
CONCA VE TO THE SOUTHWEST HAVING A RADlUS 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 S0UTII33°22'14" EAST 16.05 FEET;
THENCE NORTH 84°45'29" EAST 16.02 FEET TO THE BEGINNING OF A CURVE
CONCA VE TO THE SOUTH HA VJNG A RADlUS OF 100.00 FEET;
THENCE EASTERLY ALONG THE ARC OF SAID CUR VE PASSlNG THROUGH A
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 S0UTH48°45'02" EAST 51.72 FEET;
THENCE SOUTH 56°09'27" EAST 34.70 FEET;
TIIBNCE SOUTH 78°40'44" EAST 16.92 FEET;
THENCE SOUTH 81 °33' 14" EAST 25.45 FEET TO AN ANGLE POINT ON THE E.ASTERL Y
MARGIN OF SAID LOT 4 LYING SOUTH 07°33'35" WEST 247 FEET MORE OR LESS
FROM THE NORTHEAST CORNER OF SAID LOT 4 AND TIIE TERMlNA TION OF THIS
DESCRIPTION.
~ P • C • E 4010 Lake Washington Blvd NE, Suite 300
PETERSON Kirkland, WA 98033
rn~1~'.'I~~ (425) 827-5874 I (425) 822-7216
N:\Projects\ORBXOOOl \SV\LEGAL DESCRJPTIONS\NGPA 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) 226-3 522
eml: binhn@orbarchitects.com
(owner/ applicant/ contact)
(Page 1 of 1)
l-•-,._.
Ill I II 111111111111111
20080221000002
VALLEY VIEU PREAS 46 00
PAGE001 OF 00e .
Return Address:
Nelson Law Group PLLC
600 Stewart Street, Suite 100
Seattle, WA 98101
02/21/2008 08:32 KING COUNTY, ~A
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 Cll~.tt.10..
RECEIVED
:322DI
/. I" 5;1 ' , __ ·__..+
NATIVE GROWTH PROTECTION EASEMENT AGREEMENT
THIS AGREEMENT is made and entered into as of this 19711 day of ff1J1! u,1'(? r , 2008
by and between Valley View Professional Development LLC (the "Granter") and the City of
Renton, a municipal corporation of the State of Washington (the "Grantee").
Recitals
WHEREAS, Granter 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, Granter 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 B: 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. Granter, 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. Granter covenants to leave undisturbed all trees and other vegetation
within the easement area. Granter 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. Granter shall have no responsibility to repair or
maintain the NGPE, provided that Granter shall restore the NGPE to its condition preceding any
disturbance caused by Granter 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. Granter warrants that the Granter has good title to the above property and
warrants the Grantee title to and quiet enjoyment of the easement conveyed hereto.
2
TII
DATED this J.L. of f~(37?(.)!f1Z r:' , 2008
Grantor: Valley View Professional Development LLC
By: ;1?:<=t< Cr/-
Its: HWB&
STATE OF WASHINGTON
ss.
COUNTY OF KING
On this !"I. tJ,...day of l="t.1..-...... "f 2008, before me personally appeared
'R; c..lc.. C"4, bon"<P."' , 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 / she is authorized to execute the said
instrument.
Given under my hand and official seal on the day and year first above written.
NOTARY PUBLIC in and for the State of
Washington, residing at K."".:f I lJJ A
Print Name: J3.e t±!{ L. Jli..,""' S•'\
My commission expires :a.t ?::t /u1
3
EXHIBIT A
LEGAL DESCRIPTION OF NATIVE GROWTII PROTECTION EASEMENT
ACROSS TAX LOT NUMBER 3023059111
ORBXOOOl
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 SQUIB HALF OF TIIE SOUTHEAST QUARTER OF
SECTION 30, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. IN THE CITY OF RENTON,
KING COUNTY, WASHINGTON, LYING SOUTH OF THE FOLLOWING DESCRIBED
LINE:
COMMENCING 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
TO THE TRUE POINT OF BEGINNING;
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 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 BEGINNING OF A CURVE
CONCAVE TO THE SOUTH 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 SOUTH 69°48'23" EAST 67.39 FEET;
THENCE SOUTH 57"12'46" EAST 46.00 FEET;
THENCE SQUIB 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" EAST25.45 FEET TOAN ANGLE POINT ONTIIEEASTERLY
MARGIN OF SAID LOT 4 LYING SOUTH 07°33'35" WEST 247 FEET MORE OR LESS
FROM THE NORTHEAST CORNER OF SAID LOT 4 AND THE TERMINATION OF THIS
DESCRIPTION. --=~s:o.:.s:o.::.r,~
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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 Applicant/
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 Applicant/
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 stormwater 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 )fticc 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 16 111 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:
SUBSCRIBED AND SWORN to before me this /b#tday of ITT,be,,-, 2007.
'.
, ..
Application, Petition or Case No.: Valley View Professional Office
LUA 07-086, SA-H, ECF
The Decision or Recommendation contains a complete list of the Parties of Record.
HEARING EXAMINER'S REPORT
October 16, 2007
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
Minutes
APPLICANT/OWNER
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
DEVELOPMENT SERVICES REPORT:
PUBLIC HEARING:
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way, Ste. 210
Renton, WA 98057
Valley View Professional Office
File No.: LUA 07-086, SA-H, ECF
South of S 37th Street, west of S 38th Court
Applicant requested 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.
Development Services Recommendation: Approve with
conditions
The Development Services Report was received by the
Examiner on October 2, 2007
After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the October 9, 2007 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, October 9, 2007, at 9:00 a.m. in the Council Chambers on the seventh floor of
the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Map
application, proof of posting, proof of publication and
other documentation nertinent to this request.
Exhibit No. 3: Overall Site Plan Exhibit No. 4: Enlarged Site Plan
Exhibit No. 5: Landscape Plan Exhibit No. 6: Elevations
Exhibit No. 7: Dumpster Enclosure Detail Exhibit No. 8: Zoning Map
Valley View Professional Office Site Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 2
I Exhibit No. 9: ERC Mitigation Measures
The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services,
City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located to the west of Talbot Road,
south of S 3 7"' Street, and east of Highway 167. It is also north of the Valley Medical Center Hospital. The
property is zoned Commercial Office (CO). The Comprehensive Plan designation is Commercial Corridor
(CC). Access to the site would be provided via S 38th Court, however a secondary gated emergency access is
proposed off of S 3 7"' Street.
The site area totals approximately 5.6 acres and the new building area is about 26,600 square feet. The proposed
development would occur on the NE 1.5 acres of the site, the remaining 4 acres are proposed to remain
undeveloped. The proposed building would be 2 stories and 25' in height with a 13,300 square foot
underground parking garage. Eighty-eight parking spaces are proposed, 34 would be located in the underground
parking garage.
The south and southwest portion of the site in encumbered with critical areas; protected slopes, a Class 2 stream,
a Class 2 wetland and a Class 3 wetland. The stream required a 100' buffer, the Category 2 wetland requires a
50' buffer and the Category 3 wetland requires a 25' buffer. No impacts are proposed to any of the critical areas
or their buffers.
The ERC issued a Determination of Non-Significance -Mitigated with 5 mitigation measures. No appeals were
filed.
The project is in compliance with the Comprehensive Plan in the Land Use Element and further meets the
requirements oflot coverage standards and setbacks. A Restrictive Covenant has been recorded on the property
and requires a 40' setback along the north and east property lines. The proposed building does comply with all
these setbacks.
Landscaping regulations require a 15' wide sight obscuring landscape strip along all street frontages. The City
parking regulations have further landscaping requirements, a minimum of 25 square feet of landscaping is
required per space and one tree for every six parking spaces provided. With 54 parking stalls a minimum of
1,350 square feet of landscaping is required with a total of9 trees. The submitted landscape plan includes a total
of 6,618 square feet of landscaping around the perimeter and within the parking area, which exceeds the
minimum requirement. They also propose 12 street trees and 48 other trees within the parking area.
The maximum height permitted is 20' above the maximum height permitted in the abutting residential zone.
That height is 30' and so a maximum height of 50 feet is allowed on this site. The proposed building is
proposed to have a height of 25 feet. It appeared that the impacts to surrounding residential areas would be felt
most strongly to the north, to mitigate for that the applicant has proposed an 18' wide sight obscuring
landscaping strip using trees and an ornamental fence. The building would be set back 40' from the residential
uses.
The Parks Department has reviewed this proposal, based on future plans for the City of have a trail system
through the Panther Creek wetlands, they have requested a 15-foot wide trails easement through the south
portion of this project site, it would connect to a property further to the east.
The total site area is approximately 5.6 acres, which results in a building lot coverage of 5%. In addition the
south portion is encumbered with steep slopes and critical areas, staff has recommended that a Native Growth
Protection Easement be recorded over the critical areas and their associated buffers. The edge of the buffer, or
Valley View Professional Oflice Site Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 3
top of slope, should be delineated with a split rail fence and signed appropriately. The fencing and signage
should be submitted to Development Services for approval prior to the issuance of a building permit.
The main entrance of the building is located on the north portion of the project site. The refuse and recyclable
area would be located at the northeast comer of the building. A 6-foot tall enclosure is proposed to house this
area. The project must further comply with the 2005 Department of Ecology Stormwater Management Manual
for erosion and sediment control.
Traffic and Fire Mitigation Fees were imposed on the project.
The Fire Department has reviewed the proposal and it has been noted that the location for the secondary access
in the northeast comer of the site does not provide them adequate maneuvering area in order to access the
furthest comer of the building, it is more than 150 travel fire lane for them and so they have requested that the
gated emergency access be moved further to the west or that a cul-de-sac fire tum around be designed.
The existing stormwater runoff sheet flows into the existing on-site Class 2 stream to the south. A stormwater
detention vault will be installed on the NW comer of the project in order to contain and treat the additional
stormwater that is anticipated. The applicant will be required to comply with the 2005 King County Surface
Water Design Manual.
There is a 12-inch water main in S 3 8th Street that would provide the required fire flow. A water main extension
onto the project site would be required. There is a 15-inch Metro Sewer transmission line located along the
north property line. There will be a connection to this sewer main. Floor drains in the parking garage are
required to be connected to the sanitary sewer system.
Rick Charbonneau, ORB Architects, 22247 Dorry Don Way, Maple Valley, WA 98038 stated that they had been
looking at the fire lane turnaround access, they believe they can do it by moving the entry point to the west
approximately across from the main building entry. They will have to look at the grades to get up to the
building level. There is a retaining wall along that northern line. They believe it is possible, however the
turnaround may cause the Joss of some of the parking spaces.
The Examiner stated that whatever solution they come up with the Fire Department will examine it carefully.
The easiest solution might be to just swap the location of the gate to the west somewhere if the topography
would permit that in some fashion.
Mr. Charbonneau stated that that area is very steep at the west end and that they would gain a couple more
parking spots where the gate is currently proposed. They will work with the Fire Department and get the
situation resolved.
The Examiner stated that the driveway could be eastern most and still provide the proper access. The other
solution would be to expand the parking elsewhere, either in the garage under the building or reduce the
building's bulk.
Mr. Charbonneau questioned the Parks Department request for the trail, would the trail be within the wetland
footprint or on the developed side.
Ms. Ding stated that it would be in the undeveloped portion. The split-rail fence would be located at the top.
Valley View Professional Office ,me Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 4
Kayren Kittrick, Development Services Division stated that the Fire Department would work close during the
process, they must sign off on the final plans so whatever they do will meet the Fire Department's needs. The
applicant could use sprinklers as an alternative.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 9:33 am.
FINDINGS, CONCLUSIONS & RECOMMENDATION
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Binh Nguyen, Valley View Professional Development, filed a request for a Site Plan
approval.
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation
and other pertinent materials was entered into the record as Exhibit #1.
3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of
Non-Significance -Mitigated (DNS-M).
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located immediately south of South 37th Street and west of Talbot Road South.
South 38th Court, if extended, would bisect the site into a north half and south half. Valley Medical
Center is located south of the subject site.
6. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of commercial corridor uses, but does not mandate such development
without consideration of other policies of the Plan.
7. The subject site is currently zoned CO (Commercial Office).
8. The subject site was annexed to the City with the adoption of Ordinance 1743 enacted in June 1975.
9. The subject site is approximately 5.6 acres or 244,807 square feet. The parcel is irregularly shaped with
an odd shaped dogleg in the southeast comer that extends out to Talbot Road.
IO. The subject site has a variety of topographical features defining its southern half. There are steep slopes
down to the south and west, Panther Creek runs east to west across this portion of the site and two
wetlands, a Category 2 wetland and a Category 3 wetland, are also located in this area.
11. The wetlands and creek require buffer zones, which defines the limits of development adjacent to those
features. The applicant will be preserving these various critical areas and buffers and staff
recommended that they be placed into a Native Growth Protection Easement. Staff also recommended
delineating the protected areas with a fence and signs.
12. The property to the north of the subject site is zoned R-8 (Single Family -8 units per acre) while the
property to the west, along SR-167, the Panther Creek Wetlands, are zoned R-1 (Single Family-1 unit
Valley View Professional Office Site Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 5
per acre). These zoning districts abutting the subject site require larger setbacks with 15 feet and sight
obscuring landscaping and limit height to 20 feet above the 30 feet permitted in the R-1 zone, or a total
of 50 feet.
13. The site is currently vacant.
14. The applicant proposes developing a 25-foot tall building containing approximately 26,600 square feet
of office and medical space. The building would have a 13,300 square feet footprint. There would be
an enclosed garage for 34 vehicles with 54 surface stalls. Building coverage is limited to 75% when
there is enclosed parking and this building actually covers only approximately 5 percent.
15. The exterior treatment will be concrete and glass.
16. Primary access to the site will be via an extension of South 38th westerly to a private driveway. A
second, gated access would be via South 37th Street running along the north side of the project site. An
ornamental fence is proposed to protect the views of the single-family homes north of the site. A
covenant also requires a 40 foot screened setback along the north and east property lines. It is highly
doubtful that any development would occur west of the site on the R-1 zoned Panther Creek wetlands.
17. The applicant's building leasing arrangements show approximately 10,960 square feet each for general
office and medical/dental. The general office parking requirements would range from 33 to 49 stalls
while the medical would require 55 stalls for a total range of 88 to 104 stalls. As noted, the applicant
proposes the minimum 88 stalls.
18. The emergency access apparently does not provide the measure of access required by the Fire
Department, as the access is more than 150 feet from the furthest point of the building. The plans will
have to either provide an internal turnaround or a relocation of the emergency entrance. An internal
turnaround might reduce area for parking which in turn could reduce the building's interior space.
19. Landscaping will be required and provided along the north and east margins of the site. The native
landscaping in and buffering of the critical slopes, wetlands and creek will provide natural landscaping.
Landscaping is also required and will be provided in the parking lot areas.
20. The development will increase traffic approximately 611 daily trips. These trips will be customer,
patient, employee and delivery trips spread out over the course of a day.
21. Stormwater will comply with 2005 King County requirements. Stormwater now sheet flows to the
south and the creek. Stormwater will be detained in a detention vault and released in a controlled
manner to the creek. The system will require its own permit.
22. Sewer and water service are available to the site.
23. The Parks and Recreation Plans suggest a pedestrian path along the creek and to the larger wetlands
west of the site. The Parks Department has requested that the applicant provide an easement for such a
path through the natural areas of the site.
CONCLUSIONS:
I. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria
are generally represented in part by the following enumeration:
Valley View Professional Office S!le Approval
file No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 6
a. Conformance with the Comprehensive Plan;
b. Conformance with the Building and Zoning Codes;
c. Mitigation of impacts on surrounding properties and uses;
d. Mitigation of the impacts of the proposal on the subject site itself;
e. Conservation of property values;
f. Provision for safe and efficient vehicle and pedestrian circulation;
g. Provision of adequate light and air;
h. Adequacy of public services to accommodate the proposed use;
The proposed use satisfies these and other particulars of the ordinance.
2. The development ofan office building containing a mix of professional offices and medical/dental
offices is compatible with the comprehensive plan. The office building is somewhat remote from the
Talbot corridor but together with the other CO zoned properties along Talbot, the use does help move
away from a strip commercial appearance toward a more cohesive development pattern.
3. The proposal meets the requirements of the Zoning Code as far as height, setbacks and access as well as
meeting the strictures of covenants that protect the residential uses adjacent to the subject site.
Compliance with Building Codes will be established when an application is submitted. The applicant
will have to satisfy the requirements of the Fire Department as far as secondary access is concerned.
4. The twenty-five foot tall building coupled with its generous setbacks and both proposed and native
landscaping will blend in with adjacent residential uses and will not unduly impact even its
commercially zoned neighbors.
5. The applicant will be protecting the considerable critical areas on the site as well as their buffers. The
stream, wetlands and slopes will be set aside and protected.
6. The development of the subject site will increase traffic in the area and there will be the general noise
associated with site development but there should be no long-term impacts that were not anticipated
when the site was zoned for commercial uses. There should not be negative impacts on property values.
The development will increase the tax base of the City.
7. The site is well off of Talbot and its circulation patterns appear reasonable for both vehicles and
pedestrians.
8. The low-rise building will not adversely interfere with light and air to the site, the critical areas or
neighboring properties.
9. Staff noted that adequate public services are available to the site. The comprehensive plan does suggest
that a path be provided in this area to allow public access to the wetlands and the applicant should
Valley View Professional Office ~1ce Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 7
comply with this aspect of the comprehensive plan as they have complied with the more generic land
use elements of that plan.
10. In conclusion, the proposed use appears to be a reasonable addition to this area of the City and will
provide additional support services to the nearby hospital by providing additional professional offices.
DECISION:
The Site Plan is approved subject to the following conditions:
1. A 15-foot wide trail easement on the south portion of the project site, along Panther Creek, shall be
dedicated and recorded to the City of Renton Parks Department prior to the issuance of a building
permit.
2. A Native Growth Protection Easement (NGPE) shall be recorded over the onsite protected slope
areas, wetlands, stream and their associated buffer areas prior to the issuance of a building permit.
3. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
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 application for review and approval. The fencing and signage shall be installed prior to the
issuance of the Certificate of Occupancy.
4. The site plan shall be revised to either relocate the secondary access further to the west to eliminate
the need for a fire truck tum around, or an approved fire truck tum around shall be provided in the
northwest comer of the surface parking lot subject to the approval of the Renton Fire Department.
ORDERED THIS 16th day of October 2007.
TRANSMITTED THIS 16th day of October 2007 to the parties of record:
Jill Ding
Development Services
City of Renton
Kayren Kittrick
Development Services
City of Renton
Rick Charbonneau
ORB Architects
22247 Dorry Don Way
Maple Valley, WA 98038
BinhNguyen
Valley View Professional Development, LLC
607 SW Grady Way, Ste. 210
Renton, WA 98057
Valley View Professional Office She Approval
File No.: LUA-07-086, SA-A, ECF
October 16, 2007
Page 8
TRANSMITTED THIS 16th day of October 2007 to the following:
Mayor Kathy Keolker
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Renton Reporter
Robert Van Home, Deputy Fire Chief
Larry Meckling, Building Official
Planning Commission
Transportation Division
Utilities Division
Neil Watts, Development Services
Janet Conklin, Development Services
Pursuant to Title N, Chapter 8, Section lOOGofthe City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m., October 30, 2007. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title N, Chapter 8, Section 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall. An appeal must be filed in writing on or before 5:00 p.m., October 30, 2007.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Council or final processing of the file. You
may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council.
Proj8cl Location: South of S 37"' Street, west of S 38"' Court (parcel no. 3023059111)
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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 21 O
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 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
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/8/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 NOT!FY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Honey brook Circle Division II Prellmlnary Plat
PROJECT NUMBER: LUA07-0BS, PP, ECF
LOCATION: 4915 NE 7"' Str....t !1023059394 and 1023059208)
DESCRIPTION: Application for Environmental Review and Preliminary Plat approval for a 26•1ot plat in
the R-8 zone. Sl.lbj&et site Is 4.12 a,:;ffl on the 15outh ,side of NE 8th Streo,t OOtween Fi&ld Avenue NE and
Hoquiam Avenue NE. The &l<ieting home will be removed. Proposed lots will range from 4,500 square feet to
9,363 square Ifft, with a dem;lty of 8.00 dwelling unlts/acre. No critical areas liave been Identified on site.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE {ERC} HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGN!FICANT ADVERSE IMPACT ON THE
ENVIRONMENT
Appuls ar the environmental determination must be flllld in writing on or before S:00 PM on O<:taber 8, 2007.
ApP"le must be flied in writing together with the rttquirttd $75.00 application fee with: Hearing E:,;aminer, City of
Renton, 10SS South Grady Way, Renton, WA 980S7. Appeals to the Examiner are go11emed by City of Renton
Munlc:.ipal Code Section 4--tl-110.B. Additional Information rugarding the appeal procKs may 00 obtained from the
Renton City Clerk's Office, (42S) 4l0-6S10.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGUlAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON OCTOBER 9, 2007 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PlAT IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file Identification.
CERTIFICATION
UJ\. Oi-026
I, .$-711 ~~ hereby certify that ~ copies of the above document -----.L-,, '" \\ \\ 1111 were posted by me in~ conspicuous places or nearby the described roperty o.!1''\ vNN itr 1111 ... --; '~_.., , '•\\\~, "A~,,,,
:::;-... ~ .'1! ,,. r '1.1 -.,. ' . ,, . ',..; .,.
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•. " DA TE:___,_1~· ~~"~·_,Z.,___ __ SIGNED:
~
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing fn ·, 4 . U .E ~
~ (~;'~. ./-'FJI..'' ~ .ff,!:
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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$151.20.
~.dtt, //I ~:u
~.Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 24'' day of September, 2007.
. , \ \ 1 ' : '.' :I 1 •. ~
fh h /',. ~ . :>0 G.' Ci11it',, ~-~,.LL-~U)'=l,.,,._Y~~~~==~~--,,.. -··--._ .. ,·;;,:.;t,~S-':Q;,.: ( .. "':'.:..
B D Cantelon -.· .•\_,c · v 1'__:.\ <,. .... , -,:..
Notary Public for the State ofWashingtpn;':iiesidil\gJUJ Ken~WAlsijjngton
-l ~ r~ . t~,q~ rn; -P. o. Number: : : -08 , ·, i' co: -. ~ , .. Jc l -
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NOTICE OF ENVIRONMENTAL
DETERMINATION
EN\1RONMEKfAL RE\1EW
COMMITTEE (& PUBLIC
HE,\RINGJ
RENTON, WASHINGTON
The Environmontal Review
Committee has issued a
Determination of Non-Significance-
Mitigared for the following project
under the authority of the Renton
Muui<,ipal Code.
Valley View Professional Office
LUA07-086, SA-H, Em'
.Location; South of S 37th St:reet,
West of S 38th Court (parcf'l
3023059111J. 'fhe applicant is
requesting EnviromneHtal (SEPA)
Review for the construction of a
26,600 square foot combination
general offiNi and rnOOicaVdental
office building and assOC'i11.ted
parking and land.sraping
improvements. The project site
t.otals 244,807 square feet (5.6
acre~J and is ;r.oned 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 a wetland
occupying the south portion of the
project site. A class 2 stream
requires a 100-foot hufler, a
category 2 wetland requires a 50-
foot buffer and a category 3
wetland requiNs a 25-foot buffer.
Primary acc&;s to the site would be
providOO off of S 38th Court.
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 wit.h: Hearing
Examiner, City of Renton, 1055 South
Gr;1dy Way, Renton, WA 98057
Appeals to the Examiner are go,·emed
by City of Renton Municipal Code
Section 4-8-110.B. Additional
information regarding the appeal
pnJCeSl:i may be obtained from the
Renton City Clerk's Office, (12fi) 400-
6.."ilO.
A Public Hearing will be held by the
Renton Heu.ring Examiner in the
Council Chambers, City HalL on
October 9, 2007 at 9:00 Ai.'1 to consider
the Site Plan. If the Em·ironmenta1
Determination is appealed, the appeal
will be heard .11.s part of this public
hearing. Interested purtieto are invited
W at.tend the public hearing.
Published in the Renton Reporters
September 15, 2007. #864109
' \ "'
~
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. of Planning/Building/Public W arks
City of Renton
1055 South Grady Way
Renton, WA 98057
Dear Ms. Ding
RE: Valley View Professional Office 4M!l)ll7~
\)INNING
OE\l~iiw~:N"fON
SEP 2 7 2007
RECE.\\JE.O
The King County Wastewater Treatment Division has reviewed the Determination ofNon-
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
cric.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
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RENTON
SYSTEM
o~•*'"~ """'•El•
SOUTH RENTON TRUNI< SEWEH 15_
STA. 55•00 TO STA. 8;(•00 ~wfl' '"u"H"
,.. • N 7
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 Prolassional Office
PROJECT NUMBER· LUA07-0S6, SA-H & ECF
LOCATION: South of S 37th Street, west o1 S 38th Court (parcel 3023059111)
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review for the construction of a
26,600 square toot combination general office and medlc:alldeolal office building and associaled parking and
landscaping lmprowmenls. The project site totals 244,807 square feel {5.6 acres) and is zoned Commerclal
Office (CO). Project construction would occur on the north portion of the project site due tQ steep slopes, a
class 2 slr&am, a category 2 wetland, and a category 3 wetland occupying tha south portion (If th" projeci site. A
class 2 str...un requires a 100-foot buffer, a catego<y 2 wetland requires a 50-foot buffer and a category 3 wetland
requires a 25-foo1 buffer. Primary access to th,, site would be provided off of S 38th Court.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals al the environmental determination must be filed In writing on or before 5:DD PM on October 1, 2007.
Appeals must be filed In writing together with the required $75.00 application fee wi1h: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are 11ovemed by City of Renton
Municipal Code Sectio" 4-3-110.8. 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 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 HEA.RD 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 ldentiflcaUon.
CERTIFICATION
I, ~TH ~ , hereby certify that ~ copies of the above document
were posted by me in _..1_ conspicuous places or nearby the described property on,,,\l.\\1111 11
~'('. I_ Y"JN ~:////
DATE: 1•1'1..q SIGNED:<;.;/r;,~--,l\: ·, .~,"'.,0,"j~'l ./' -ii '< ' t , .... ~ ~ ~ . "1>. ; .,~
A TfEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residinj in . ,.__,, , _ ,... ...,~: -Z.§
/. ('"··'. -1;,:~ ~ :: :
~y',,, ~£ * ,, , on the
::>F RENTON
• + •
o~'"<\'Y o,« ·~ ~ ::!! > Kathy Kcolker, Mayor ~N~OI~)'---------------------------
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
September 13, 2007
Dr. Daniel O'Brien
400 S 38'h Court
Renton, WA 98055
RE: Valley View Professional Office Connnents
Dear Dr. O'Brien:
~or lJ.J..A Ol-O~l.o
t~1 \ 0(.,) f. '\e___
Thank you for the connnent letter you sent dated August 29, 2007 regarding the Valley
View Professional Office. Your letter has been included in the official file and you have
been made a party of record for this project.
In your letter you express concern with regards to traffic on S 38 1h Court during the
construction phase of the project and fire department access. A restrictive covenant was
recorded on the property restricting access to the property to S 38'h Court. A gated
secondary access has been included on the plans specifically for fire department access
off ofS 37'h Street. Construction haul routes will be reviewed at a later date under the
building permit review, however based on the restrictive covenant that has been recorded
over the prorerty it does not appear likely that construction traffic will be permitted io
utilize S 37' Street.
A public hearing is tentatively scheduled for October 9, 2007 to consider the Site Plan
approval for the Valley View Professional Office. The hearing will be held at 9:00 am in
the City Council Chambers on the 7th floor of City Hall, you may wish to attend and
testify. If you have any further questions, feel free to contact me at (425) 430-7219.
Sincerely,
Mcf.~
~ill K. Ding , . u
Senior Planner
~~~~~~I-0-55~So_u_ili_Grad~-y-W-a~y---R-en~ro-n-,w~~~h-m-gt-on-.·-98_0_5_7~~~~~-'--~
(!} ThlS paperCOntainS 50%.recvcJed material, ·30% post consumer
AHEAD OF THE CURVE
City o nton Department of Planning I Building I Pu_ .. _ Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED AUGUST 16, 2007
APPLICANT: Valle View Professional Develo ment LLC PROJECT MANAGER: Jill Din RE
PROJECT TITLE: Valle View Professional Office PLAN REVIEW: Jan Illian ·222007
SITE AREA: 244,807 s uare feet BUILDING AREA ross : 26,600 s uare feet
LOCATION: S of S 37'h Street, W of S 38th Street (3023059111) 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
Earlh Housina
Air Aesthetics
Water Liaht/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Trans rlation
Environmental Health Public Setvices
Energy! Histonc/Cultura/
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POL/CY-RELATED COMMENTS
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.
Date
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
MEMORANDUM
September 5, 2007
Jill Ding
Jan Illian X72 l 6
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. 38th 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'" Street. This main extends through the site to
the south where it connects to an existing 12-inch located on the hospital site. Available dcrated
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 !JOO
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. A
frontage fee will be required to be paid for connection to Metro's sewer.
There are existing storm drainage facilities in S. 37'" Street and S. 38 1h Street.
There are no street improvements in S. 37'h Street.
CODE REQUIREMENTS
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 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.
V311ey 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 DDCV 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 locahon 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 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.
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 July16, 2007 has been submitted. Preliminary review
mdicates 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
V~lley 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'h 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'h Street. Secondary access will
be from S. 37'" Street. Access driveway from S.37th 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
1. 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 Mimi 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
f ' Valley View Professional Center
Page 4 of 4
3. Staff recommends a SEPA condition rcquiring this project to comply with the 2005 Kmg County Surface
Water Design Manual to meet both detent10n (Conservation Flow control -a.k.a. I .eve! 2) and water
quality improvements.
4. A fence shall be constmcted along the north end of the site.
cc: Kayren Kittrick
4
City o .nton Department of Planning I Building I Pu , Narks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: I ((L COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED· AUGUST 16 2o~LOPMENl SERVICES . '
APPLICANT: Valle View Professional Develo ment LLC PROJECT MANAGER: Jill Din
PROJECT TITLE: Valle View Professional Office PLAN REVIEW: Jan Illian
SITE AREA: 244,807 s uare feet BUILDING AREA ross: 26,600 s
LOCATION: S of S 37'h Street, W of S 33th 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-RELATED COMMENTS
C. CODE-RELATED COMMENTS
Element of the
Environment
Housina
Aesthetics
Lir;ht!Glare
Recreation
Utilities
Transoortation
Public Setvices
Historic/Cultural
Preservation
Airport Environment
10,000 Feel
14,000 Feet
Probable Probable
Minor Major
Impacts Impacts
I u,,IQ ·-., V' Ii .'"--I_, ,.,~b\J~
5~"1 p...ic
--1 hl),'i}.,'f Ks
More
Information
Necessary
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
[K~y;~'1 Kittrick -Transportation Mitig31tion Fee doc -~ _ · ...
,
Project Name:
Project Address:
Contact Person: •\j J VV p D LU:.,
Permit Number:
Project Description:
Land Use Type: Method of Calculation:
o Residential
o Retail
)!"Non-retail
Calculation:
lRn ~T'
lg\\"-~15= $ L\S,S~S. "°
D ITE Trip Generation Manual, 7'" Edition
/Traffic Study
D Other M\12.i:i1 r,6 i':>/r/ )UU~
Transportation ~ 4. S o..,_<. JO
Mitigation Fee: _ ~ Vo<.....,
Calculated by: • .\£1:kkJA JU Date: $ /;w&nrr
I I
Date of Payment: ---------------------------
. '
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
MEMORANDUM
September 5, 2007
Jill Ding
Jan Illian x72 l 6
Valley View Professional Development LUA 07-086
S. 38th Street and Talbot Road S.
I have reviewed the application for Valley View Professional Office located near S. 381
" 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 1
" 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.3 th 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. 3th 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 1
" Street and S. 381h Street.
There are no street improvements in S. 3th Street.
CODE REQUIREMENTS
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 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 ifrequired. Show locations of all existing hydrants.
Valley View Professional Center
Pag"e 2 of 4
4. A water main extension is required on site.
5. A fire spnnkler system rs required. A separate utility pennit 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 Back flow 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 DDCVA 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 mstalled 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 15-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
1. 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
\{all~y View Professional Center
Page 3 of4
4. Erosion control shall comply with Department of Ecology's most current Stormwater Management
Manual.
TRANSPORTATION
1. Requirements to improve and dedicate additional right of way in S.37th 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'" Street. Secondary access will
be from S. 37'" 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. Construchon 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-techmcal 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 reqmred.
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 ca11 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
1. Estimated traffic mitigation fees based on the TIA submitted by Mirai Transportation wil1 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
'falley View Professional Center
?aQe 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: Kayrcn Kittrick
4
City o nton Department of Planning I Building I Pu . ., Vorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: L-\ r(., COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007
APPLICANT: Vallev View Professional Develooment LLC PROJECT MANAGER: Jill Dina
PROJECT TITLE: Vallev View Professional Office PLAN REVIEW: Jan Illian
SITE AREA: 244,807 sauare feet BUILDING AREA lnross): 26,600 sauare feet
LOCATION: S of S 37'" Street, W of S 38th 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 Housino
Air Aesthetics
Water Lioht!Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoortalion
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
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.
(} {)___yn.i_ll'_f ( {} cJl<] g / 2 I I OJ
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 REQUIREMENTS:
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 25 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
VISIO.vsd. This is required to be submitted prior to occupancy.
ABC Flowcharter.af3
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.cfl
Encapsulated Postscript File.eps
Enhanced Metafile.emf
IGES Drawing File Format.igs
Graphics Interchange Format.gif
Macintosh PICT Format.pct
Micrografx Designer Ver 3.1.drw
Micrografx Designer Ver 6.0.dsf
Microstation Drawing.dgn
Portable Network Graphics Format.pnf
Postscript File.ps
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
. FIRE APPARATUS ACCESS ROADS
RENTON FIRE PREVENTION BUREAU " 'l:Zf:-'130-7000
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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
Binh Nguyen, Valley View Professional Dev., LLC
Edna M. Remy
Stephanie Ryan
Bonnie Victor
Victoria Lerner
Dr. Daniel O'Brien
J. Carlos Santuario
(Signature of Sender):,~~
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
Reoresentina
Owner/Applicant/Contact
POR
POR
POR
POR
POR
POR
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 th'e 1.1s'Eis ahd
purposes mentioned in the instrument.
Dated: / o/ z:/ zoo :;z
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Notary (Print): __ .._,_./er--"----'.S"--"'Uy:J'---"----__,.__.,_A_,_~~"""""-'--"'-'--------
My appointment expires: [:, , z_ 7 -zoo '7
Project Name: Valley View Professional Office
Project Number: LUA07-086, SA-H, ECF
~~; CITY )F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.K, Administrator ,~, Kathy Kcolker, Mayor ~N~o;--------------------------~
October 2, 2007
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way #210
Renton, WA 98057
SUBJECT: Valley View Professional Office
LUA07-086, SA-H, ECF
Dear Mr. Nguyen:
This letter is to inform you that the appeal period ended October I, 2007 for the Environmental
Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-
referenced project.
No appeals were filed on the ERC determination, therefore, this decision is finaL The applicant
must comply with all ERC Mitigation Measures outlined in the Report and Decision dated
September 10, 2007. A Hearing Examiner Public Hearing has been scheduled for October
9, 2007, where Site Plan Conditions may be issued. The applicant or representative(s) of the
applicant are required to be present. Enclosed. is a copy of the Preliminary Report to the Hearing
Examiner for your review.
If you have any questions, please feel free to contact me at (425) 430-7219.
For the Environmental Review Committee,
(/JJ 1{, ;J2-
v7~i11 K. Ding ~
Senior Planner · U
Enclosure
cc: J. Carlos Santuario, Dr. Daniel O'Brien, Victoria Lerner, Bonnie Victor, Stephanie Ryan, Edna M. Remy/
Parties of Record
-------10-55~So_u_th_G_rad_y_W_a_y---R-en-to_n_, W-as-hi-.n-gt-on-. -9-80_5_7 ______ ~
@ This paper contains 50% ·recycled material, 30% post consumer
AHEAD OF THE CURVE
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
October 9, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application numoer only and not necessarily the order in which they will oe
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.
HEX Agenda 10-9-07.doc
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Owner/Applicant!
Contact:
File Number:
October 9, 2007
Valley View Professional Office
Binh Nguyen, Valley View Professional Development, LLC, 607 SW Grady Way, suite
210, Renton, WA 98057
LUA-07-086, SA-H, ECF Planner: Jill K. Ding, Senior Planner
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.
Project Location: South of S 37'" Street, west of S 38 1" Court (parcel no. 3023059111)
City of Renton PIB/PW Department ,
Valley View Professional Office
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
PUBLIC HEARING DA TE: October 9, 2007 Page 2 of 11
B. EXHIBITS
The following exhibits are entered into the record:
Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental
review and other documentation pertinent to this request.
Exhibit No. 2: Neighborhood Map.
Exhibit No. 3: Overall Site Plan (dated 7/16/2007).
Exhibit No. 4: Enlarged Site Plan (dated 7/16/2007).
Exhibit No. 5: Landscape Plan {dated 7/16/2007).
Exhibit No. 6: Elevations {dated 7/1612007).
Exhibit No. 7: Dumpster Enclosure Detail (dated 7/16/2007).
Exhibit No. 8: Zoning map sheet H3 east Y, {dated 2/28/2007).
Exhibit No. 9: ERG Mitigation Measures
C. GENERAL INFORMA T/ON:
1. Owner of Record: Valley View Professional Development, LLC, 607 SW Grady Way, suite
210, Renton, WA 98057
2.
3.
4.
Zoning Designation:
Comprehensive Plan
Land Use Designation:
Existing Site Use:
5. Neighborhood Characteristics
6.
7.
8,
North:
East:
South:
West:
Access:
Site Area:
Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Commercial Office (CO)
Commercial Corridor
Vacant
Residential -8 dwelling units per acre (R-8)
Medical Offices -Commercial Office (CO)
Medical Offices -Commercial Office (CO)
Vacant -Residential -1 dwelling unit per acre (R-1)
Pril)'lary access would be provided via a commercial driveway onto S
38' Cour,\h secondary access would be provided via gated access
onto S 37 Street.
244,807 square feet (5.6 acres)
Area
N/A
26,600 sq ft
26,600 sq ft
comments
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Zoning
Comprehensive Plan
Annexation
Restrictive Covenant
HEX staff rpt 07-086.doc
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5100
5099
1743
Date
11/112004
11/1/2004
4/7/1959
6/23/1975
City of Renton P/8/PW Department
Valley View Professional Office
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
PUBLIC HEARING DA TE: October 9, 2007 Page3of11
E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULATIONS (RMC TITLE IV):
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Special Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations -General
Section 4-4-070: Landscaping Regulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
Section 4-4-095: Screening and Storage Height/Location Limitations
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Procedures and Review Criteria
Section 4-9-200: Site Plan Review
6. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Environmental Element
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposed building would be used as a combination general office and medical/dental office. The
proposed development would occur on the northeast 1.5 acres of the project site; the remaining
approximately 4 acres would remain undeveloped. The proposed 2-story building 25-foot tall concrete and
glass building would total 26,600 square feet in area with a 13,300 square foot parking garage below. A
total of 88 parking spaces would be provided on-site with 34 of those being located in the parking garage
and the remainder provided as surface parking spaces.
Primary access to the project site would be limited to S 38'" Street, with a gated secondary emergency
access off of S 37'" Street. An ornamental iron fence is proposed along the S 37'" Street frontage to
discourage access to the site off of S 37'" Street. The proposed fence would also provide some level of
screening from the adjacent single family neighborhood located across S 37'" Street.
Landscaping is proposed around the perimeter of the building, within the surface parking lot, and along the
S 37'" Street frontage. Street trees are proposed along the S 37'" Street frontage at a rate of 1 per every
30 lineal foot of street frontage and would serve to further screen the proposed development from the
single family residential neighborhood located to the north of the project site.
Steep slopes with grades between 30 and 44 percent are located south of the proposed development site.
No development is proposed on the steep slope areas. A class 2 stream (Panther Creek), a category 2
wetland, and a category 3 wetland are located on 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. No impacts are proposed to the wetlands, stream, or their associated buffer
areas.
HEX staff rpt 07-086.doc
City of Renton P/B/PW Department
Valley View Professional Office
PUBLIC HEARING DATE: Oc/ober 9, 2007
2. ENVIRONMENTAL REVIEW
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 4 of 11
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended),
on September 10, 2007, the Environmental Review Committee issued a Determination of Non-
Significance, Mitigated for the project. The DNS-M included 5 mitigation measures. A 14-day appeal
period commenced on September 17, 2007 and ended on October 1, 2007. No appeals of the threshold
determination were filed.
3. ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures
were issued for the Determination of Non-Significance -Mitigated:
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
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.
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to identify and
address site plan issues from the proposed development. These comments are contained in the official
file, and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of the report.
5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA
As per RMC 4-9-200.E, the Reviewing Official shall review and act upon site plans based upon
comprehensive planning considerations and the following criteria. These criteria are objectives of good
site plans to be aimed for in development within the City of Renton. However, strict compliance with any
one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame
of reference for the applicant in developing a site, but are not intended to be inflexible standards or to
discourage creativity and innovation. The site plan review criteria include, but are not limited to, the
following:
(A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES
The Comprehensive Plan Land Use Map designation for the project property is Commercial
Corridor (CC). It is the intention of City objectives and policies that Commercial Corridor
areas evolve from "strip commercial" linear business districts to business areas
characterized by enhanced site planning incorporating efficient parking lot design,
coordinated access, amenities, and boulevard treatment.
HEX staff rpt 07-086.doc
City of Renton P/8/PW Department
Valley View Professional Office
PUBLIC HEARING DA TE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 5 of 11
The following Comprehensive Plan policies are applicable to the proposal:
Land Use Element
Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms),
especially along roadways, to reduce visual impacts. A landscape plan was submitted with the
application. Landscaping will be required within the surface parking area in compliance with the
City's landscape regulations for surface parking lots.
Policy LU-362. Office sites and structures should be designed (e.g. signage; building height, bulk
and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses. The
proposed building has been designed to be setback from the adjacent single family land uses
across S 37'h Street. In addition, landscaping and fencing are proposed along the S 37'h Street to
screen the proposed building from the single family residences.
Policy LU-363. Parking provided on-site, in parking structures, and either buffered from adjacent
uses or incorporated into pedestrian-oriented street design, is preferred. The proposed project
would provide 34 of the 88 total parking stall within a parking garage underneath the building. The
proposed parking garage would be located below grade, and thereby buffered from the adjacent
single family land uses.
Policy LU-369. Development should be designed to consider potential adverse impacts on
adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered
during site design. The proposed building has been setback from the adjacent single family land
uses to the north of the project site, in addition landscaping and fencing have been proposed
along S 37'h Street to buffer the single family uses from the proposed office building.
Policy LU-370. Landscape buffers, additional setbacks, reduced height, and screening devices
such as berms and fencing should be employed to reduce impacts (e.g. visual, noise, odor, light)
on adjacent, less intensive uses. See previous discussion above.
(BJ CONFORMANCE WITH LAND USE REGULATIONS
The subject site is zoned Commercial Office (CO). The Commercial Office Zone (CO) is
established to provide areas appropriate for professional, administrative, and business offices and
related uses, offering high-quality and amenity work environments.
Development Standards
Lot Coverage -The maximum building lot coverage in the CO zone for projects with under
building parking is 75% of the total lot area. The building footprint of the proposed structure is
13,300 sq. ft., which results in a 5 percent lot coverage on the 244,807 sq. ft. site. The project is in
compliance with this requirement.
Setbacks -The CO zone requires a minimum front yard and side yard along a street setback of
15 feet due to the proposed building height of less than 25 feet; and a minimum 15-foot side yard
setback along the west property line as the site abuts a property zoned R-1. No rear yard
setbacks are required.
In addition, a Restrictive Covenant was recorded on the property (recording number 7506240713),
which requires a 40-foot setback along the north and east property lines. Staff reviewed the
proposal for compliance with the CO setback requirements and the Restrictive Covenant and
found that the proposed building would comply with all of the setback requirements.
Landscaping -The CO zone requires that when a commercially zoned lot is adjacent to a
residential, commercial, or office zone, a 15-foot wide sight-obscuring landscape strip shall be
provided along the street frontage. The project site abuts 3 street frontages, S 37'h Street is
located along the north property line, S 38 1h Court terminates on the central portion of the east
property line, and Talbot Road S abuts the east property line of the site's pipestem.
HEX staff rpt 07-086.doc
City of Renton PIB!PW Department
Valley View Professional Office
PUBLIC HEARING DA TE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 6of 11
An 18-foot wide sight obscuring landscape strip is proposed along the project site's S 37'h Street
frontage. The planting strip would be vegetated with Autumn Flame Red Maple at a spacing of 30-
foot on center, and a variety of shrubs and ground cover. In addition, an ornamental wrought iron
fence is proposed within the landscape strip to provide further screening of the project site from
the single family residences located to the north.
On the central portion of the eastern property line where S 381h Court terminates, private driveway
access is proposed to transition from the terminus of S 38 1h Court to the parking areas within the
project site. The City's landscaping regulations specify that the landscaping requirements do not
app,ly along street frontages at the locations of vehicular and pedestrian access points. As the S
38 h Street frontage is completely occupied with the driveway access and a pedestrian sidewalk,
the street frontage landscape requirements would not apply along this frontage.
The south portion of the project site, including the pipestem, is encumbered with critical areas
(protected slopes, wetlands, and a stream) and is undevelopable, therefore the requirement for
the installation of a 15-foot wide sight-obscuring landscape strip along the pipestem's eastern
terminus (abutting Talbot Road S) would not apply.
The City's parking regulations have additional landscaping requirements for surface parking lots.
For surface parking lots with between 15 and 99 parking spaces a minimum of 25 square feet of
landscaping is required per parking space. Street trees shall be installed within the landscape
areas at a rate of 1 tree for every 30 feet of lineal frontage. Within the parking area a minimum of
1 tree shall be planted for every 6 parking spaces provided, shrubs shall be planted at a rate of 5
per 100 sq. ft. of landscape area, ground cover shall be planted in sufficient quantities to provide
90 percent coverage within the first 3 years of installation, and no more than 50 feet shall separate
a parking space from a landscape area,
Based on the proposal for 54 surface parking stalls a minimum of 1,350 square feet of
landscaping is required within the parking lot, with a total of 9 trees. The submitted landscape plan
identifies 4,215 square feet of landscaping around the perimeter of the parking lot and 2,403
square feet of landscaping within the interior of the parking lot resulting in a total of 6,618 square
feet of landscaping in and around the parking lot. A total of 12 Autumn Flame 'Red Maples' are
proposed as street trees along the S 37th Street frontage and are spaced at a rate of 30 feet on
center. The plan also identifies an additional 48 trees within the parking lot and 435 shrubs, which
exceeds the minimum required.
All landscaped areas must be fully irrigated unless 100 percent drought tolerant vegetation is
installed. At the time of building permit submittal a detailed landscape plan shall be submitted for
review and approval by the Development Services Division project manager.
Building Height-The CO zone allows a maximum building height of 20 feet above the maximum
height permitted in the abutting residential zone. The abutting R-1 residential zone abutting the
project to the west has a maximum height requirement of 30 feet. Therefore, the project site is
limited to a maximum height of 50 feet. The proposed building would have a height of 25 feet,
which is less than the maximum building height permitted.
Parking, Loading, and Driveway Regulations -The parking regulations require a specific number
of off-street parking stalls be provided based on the proposed use. The applicant estimates that
approximately 50 percent of the building would be utilized as general office space and the other
50 percent would be utilized as medical/dental office space. Between 3 spaces per 1,000 square
feet of net floor area and 4.5 spaces per 1,000 square feet of net floor area is required for the
general office use, and 0.5 spaces per 100 square feet of net floor area is required for the
medical/dental office space.
The applicant submitted a parking analysis that specified that the net square footage of general
office area would total 10,960 square feet and that the medical/dental office area would also total
10,960 square feet. Based on the submitted information a minimum of 33 stalls would be required
and a maximum of 49 stall would be permitted for the general office portion, and a total of 55
stalls would be required for the medical/dental office portion, resulting in the requirement for
between 88 and 104 parking spaces on the project site. The applicant indicates that a total of 88
spaces would be provided on the project site, which complies with this requirement.
HEX staff rpt 07-086.doc
City of Renton PIBIPW Department
Valley View Professional Office
PUBLIC HEARING DA TE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 7 of 11
Of the 88 parking spaces proposed, a minimum of 4 of those are required to comply with the
Americans with Disabilities Act (ADA) requirements. The proposed site plan indicates that 4 ADA
spaces will be provided, which complies with this requirement.
The minimum parking stall dimensions required in the CO zone for standard, structured parking
stalls is 8 feet 4 inches in width by 15 feet in length and for compact stalls is 7 Y, feet in width by
12 feet in length. Compact stalls shall not account for more than 50 percent of the total number of
parking spaces within the structured parking garage. The minimum parking stall dimensions
required for surface parking stalls is 9 feet wide by 20 feet long and for compact stalls is 8 Y, feet
wide by 16 feet long. Compact stalls shall not account for more than 30 percent of the total
surface parking spaces. The proposed parking stalls would comply with these requirements.
(CJ MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE
The project site is surrounded by CO zoned properties along the west and south property lines
and residentially zoned properties along the north and east property lines. The R-1 zoned property
abutting the west property line is currently vacant and is owned by the City of Renton and
encumbered by Panther Creek and the associated Panther Creek wetlands, it is not anticipated
that residential development would occur on that property that would require mitigation from the
proposed development. To mitigate the impacts of the proposed office building to the single family
residential neighborhood to the north of the project site, an 18-foot wide landscape strip with street
trees planted at 30 feet on center and an ornamental wrought iron fence are proposed to screen
the proposed development. In addition, the height of the building would be 25 feet, which is less
than the maximum 30-foot height limit permitted in the R-8 zone and will result in a building that is
in scale with the single family residences. A 5-foot high screen is proposed around the roof to
screen the rooftop mechanical equipment from the view of the surrounding properties. The
required refuse and recyclable deposit areas would be located more than 50 feet away from the
residential uses.
It is not anticipated that the proposed development would adversely impact the surrounding CO
zoned properties to the east and south of the project site as the proposed development is of a
similar scale as the existing medical office/general office uses. Staff anticipates the project to add
value to the site and further enhance the area.
A sidewalk is proposed along the south side of the proposed driveway connection to S 38th Court,
which would provide a pedestrian connection from the proposed building to S 38 1
h Court and out to
Talbot Road S.
The City's Parks Department has reviewed the proposed project and has identified the south
portion of the project site as a potential location for a trail connection that would link to a future
trail proposed along the Panther Creek wetlands. Therefore, staff recommends as a condition of
approval that a 15-foot wide trail easement be dedicated to the City of Renton Parks Department
prior to the issuance of a building permit.
Construction activities would result in short-term noise, dust and traffic impacts on surrounding
properties limited to the project's construction. The applicant has submitted a Construction
Mitigation Plan with the land use application outlining measures to be employed for minimizing
dust, noise and traffic impacts during construction. The Construction Mitigation Plan would also be
submitted prior to the issuance of any building or construction permit to verify the truck/haul routes
and note any other provisions related to construction activities.
(D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
The scale, height and bulk of the proposed building is appropriate for the site and are anticipated
to be architecturally compatible with existing and future development in the vicinity. The site is 5.6
acres and the proposed building would have a building lot coverage of 5 percent of the site. The
south portion of the project site is encumbered by class 2 stream (Panther Creek), a category 2
wetland, a category 3 wetland, and protected slopes. 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.
No development is proposed within the critical areas or their buffers. To ensure that these critical
areas are protected, staff recommends that a Native Growth Protection Easement (NGPE) be
HEX staff rpt 07-086.doc
City of Renton P/B/PW Department
Valley View Professional Office
PUBLIC HEARING DATE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
PageBo/11
recorded over the protected slope areas, stream, wetlands, and their associated buffers prior to
the issuance of a building permit. In addition, staff further recommends that the edge of the
(NGPE) be identified with signage and delineated with a split rail fence. A fencing and signage
detail shall be submitted for review and approval by the Development Services Division project
manager prior to the issuance of a building permit.
A total of 6,618 square feet of landscaping is proposed around the building and within the surface
parking lot. Based on the proposal to not develop the south portion of the site due to the critical
areas present and the landscaping that is proposed within the portion of the site proposed for
development, it appears that sufficient area has been set aside to allow for the natural infiltration
of surface water in conjunction with the stormwater detention system that would be constructed to
detain and treat the stormwater runoff generated by the proposed building.
The proposed building has been designed with the topography of the site in mind. Where the site
begins to slope down towards Panther Creek, an under building parking garage has been
designed to be built into the slope, thereby absorbing a portion of the building. The main entrance
to the building would be oriented to the north to take advantage of the relatively level topography
and provide access to the surface parking lot. In addition, the main entrance has been designed
to be highly visible through the use of modulation and a curved canopy over the entrance.
The refuse and recyclable deposit area would be located northeast of the proposed building. A 6-
foot tall enclosure is proposed to house the refuse and recyclable deposit areas. The enclosure
would be comprised of precast concrete panels with metal panel gates. The sides of the
enclosure would be embellished with trellises. The City's refuse and recyclable standards would
require a minimum of 4 square feet per 1,000 square feet of building gross floor area for a refuse
area and a minimum of 2 square feet per 1,000 square feet of recyclable area. Based on a total
gross floor area of 26,600 square feet for the new building a minimum of 106 square feet would
be required for the refuse deposit areas and a minimum of 53 square feet would be required for
the recyclable deposit areas for a total of 159 square feet. The proposal includes a total of 160
square feet for refuse and recyclable deposit areas, which complies with this requirement.
Potential erosion impacts that could occur during project construction would be adequately
mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation
Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM)
and a Construction Mitigation Plan prior to issuance of Construction Permits. In addition, the City's
Environmental Review Committee imposed a mitigation measure on the project requiring
compliance with the 2005 Department of Ecology Storm water Management Manual for erosion
and sediment control.
(E) CONSERVATION OF AREA-WIDE PROPERTY VALUES
The proposal is expected to increase property values in the vicinity of the site as the proposal
would develop a previously vacant site and further implement the intent of the City's
Comprehensive Plan.
(F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION
The proposed development is anticipated to generate additional traffic on the City's street system.
Approximately 611 new average daily trips are estimated to be generated by the proposed
development. To mitigate for the increased traffic anticipated on the City's street system, the
City's Environmental Review Committee imposed a mitigation measure on the project requiring
the payment of a Traffic Mitigation Fee in the amount of $75 per each new net daily trip attributed
to the project (estimated at $45,825.00) prior to the issuance of a building permit.
Primary access to the site would be provided off of S 38 1h Court, and a gated secondary
emergency access would be provided off of S 37'h Street. Vehicles and pedestrians would enter
the site via S 38'h Court, which terminates at the site's east property line. A private driveway would
allow vehicles to travel through the surface parking area and into an under building parking
garage. Pedestrian access would be provided via a sidewalk on the south side of the private
driveway, which would provide access around the building to the main entrance and to the parking
HEX staff rpt 07~086.doc
City of Renton P/8/PW Department
Valley View Professional Office
PUBLIC HEARING DATE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page9of11
garage. It appears that there would be adequate separation between pedestrians and vehicles
providing safety and efficiency for pedestrian and vehicular circulation.
The City of Renton Fire Department has reviewed the proposal for emergency access. The
proposed secondary emergency access is located more than 150 feet from the furthest point of
the building, which triggers the requirement for an additional fire truck turnaround. Staff
recommends as a condition of approval that the site plan be revised to either relocate the
secondary emergency access further to the west to eliminate the need for a fire truck turn around,
or an approved fire truck turn around shall be provided in the northwest corner of the surface
parking lot.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the
Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic
Planning Section will review construction-related impacts prior to issuing final construction
permits.
(G) PROVISION OF ADEQUATE LIGHT AND AIR
The proposed addition is designed appropriately to allow adequate light and air circulation to the
existing building and the site. The design of the building will not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide for normal airflow.
Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the
building or the ground and can not trespass beyond the property lines. According to code, parking
lot lighting fixtures are to be non-glare and mounted no more than 25 feet above the ground. This
is to help minimize the impact onto adjacent properties. The applicant indicated in the SEPA
Checklist that the lighting from the proposed building would include full cut-off luminaries to
prevent lighting impacts on neighboring properties. Staff does not anticipate that exterior lighting
would become an issue provided code requirements are met.
(H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS
It is anticipated that the most significant noise, odor and other potentially harmful impacts would
occur during the construction phase of the project. The applicant has submitted a Construction
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of
dust, traffic controls, etc. The proposed development is not anticipated to generate any harmful or
unhealthy conditions. There would be noise impacts associated with an office/medical office
development from employees and patients entering and exiting the property.
(I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE
PROPOSED USE
Fire Department and Police staff have indicated existing facilities are adequate to accommodate
the subject proposal, subject to the applicant's payment of the necessary impact fees an either
the relocation of the secondary access or the provision of an approved fire truck turnaround as
previously discussed above. As imposed by the ERC, the applicant will be required to pay a Fire
Mitigation fee in the amount of $0.52 per square feet of new addition area prior to the issuance of
building permits.
A Technical Information Report prepared by Exeltech Consulting, Inc., dated July 16, 2007 was
submitted with the application materials. The existing surface water runoff sheet flows to the
south into the on-site class 2 stream, which flows to the northwest off-site. The stormwater runoff
generated on the project site will be collected in catch basins and routed to the detention vault
proposed on the northwest corner of the project site. The discharge from the detention vault will
flow through a bio-swale and level spreader before discharging to Panther Creek.
To mitigate for potential downstream stormwater runoff impacts, ERC imposed a mitigation
measure on the project requiring the stormwater detention and water quality improvements to
comply with the 2005 King County Surface Water Design Manual. The City's Plan Review Section
has reviewed the submitted drainage report. The submitted drainage report addresses the
requirements as outlined in the 2005 King County surface Water Design Manual. Separate
HEX staff rpt 07-086.doc
City of Renton PIBIPW Department
Valley View Professional Office
PUBLIC HEARING DA TE: October 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 10 of 11
structural plans will be required to be submitted for review and approval under a building permit
for the proposed underground vault. A special inspection from the building department will also be
required.
The Surface Water System Development Charges are based on a rate of $0.265 per square foot
of new impervious area. Payment of the fee will be required prior to the issuance of a building
permit.
There is an existing 12-inch water main in S. 38 1h Street. This main extends through the site to the
south where it connects to an existing 12-inch located on the Valley Medical Center site. Available
derated fire flow in the area is approximately 4,000 gpm. Water 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. A water main extension onto the project site will be required.
According to the Fire Department the preliminary fire flow required for the proposal is 2,000 gpm.
Two hydrants would be required to serve the project. One hydrant is required within 150 feet and
one additional hydrant is required within 300 feet of the structure. Any existing sub-standard fire
hydrants will be required to be upgraded and/or retrofitted with a quick disconnect Storz fitting.
Approved fire sprinkler, fire alarm, and standpipe systems are required for the proposed addition.
The Water System Development Charge is based on a rate of $0.273 per square foot of the gross
project site. The square footage of the wetland areas may be deducted from the gross site area
for the purpose of calculating the system development charge. The square footage of the wetland
areas would need to be submitted by the applicant in order to calculate the system development
charge. Payment of the Water System Development Charge will be required prior to the issuance
of a building permit.
The project is located within the City of Renton sewer service area. There is a 15-inch Metro
sewer transmission line located along the north property line that runs east to west. The submitted
utility plans show a connection to this sewer main. A frontage fee will be required to be paid for
connection to Metro's sewer. Side sewer shall be a minimum of 2% slope.
Floor drains will be required to be installed within the under building parking garage and shall be
connected to the sanitary sewer system.
The Sewer System Development Charge is based on a rate of $0.142 per square foot of the gross
project site. The square footage of the wetland areas may be deducted from the gross site area
for the purpose of calculating the system development charge. The square footage of the wetland
areas would need to be submitted by the applicant in order to calculate the system development
charge. Payment of the Sewer System Development Charge will be required prior to the issuance
of a building permit.
(J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT
The proposal would result in the development with coordinated site improvements including
landscaping, parking, and lighting. It is anticipated that the proposed development would
contribute to the surrounding properties developing a previously vacant property. No deterioration
or blight is expected to occur as a result of this proposal.
H. RECOMMENDATION:
Staff recommends approval of the Valley View Professional Office, Project File No. LUA-07-086, SA-H,
ECF subject to the following conditions:
1. A 15-foot wide trail easement on the south portion of the project site, along Panther Creek, shall
be dedicated and recorded to the City of Renton Parks Department prior to the issuance of a
building permit.
2. A Native Growth Protection Easement (NGPE) shall be recorded over the onsite protected slope
areas, wetlands, stream, and their associated buffer areas prior to the issuance of a building
permit.
HEX staff rpt 07-086.doc
City of Renton P/B/PW Department'
Valley View Professional Office
PUBLIC HEARING DA TE: Ociober 9, 2007
Preliminary Report to the Hearing Examiner
LUA-07-086, SA-H, ECF
Page 11 of 11
3. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
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 application for review and approval. The fencing and signage shall be installed prior to the
issuance of the Certificate of Occupancy.
4. The site plan shall be revised to either relocate the secondary access further to the west to
eliminate the need for a fire truck turn around, or an approved fire truck turn around shall be
provided in the northwest corner of the surface parking lot.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval date.
HEX staff rpt 07-086.doc
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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 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
' L,ANIEL O BRIJ;;:',J, DDS, ,\lS,.
September 20, 2007
Ms. Jill K. Ding, Senior Planner
City of Renton
1055 South Grady Way
Renton, WA 98057
RE: Valley View Professional Office
File #LUA07-086
Dear Ms. Ding:
Pt:nJ,\TRlL I) L :-; 'J' I ~ T R Y
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'" 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. 3 7'' because of the extreme difficulty in backing up semi's and other large construction trucks out of a busy street
such as S. 3 8'" Court with parking on both sides. Due to the overflow of the employee hospital parking, S. 38'" 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'' 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'" Court, particularly with cars parked on both sides of the street. Medical offices on both
sides of 3 811' Court should not be expected to be restricted in parking or access during the construction period.
I believe there was a sunset clause on the restrictive covenant not allowing access to S. 37'" 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'" should be part of the long term plan for this medical park.
In the original improvement to S. 38'' Court in l 984, 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 and 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 to S. 38'" Court. I would welcome the opportunity to meet with you to walk the property and discuss
the construction access problem.
Sincerely,
Y~/i,&n1l~
Daniel N. O'Brien, D.D.S., M.S.D.
Owner
400 S. 38'" Court "
400 South 38th Court, Suite A ken lo 11, \V;\ 98055 4'..!5 · 255 · 6008
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, SA-H & ECF
LOCATION: South of S 37th Street, west of S 3Bth Court (parcel 3023059111)
DESCRIPTION: The applicant is requesting Environmental ($EPA) 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 COMMITIEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
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) 430-651 O.
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
Please include the project NUMBER when calling for properfile ldentine11tion.
September 14, 2007
Binh Nguyen
Valley View Professional Development, LLC
607 SW Grady Way, ste 210
Renton, WA 98057
SUBJECT: Valley View Professional Office
LUA07-086, SA-H & ECF
Dear Mr. Nguyen:
CJTT ~ OF RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they
have completed their review of the subject project and have issued a threshold Determination of Non-
Significance-Mitigated with Mitigation Measures. Please refer to Section C of the enclosed ERC Report
and Decision for a list of the Mitigation Measures.
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.
A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the
seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on October 9, 2007 at 9:00
AM to consider the Site Plan. The applicant or representative(s) of the applicant is required to be present
at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the
Environmental Determination is appealed, the appeal will be heard as part of this public hearing.
The preceding information will assist you in planning for implementation of your project and enable you
to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire
clarification ofthe aboye, please call me at ( 425) 430-7219.
For the Environmental Review Committee,
(}JJ 1(, J2_·
~ill K. Ding V
Senior Planner
Enclosure
cc: J. Santuario, D. O'Brien, V. Lerner, B. Victor, S. Ryan /Parties of Record
-------10-55-So_u_th_G_ra_d_y_W_a_y_--R-en-to_n_, W-.-as-h-in_gto_n_9-80~5-7~----~ ~
@· This paper contains~ recycled material, 30% pos1 consumer
AHF.AD OF THE CURVE
September 14, 2007
Washington State
Department of Ecology
Environmental Review Section
PO Box47703
Olympia, WA 98504-7703
CIT'-~ OF RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
Subject: Environmental Determinations
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by
the Environmental Review Conunittee (ERC) on September 10, 2007:
DETERMINATION OF NON-SIGNIFICANCE -MITIGATED
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
DESCRIPTION:
Valky View Professional Office
LUA07-086,SA-H & ECF
South of S 37th Street, west of S 38th Conrt (parcel 3023059111)
The applicant is requesting Environmental (SEP A) 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 acrM) and is
zoned Commercial Office (CO). Project construction would occur on the
north portion of the projecJ 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 SO-foot buffer and a category 3 wetland requires a 25-
foot buffer. Primary access to the site would be provided off of S 38th
Coo.rt.
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.
If you have questions, please call me at (425) 430-7219.
For the Environmental Review Committee,
j»1t'.P7}
Senior Planner
cc: King County Wastewater Treatment Division
WDFW, Stewart Reinbold
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Region ~
-------10-5-5 -So_u_th_G_ra_d_y_W_a_y __ -R-en-to_n_, _W_as_h-in-gt_o_n _9_80_5_7 ______ R E N T Q N
@.ThlS papercontaiiis 50% recycled material, 30% post consumer .
AHEAD OF THE CURVE
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 recommeodl:llions cont<1ined 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 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 path detention (Conservation Flow control
-a.k.a. Level 2) and water quality improvements.
4. The applicant shall pay the appropriate Traffic Mitigation i=ee 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 appiicant 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.
· · EflC-MltiQation Measures Page 1 of 1
,
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA0?-086, SA-H & ECF
Binh NguyenValley View Professional Development, LLC607 SW Grady
Way, ste 210Renton, 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 pf Renton
Department of Planning/Building/Public Works
Development Planning Section
Advisory Notes to Applicant:
The following notes are .supplemental information provided in conjunction-With the environmental determination.
Because these notes are provided as. information only, they are not subject to the appeal process for
environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haulhouts between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind the
approved extended haul hours at any time if complaints are received.
2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground
cover over any portion of the site that is graded. or cleared of vegetation and where no further construction work will
occur within ninety (90) days .. Alternative measures such as mulch, sodding, or plastic covering as specified in the
current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed
between the dates of November 1st and March 31st of each year. The Development Services Division's approval of
this work is required prior to final inspection and approval of the permit.
3: Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the
hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays
shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be
permitted on Sundays.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Fire Prevention
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 permits are required for the installation of sprinklers and fire alarm systems.
3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are
a minimum of 20 feet in width with a turning radius of 45 foot outside and 25 foot inside.
4. The gated secondary access shown on the northeast portion of the site shall be moved to the northwest portion of the
site to allow access around all sides of the building.
ERG Advisory Notes Page 1 of 3
5. A site plan for Pre-Fire planning is , 1ired to be submitted for your project pri, issuance of building occupan_cy.
Building
1. Building, Electrical, Plumbing and Mechanical permits will be required.
Plan Review -WATER
1. The Water System Development Charges are based on a rate of $0.273 x the total square feet of the building site.
Estimated fee based on the entire site plan is$ 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 req1,1ired. Show locations of all existing hydrants.
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 BackflowPreventionDevices. Civil plans show location of device and should
note: "Separate plans and utility permit forDDCVA in'stallatiorifllr Fire Sprinkler System will be required". For
DDCVA instaHations inside the building, applicant shall submit a copy of the mechanical plan showing the location and
insiallation of the backflow assembly inside the mechanical roomAnstallation 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 b¢ in the horizontal position only.
6. Landscape irrigation systems will.require a separate1pern1i(for,the irrigation meter and approved backfiow device is
requited to be installed. A plumbing permit will,be:reqvired: ·· ·
7. Buildings that exceed 30 feet in r\eig~t•will req\J;e,}backflo\11' 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.
Plan Review. SANITARY SEWER
1. The Sewer System Development Charges are based on a rate of $0.142'X the total square feet of the building site.
Estimated lees based on the entire site plan is $35;000. (244,807 !lq'. feet x $0.142). Payment of fees will be required
prior to issuance_ of building permit. Square footage ofwetlands 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 fioor drains by the building department and shall be connected to the sanitary sewer
system. Flows sh_all 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 15-minute retention time ·
for peak fiows 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 byPipe 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.
Plan Review-SURFACE WATER
1. The Surface Water System Development Charges are based_ on a rate of$0:Z65 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 July16, 2007 has been submitted. Preliminary review indicates the
report addresses detention and water quality in accordance with the 2005 King County Surface Water Ma_nual.
ERC Advisory Notes Page 2 of 3
'
' 3. Separate structural plans will I quired to be submitted for review and apr. _ val under a building permit for the
proposed underground vault. Special inspection from the building department will be required.
4. Erosion control shall comply with Department of Ecology's most current Stormwater Management Manual.
Plan Review -TRANSPORTATION
1. 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" Street. Secondary access will be. from S.
37'' Street. Access driveway from S 37'' Street 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.
Plan Review -MISCELLANEOUS
1. 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 .. · 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 c;;ilculations 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 cpnstruction 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
1. All plans shall conform to the Renton Drafting Standards.
2. All required utility, drainage and street improvements witlrequire'separate plan submittals prepared according to City
of Renton drafting standards by ;;i licensed Civil_ Engineer:
3. Separate permits and fees for side sewers, water meters, landscape irrigation meters, 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 c1t ttie sixth floor counter. A fee worksheet is attached. for your use, but prior to
preparing a check, it is recommended to call425-43(f.7266 for a (ee estimate as generated by the permit system.
5. Applicant shall be responsible for securing easements for public utilities on the project site.
ERG Advisory Notes Page 3 of 3
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 37th Street, West of S 38'" 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
Terry Higashiyama,
Community Services
September 15, 2007
September 10, 2007
C/-10 ·Q7
Date
. David Daniels, Fire Chief
Fire Department
Date '
REPORT
&
DECISION
REPORT DATE
Project Name:
City of Renton
Department of Planning I Building I Public Works
ENVIRONMENTAL REVIEW
September 10, 2007
Valley View Professional Office
Owner/Applicant/Contact: Binh Nguyen
File Number:
Project Manager:
Project Description:
Project Location:
Exist. Bldg. Area SF:
Site Area:
Project Location Map
Valley View Professional Development, LLC
607 SW Grady Way, ste 21 O
Renton, WA 98057
LUA07-086, SA-H & ECF
Jill Ding, Senior Planner
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. (Please see additional
project description on the next page).
South of S 37'" Street, west of S 38'" Court (parcel 3023059111)
N/A
5.6-acres (244,807
square feet)
Proposed New Bldg. Area SF:
Total Building Area SF:
26,600 square feet
26,600 square feet
erc07-086.doc
City of Renton PIB/PW Departmen ,vironmental Review Committee Staff Repor
VALLEY VIEW PROFESSIONAL . -ICE LUA07-086, SA-H, ECF
REPORT ANO DECISION OF SEPTEMBER 10, 2007 Page 2of5
A. PROJECT DESCRIPTION (CONT.)
The proposed building would be used as a combination general office and medical/dental office. The proposed
development would occur on the northeast 1 .5 acres of the project site; the remaining approximately 4 acres would
remain undeveloped. The proposed 2-story building 25-foot tall building would total 26,600 square feet in area with a
13,300 square foot parking garage below. A total of 88 parking spaces would be provided on-site with 34 of those
being located in the parking garage.
Primary access to the project site would be limited to S 38'" Street, with a gated secondary emergency access off of S
37'" Street. An ornamental iron fence is proposed along the S 37'" Street frontage to discourage access to the site off
of S 37'" Street. The proposed fence would also provide some level of screening from the adjacent single family
neighborhood located across S 37'" Street.
Steep slopes with grades between 30 and 44 percent are located south of the proposed development site. No
development is proposed on the steep slope areas. A class 2 stream (Panther Creek), a category 2 wetland, and a
category 3 wetland are located on 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. No impacts are
proposed to the wetlands, stream, or their associated buffer areas.
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINA T/ON OF
NON-SIGNIFICANCE
Issue DNS with 14 da A eal Period.
Issue DNS with 15 day Comment Period
with Concurrent 14 day Appeal Period.
DETERMINATION OF
XX NON • SIGNIFICANCE -MIT/GA TED.
XX Issue DNS-M with 14 da A eal Period.
Issue DNS-M with 15 day Comment Period
with Concurrent 14 day Appeal Period.
C. MIT/GA T/ON 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 of 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.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those
project impacts that are not adequately addressed under existing development standards and environmental
regulations.
(1) Earth
Impacts: A Geotechnical Report prepared by GEO Group Northwest, Inc., dated December 6, 2006, was
submitted with the project application. According to the report, the northern portion of the site consists of
erc07~086.doc
City of Renton P/8/PW Oepartmen ,vironmental Review Committee Staff Repoc
VALLEY VIEW PROFESSIONAL , .. ICE LUAOl-086, SA-H, ECF
REPORT ANO DECISION OF SEPTEMBER 10, 2007 Page 3of5
slopes facing to the west with inclinations ranging from 8 to 23 percent. The south portion of the site consists
of slopes facing to the south with inclinations ranging from 30 to 44 percent. These slopes meet the criteria for
sensitive and protected slopes. The slopes located on the north portion of the site are vegetated with grasses,
blackberries, and deciduous trees. The steep slopes located on the south portion of the site are vegetated with
ferns, shrubs, deciduous and evergreen trees.
Five test pits were excavated on the project site. The test pits were excavated to depths ranging between 3
and 7 feet below ground surface. The soils encountered were loose silty sand to sandy silt overlying medium
dense to dense sandy silt soils. Sedimentary rocks were encountered in the dense sandy silt soils in test pits 3
and 4. Groundwater seepage was encountered at a depth of 18 inches in test pit 5.
The applicant estimates the approximately 5,440 cubic yards of cut and 2,660 cubic yards of fill will be
required for the construction of the proposed building.
The submitted geotechnical report provided recommendations for site preparation and general earthwork,
spread footing foundations, permanent basement and conventional retaining walls, slab-on-grade floors, and
drainage. To mitigate for impacts that could occurring during project construction, staff recommends as a
mitigation measure that project construction be required to comply with the recommendations contained in the
geotechnical report prepared by GEO Group Northwest, Inc. (dated December 6, 2006).
Due to the potential for erosion and sedimentation to occur during project construction, staff recommends as a
mitigation measure that erosion control be maintained on-site in accordance with the erosion and sediment
control requirements as outlined in the 2005 Department of Ecology Stormwater Management Manual.
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 of Ecology's Erosion and Sediment Control Requirements as outlined in the 2005
Stormwater Management Manual.
Policy Nexus: SEPA Environmental Regulations, 2005 Department of Ecology Stormwater Management
Manual
(2) Water -Stream/Wetlands
Impacts: A Wetland/Stream Study prepared by AlderNW (dated February 27, 2007) was submitted with the
application materials. A class 2 stream (Panther Creek), a category 2 wetland, and a category 3 wetland were
identified on the project site. Class 2 streams require a 100-foot buffer, category 2 wetlands require a 50-foot
buffer, and category 3 wetlands require a 25-foot buffer. The proposed office building would be located
outside of the wetland and stream buffer areas, no impacts to the stream, wetlands, or their associated buffer
areas is proposed. No mitigation is recommended.
Mitigation Measures: N/A.
Nexus: N/A
(3) Water -Stormwater
Impacts: A Technical Information Report, prepared by Exeltech Consulting, Inc. (dated July 16, 2007) was
submitted with the project application. The existing surface water runoff sheet flows to the south into the on-
site class 2 stream, which flows to the northwest off-site. The stormwater runoff generated on the project site
will be collected in catch basins and routed to the detention vault proposed on the northwest corner of the
project site. The discharge from the detention vault will flow through a bio-swale and level spreader before
discharging to Panther Creek. To mitigate for potential downstream flooding impacts as a result of project
construction, staff recommends a mitigation measure requiring the drainage improvements to comply with the
2005 King County Surface Water Design Manual.
Mitigation Measures: 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.
erc07-086.doc
City of Renton P/8/PW Departmer wironmental Review Committee Staff Repor
VALLEY VIEW PROFESSIONAL _,. ICE LUA0?-086, SA-H, ECF
REPORT AND DECISION OF SEPTEMBER 10, 2007 Page 4 of 5
Nexus: SEPA Environmental Regulation, 2005 King County Surface Water Design Manual
(4) Transportation
Impacts: Primary access to the project site would be provided via a 24-foot wide drivewar, off of S 38 1h Street.
Secondary emergency access would be provided via a gated driveway access onto S 37 h Street. A Traffic
Impact Analysis prepared by Mirai Transportation Planning & Engineering (dated August 7, 2007) was
submitted with the project application. 11 is anticipated that the proposed project would result in impacts to the
City's street system. The submitted traffic study estimates that the proposed project would result in 611 net
new average daily trips. Staff recommends a mitigation measure requiring the payment of a Traffic Mitigation
Fee in the amount of $75 for each new net daily trip prior to the issuance of the building permit. It is anticipated
that the proposed project would result in the payment of $46,425.00 based on the number of additional trips
that the proposed project would generate (611 net new daily trips x $75 = $46,425.00).
Mitigation Measures: 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.
Policy Nexus: SEPA Environmental Regulations: Transportation Mitigation Fee Resolution No. 3100,
Ordinance 4527
(5) Fire/ Emergency Services
Impacts: The proposal would result in the construction of 26,600 square feet of new commercial building area,
which would potentially impact the City's Fire Emergency Services. Therefore, staff recommends that the
applicant be required to pay a Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial
building area. The fee is estimated at $13,832.00 ($0.52 x 26,600 square feet of new building area=
$13,832.00) and is payable prior to issuance of the building permits.
Mitigation Measures: 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.
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527
E COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where
applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or
Advisory Notes to Applicant.
_K_ Copies of alt Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing
on or before 5:00 p.m. October 1, 2007. Appeals must be filed in writing together with the required $75.00 application
fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are
governed by the 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 at (425) 430-6510.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves the
right to rescind the approved extended haul hours at any time if complaints are received.
2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate
ground cover over any portion of the site that is graded or cleared of vegetation and where no further
construction work will occur within ninet 90 da s. Alternative measures such as mulch, soddin , or lastic
erc07-086.doc
City of Renton P/BIPW Departmen ,vironmental Review Committee Staff Repoc
VALLEY VIEW PROFESSIONAL ICE LUA07-086, SA-H, ECF
REPORT AND DECISION OF SEPTEMBER 10, 2007 Page 5 of 5
covering as specified in the current King County Surface Water Management Design Manual as adopted by the
City of Renton may be proposed between the dates of November 1st and March 31st of each year. The
Development Services Division's approval of this work is required prior to final inspection and approval of the
permit.
3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to
the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work
shall be permitted on Sundays.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Fire Prevention
1. Forthcoming.
Building
1. Building, Electrical, Plumbing and Mechanical permits will be required.
Plan Review -WATER
1. Forthcoming.
Plan Review -SANITARY SEWER
1. Forthcoming.
Plan Review -SURFACE WATER
1. Forthcoming.
Plan Review-TRANSPORTATION
1. Forthcoming
Plan Review -MISCELLANEOUS
1. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the
following note shall be added to the civil plans: "Rockeries greater than 4 feet in height will require a separate
building permit. A licensed engineer with geotechnical 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. Written verification by the engineer must be
provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for
the project."
Plan Review -GENERAL
1. 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 and fees for side sewers, water meters, landscape irrigation meters, and any back/low 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 easements for public utilities on the project site.
erc07-086.doc
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~J11:-JIEL 0 1
BRIEN, DDS. 1\\S, ·
August 29, 2007
Senior Planner
Development Services Division
1055 South Grady Way
Renton, WA 98057
l' E !) l .,\ T R I C 1) I·: :,.; T I :-; T R Y
RE: VALLEY VIEW PROFESSIONAL OFFICE/LUA07-086
Dear Senior Planner:
4UG, , , I 0 r,. . . . t.v[l,7
We are pleased to see that development is going on with the professional property adjacent to
Valley 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 1h Court)
will be constantly jammed making it impossible for the ingress and egress of patients who are
visiting the two professional offices on 38'" Court. Parking is already full on the main street of
Talbot from the hospital all the way to 38'" Court.
I would also suggest that an egress be provided off of 3 7th 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 rou that there are quite a number of patient trips which are
currently using the parking on 3 8' Court.
Thank you for your kind assistance.
Sincerely, _
VArve)kli;v
Dr. Daniel O'Brien, Owner
400 S. 3 gth Court
400 South 38th Couft, Suite A Renton, WA 98()[,;) -425 · 255 6008
STATE OF WASHINGTON
_;:.-:\/1~.:.,()f-'MFNT PU\NM\~JG
C!TY CF HD Tor\)
AUG 3 0 2007
011:CEl'VED
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
Renton/W A/98057
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
Scott Williams@dahp.wa.gov.
Sincerely,
Scott Williams
Assistant State Archaeologist
(360) 586-3088
scott.williams@dahp.wa.gov
CC: Laura Murphy, Muckleshoot Tribe
Charlie Sundberg, King County
City of Renton Department of Planning I Building I Public v,orks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~nnm,c., OGv. COMMENTS DUE: AUGUST 30, 2007
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007
APPLICANT: Valley View Professional DeYelonment LLC PROJECT MANAGER: Jill Dina
PROJECT TITLE: Valley View Professional Office PLAN REVIEW: Jan Illian
SITE AREA: 244,807 square feet BUILDING AREA lnross\: 26,600 sauare feet
LOCATION: S of S 37th Street, W of S 381
h Street (3023059111) 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 Housinn
Air Aesthetics
Water Liaht/Gfare
Plants Recreation
Land/Shoreline Use Utilities
Animals TransDortation
Environmental Health Public SeIVices
Energy! Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
A'.{1 ~~if!,!_(_/
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;ftt/)//
Signature of Director or Authorized Representative Date ,, 1
City of Renton Department of Planning I Building I Public ,,arks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 30, l!JBW:LUl'MI::
APPLICATION NO: LUA07-086, SA-H, ECF DATE CIRCULATED: AUGUST 16, 2007 CITY OF RENTOM
APPLICANT: Valle View Professional Develo ment LLC PROJECT MANAGER: Jill Din
PROJECT TITLE: Valle View Professional Office PLAN REVIEW: Jan Illian
SITE AREA: 244,807 s uare feet BUILDING AREA ross : 26,600 s uare feet
LOCATION: S of S 37'h Street, W of S 33th Street (3023059111) 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. POL/CY-RELATED COMMENTS
c. CODE-RELATED COMMENTS
6cvc-1UV1N0
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housino
Aesthetics
Lioht/G!are
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feel
14,000 Feet
)ao( iil.C
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
t
City o nton Department of Planning I Building I Pu. . . Vorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
APPLICATION NO: LUA07-086, SA-H, ECF
APPLICANT: Valle View Professional Develo ment LLC
PROJECT TITLE: Valle View Professional Office PLAN REVIEW: Jan Illian
SITE AREA: 244,807 s uare feet BUILDING AREA ross : 26,600 s uare feet
LOCATION: S of S 37'" Street, W of S 38 1" 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 Housino
Air Aesthetics
Water Liaht!Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transnortation
Environmental Health Public Services
Energy! H1storic/Cultural
Natural Resources Preservation
Airport Environment
10.000 Feet
14,000 Feet
13
B. POLICY-RELATED COMMENTS
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.
Signature of Direc&u~o~epresentative
10-s-o,
Date
l
. ROJECT LUA07-086, SA-H, ECI
Valley View Professional Office
City of Renton Department of Planning/ Building/ 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
deadbolt 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 bEo 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 security 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
Public payphones tend to __ tract drug traffic and having on,1
payphones severely hinders this type of activity.
hey be outgoing use only.
the ability to call out on
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 appropriate 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
City of Renton Department of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: f1::1..,y/J ~<;; 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 Illian
SITE AREA: 244,807 square feet BUILDING AREA (gross): 26,600 square feet
LOCATION: S of S 37'h Street, W of S 38th 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 Mare Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housinq
Air Aesthetics
Water UahVG!are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoortation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14.000 Feet
c. CODE-RELATED COMMENTS L')
~. uVl(___ /1.-0 .,,vw,p0~ k) /ti//&
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 :~e additional information is needed lo properly assess this proposal.
LflKJ~~ ' ~-/(o-()J
Signature of DireCor or Authorized Representative Date 1
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE· Au~Jsl 16. 200 1
LANO USE NUMBER: I lJA0?-056. SA-1 l::CF
PROJECT NAME· Valle;• \I rev, Profess1rnal Office
PROJECT DESCRIPTION: The appltcsnl ,s requestng ACrc,11,s:ra::ve S1te P,an approval and [mironmenlal
{SEPAi Rev,ew For the co.;slrL.ct en cf a 26,600 $qua re foot comb nation general o:"1ce ano medicalldenta· oft1,:e building
and associated parking and ,,mdscao1n~ ,rri:;roverrients The proJect site totals 244,8J7 s~111,·e le€\,,:, 6 ac·es) ;inc 1s
zoned Commer~ial Orr,ce (CO). Pro1ect :ons:ructior WO<Jid occur or the no-ih port en of tne pn>Ject srte j~1c to steep
slopes, a class 2 stream. a category 2 wetlaM, and a categorJ 3 wet.an:J ocupi1ng tr-e so":h pon,on of toe pro1ect s1:e A
class 2 stream requi,es a 100-fool bJ"ter. a calegory ~ wetland requires a 5C-focl butter a·1d a caiegory 3 wetlard requires
a 2:i-foot butter Pr'rrnary access io tt,e site WOL·ld be prowled off of S )8th Gou rt
PROJECT LOCATION; Sout~ of S 37'° S:ree: wes: of S 38~ Street
OPTIONAL DETERMINATION OF NON.SIGNIFICANCE, MITIGATED IDNS-M): .'1s tne Lea:! Agency, tile City ol Renton
has determined thal s,gnr/1c:ant env,ror-menta' impacts are unlik.,ly to result from lhe prnposed proJeCt Therefore, as
permitted under •.he RCW 43 21C.l 10 tne City of Renton ,s using tile Optional DNS-M process to gNe notice that a DNS-
M is likel,. tc be issued Comment per·ods for the prcJecl and the proposed DNS-M are integrated into a single comment
period There will be no comment period follow:ng lhe .ssuance cf the Threshold Determ1nat,cn of No.1-S1gmhcance-
M1tigated (ONS-M) A 14-day appeal period will fol cw the issuance of the DNS-M
PERMIT APPLICATION DATE· Au,;ust 13. 2007
NOTICE OF COMPLETE APPLICATION: Au~ust 16, 2007
APPLICANT/PROJECT CONTACT PERSON: Binh Nguyen, Valley View Professional Development LLC;
Tel: (425) 226·3522; Eml: binhn@orbarchitects.com
Permits/Review Requested: Environmi,ntal (SEPA) Review, Hearing Examiner Site Plan approval
Olh•r P•mi~ which may be required: UUllty Conetructlon, 6ulldlng and Fire F'ermilil
Requested Studies: Geot,:,chnical Report, Wetland/Stream Study, Drainage Report and
Traffic& Analysis
Location where application may
b& reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Planning/Building/Public Works Di,partment, Development Services
Division, Sixtt, Floor Renton City Hall, 1055 South Grady Way, Renton, WA
96057
Public hearing ·s 1ental1vc:Y scheduled for October 9 2007 before the Renton
Heannq Examiner 1n Rent;,:in Council Chambers Hearings begm at 9 00 A~, on
the 7th floor of the new Rento.o City Hall located at 1055 South Gracy \Nay
The subject site 1s designated Cwnmerc1a; Corridor 1CC) or. the C,\y of R~nton
Comprehensive Land Use Map and Commercial Off,ce (CO) on the City s Zoning
Ma~
Env1ranmental (SEPA) Checklist
Proposed Mitigation Measures· I he fcllow.ng M1t1gatbn Measure5 w1ll l1kel)' be ,m~osed o,· the ~rc,pos<cd ~ro1ect
These r€cornrn€11rJed Mitgat1on :,icasJra5 address p101est impact; no: o,er.ad
~Y ,>,o&l1r~ cc,Qes ard regul2tion> as c1IP~I abc,·e
Tne appi1cant Ml/ oe reaw,e,11c pay 11,~ aporoor,alc> Transpcrt,;noll Mill')d/,o; Fee,
the appi10Jn! w,1/ be .'fiou11<cd 10 pay 1/Je :,pi;rocr,a!o Pari<s Mitigatioll Fe,e,
E1o.s1ur, con/roi snail be required !o comply wrrl, !Ire 2005 ocpartmed ~f Ecoloy1 Sw,mwa!er Marrngc..menl
Manua!. and
SmrmwM~r Gunlro.' shall comp/Y wi!h /t.e 2005 Ki/lg County s~·rf:,ce War er Des,g." Manual
Comments on the above application must be submitt&d in writing to Jill Ding, Senior Planner, Development
Services Division, 1055 South Grady Way, Renton, WA 9$057, by 5:00 PM on August 30, 2007. This matter Is also
tentatively scheduled for a public hearing on October 9, 2007, at g:OO AM, Cound Cha'11oers, Seventr Flow. Rentor
c,ty Hall. 1Q55 Soulh Grady Way. Renton If yau am interested ,n allend1ng the t",eanng ;,lease C(W\act \he Develop:nent
Ser,1ces Division lo ensure that \he hearmg has not oe€n rescheduled at (425) 430-72B2 If corn~1;,rt:, canncl be
submitted ,n writing by lhe dale md1cated abO'/e, you ,nay st,11 appear at tt",e he~nng and present you, evm,1ent:< en the
proposal before tr.e He:,rrng Exa'Tl1ner If ·,au ha;e qL.es:1ons about this proposal, or wish :o be mad<= a party of record
and receive add1l1onal ,n;orrna;1on by mail, please contact the pro,ec: manager Anyone who subn1ls written commems
will autor.-iat1c;ally b<ccome a party of record and will ~~ ncl1f1ed of an1· de:1s1on on this ;>roJ€Ct
CONTACT PERSON: Jill K. Ding, Senior Planner; Tel: (425) 430"7219;
Eml: jding@ci.renton.wa.us
If yo,; would like to be made a party of ree,ord to receive further 1ni,:irrnat1on en this proposed proiect, r,emplete
this form and return to· City cf Renton. Deve-opri:ecit Planning, 1D55 So Graoy Way. Renton, 1-NA 98057
Narre/F,le No Valley View Professions, Office/LUA87·066, SA-H. F:CF
Development Regula11ans
Used For Project Mitigation: T~e project w,11 be subject lo \he C,t{s SEPA ordinance. RMC 4-4-030 NAME
Oe'/elopment Guide:i,1es a~d Regulat,ons, RMC 4-6-030 Drair1age ~nd otner
appl1:able codes anc regulat,or1s as appcop,1a\e MAILING ADDRESS
TELEPHONE NO
CERTIFICATION
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 Reoresentina
Agencies -Env. Checklist, PMT's, & NOA See Attached
Surrounding Property Owners -NOA only See Attached
Binh Nguyen -Accpt Ltr Owner/Applicant/Contact
(Signature of Sender)~:-----------------------
STATE OF WASHINGTON
ss
COUNTY OF KING
Project Name: Valley View Professional Office
Project Number: LUA07-086, SA-H, ECF
template -affidavit of service by mailing
Dept. of Ecology •
Environmental Review Section
PO Box 47703
Olvmoia, WA 98504-7703
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept.
c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 160th Ave SE 39015 -172°' Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
•
WSDOT Northwest Region ' Duwamish Tribal Office· Muckleshoot Cultural Resources Program •
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172'' Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-971 O
US Army Corp. of Engineers• KC Wastewater Treatment Division " Office of Archaeology & Historic
Seattle District Office Environmental Planning Supervisor Preservation"'
Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer
PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98124 Seattle, WA 98104-3855 Olvmnia, WA 98504-8343
Boyd Powers •
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv. City of Newcastle City of Kent
Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director
Renton, WA 98055-1219 13020 SE 72°' Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Metro Transit Puget Sound Energy City of Tukwila
Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official
Gary Kriedt Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W 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 160th Avenue SE
700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452
PO Box 34018
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
SEATILE 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
SEATILE 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 SHATIUCK AVES
RENTON WA 98055
302305910903
FRARY LYNN R MD
3764 SW 171ST
SEATILE WA 98166
507000015002
HILLMAN LAWRENCE D+NANCY L
3620 SHATIUCK AVES
RENTON WA 98055
302305904005
HURST GERALD A
C/0 REESE PATTY
3619 TALBOT RDS
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 SHATIUCK AVE S
RENTON WA 98055
507000005003
BOSTICK HARRY G
3527 SHATIUCK AVES
RENTON WA 98055
507000002000
GILLILAN ANNE LIVING TRUST
3615 SHATIUCK AVES
RENTON WA 98055
507000003008
HOANG BAYT
3609 SHATIUCK AVE S
RENTON WA 98055
507000004006
KUMARAN RUDRA+SAVITRI
3603 SHATIUCK AVES
RENTON WA 98055
312305902602
MOSHIRISOHRAB+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
pl i brary. property. pi r pl i brary. property. pin_ address.a pl i brary. property. pl i brary. property. rpacct_ view. T AXPA YERNMJ
3023059026 CITY OF RENTON
3023059034 PUBLIC HOSPITAL DIST #1
3023059037 416 S 36TH ST 98055 PEREZ DEOFAVENTE C+SUSANA
3023059040 3679 TALBOT RDS 98055 HURST GERALD A
3023059043 WILSON PETER HARRISON
3023059044 3623 TALBOT RDS 98055 NGUYEN PHUC N
3023059045 409 S 36TH ST 98055 CODER MARGIE
3023059047 3517 TALBOT RDS 98055 SHUCK COLETIE V
3023059052 412 S 37TH ST 98055 ACIERTO DOMINGO C+NATIVIDAD
3023059053 417 S 36TH ST 98055 LOKEN MARK
3023059054 3721 TALBOT RDS 98055 SEAFIRST BANK/ REIS
3023059055 411 S 36TH ST 98055 SANTUARIO JUAN CARLOS+CORONA ROS
3023059060 3605 TALBOT RDS 98055 OSBORNE KIM R
3023059095 WILLIAMS JOY
3023059109 FRARY LYNN R MD
3023059110 400 S 38TH CT 98055 OBRIEN DANIEL N DR
3023059111 SPRINGBROOK OFFICE PARK
3023059120 WILLIAMS JOY
3023059131 HOSKIN THOMAS J
3123059026 17600 TALBOT RDS MOSHIRI SOHRAB+YASMAN
3123059065 3901 TALBOT RDS 98055 PUBLIC HOSPITAL DISTRICT #1
3123059085 VALLEY MEDICAL CENTER
3123059136 4A DEVELOPMENT CORPORATION
5070000010 3621 SHATIUCKAVE S 98055 AGOO SILVER D+GRACE T
5070000020 3615 SHATIUCK AVES 98055 GILLILAN ANNE LIVING TRUST
5070000030 3609 SHATIUCKAVE S 98055 HOANG BAYT
5070000040 3603 SHATIUCKAVE S 98055 KUMARAN RUDRA+SAVITRI
5070000050 3527 SHA TIU CK AVE S 98055 BOSTICK HARRY G
5070000060 3521 SHATIUCK AVES 98055 HARVEY RICHARD D & FRANCINE
5070000070 3509 SHATIUCKAVE S 98055 MOSS KATHERINE E
5070000110 3510 SHATIUCK AVES 98055 LERNER VICTORIA P+JOSHUA D
5070000120 402 S 36TH ST 98055 BEAN BRAD ERIC
5070000130 408 S 36TH ST 98055 BERG BRIAN D & ANNABELLE L
5070000140 3604 SHATIUCK AVES 98055 BLISS SHIRLEY A
5070000150 3620 SHATIUCK AVES 98055 HILLMAN LAWRENCE D+NANCY L
5070000160 400 S 37TH ST 98055 VICTOR B
5070000170 404 S 37TH ST 98055 THOMAN STEPHANIE
5070000180 408 S 37TH ST 98055 REMY JOHN J
7616800070 17710 TALBOT RDS LOMBARDINI VICTORIA
7616800080 VALLEY MEDICAL CENTER CREDIT UNION
7616800090 9613 S 177TH ST ANDEBRHAN BEYENE+WAINNIE ASHAIL
7616800100 9625 S 177TH ST CHINN DEAN MARK
7616800290 17620 TALBOT RDS VALLEY MEDICAL CENTER CREDIT UNION
7616800300 9612 S 177TH ST MILLER DANIEL E
7616800310 9622 S 177TH ST JONES-POWELL RUBY L
7616800320 9630 S 177TH ST SAETEURN SAENG+LAI
7616800330 9720 S 177TH ST
8106301170
8558600030 3608 TALBOT RD S
8558600035 3614 TALBOT RD S
8558600040 3620 TALBOT RD S
8558600125 3704 TALBOT RDS
8558600130 3710 TALBOT RDS
8558600135 500 S 38TH CT
LE HOAI T +TU VAN
POINTE@ TALBOT HILLS HOA
98055 MATNEY CINDY C
98055 LOVE BRUCE
98055 HIATI RONALD D JR+JOLENE M
98055 FOURNARAKIS NIKOLAOS
98055 PRASAD FLORENCE
98055 AASHIEM WALLACE L
•.,
•
8558600140 517 S 37TH ST
8558600145 3709 MORRIS AVES
8558600150 3715 98TH AVES
8558600155 516 S 38TH CT
8558600170 3716 MORRIS AVES
8558600175 3722 MORRIS AVES
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 RDS
8857670050 3921 TALBOT RDS
8857670060 400 S 43RD ST
8857670070 4033 TALBOT RDS
8857670090 4011 TALBOT RDS
8857670100 400 S 43RD ST
8857670110 3915 TALBOT RDS
98055 SIMULESCU DO REL +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 D
98055 PUBLIC HOSP D1STR#1 KING CO
98055 PUBLIC HOSP D1S#1 KING CO
98055 PUBLIC HOSP D1ST#1 KING CO
98055 AHP OF WASHINGTON INC
98055 PROPERTY MGMT NW
98055 PUBL HOSP D1STR#1 KING CO
98055 PUBLIC HOS DISTR#1 KING CO
o"~~:Y ~,¢; .. ,.,_ + ...al. , •
~;N'\'O~
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE:
LAND USE NUMBER:
PROJECT NAME:
August 16, 2007
LUA07-086, SA-H, ECF
Valley View Professional Office
PROJECT DESCRIPTION: 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 slte 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.
PROJECT LOCATION: South of S 3?1h Street, west of S 38 1h Street
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton
has determined that significant 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 DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-
Mitigated {DNS-M). A 14-day appeal period will follow the issuance of the DNS-M
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
August 13, 2007
August 16. 2007
APPLICANT/PROJECT CONTACT PERSON: Binh Nguyen, Valley View Professional Development LLC;
Tel: (425) 226-3522; Eml: binhn@orbarchitects.com
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
Location where application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Environmental (SEPA) Review, Hearing Examiner Site Plan approval
Utility Construction, Building and Fire Permits
Geotechnical Report, Wetland/Stream Study, Drainage Report and
Traffice Analysis
Planning/Building/Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
Public hearing is tentatively scheduled for October 9, 2007 before the Renton
Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on
the 7th floor of the new Renton City Hall located at 1055 South Grady Way.
The subject site is designated Commercial Corridor (CC) on the City of Renton
Comprehensive Land Use Map and Commercial Office {CO) on the City's Zoning
Map,
Environmental {SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-4-030
Development Guidelines and Regulations, RMC 4-6-030 Drainage and other
applicable codes and regulations as appropriate.
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project.
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above.
The applicant wi!f be required to pay the appropriate Transportation Mitigation Fee,
The applicant will be required to pay the appropriate Fire Mitigation Fee;
The applicant will be required to pay the appropriate Parks Mitigation Fee,
Erosion control shall be required to comply with the 2005 Department of Ecology Stormwater Management
Manual; and
Stormwater control shall comply with the 2005 King County Swiace Water Design Manual.
Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development
Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 30, 2007. This matter is also
tentatively scheduled for a public hearing on October 9, 2007, at 9:00 AM. Council Chambers, Seventh Floor. Renton
City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development
Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be
submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the
proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record
and receive additional information by mail, please contact the project manager. Anyone who submits written comments
will automatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Jill K. Ding, Senior
Eml: jding@ci.renton.wa.us
Planner; Tel: (425) 430-7219;
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 Planning, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: Valley View Professional Office/LUA07-086, SA-H, ECF
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
I
:??'1(1'~
'1,~ Kathy Keolker, Mayor
CITY ::>F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator """''\''to~·,.__......; ___ ;.... _____________________ _
~ l '
August 16, 2007
Binh Nguyen
Valley View Professional Development LLC
607 SW Grady Way #210
Renton, WA 98057
Subject: Valley View Professional Office
LUA07-086, SA-H, ECF
Dear Mr. Nguyen:
The Development Planning Section of the City of Renton has determined that the subject
application is complete according to submittal requirements and, therefore, is accepted
for review.
It is tentatively scheduled for consideration by the Environmental Review.Committee on
September 10, 2007. Prior to that review, you will be notified if any additional
information is required to continue processing your application.
In addition, this matter is tentatively scheduled for a Public Hearing on October 9, 2007
at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady
Way, Renton. The applicant or representative(s) of the applicant are required to be
present at the public hearing. A copy of the staff report will be mailed to you prior to the
scheduled hearing.
Please contact me at (425)430-7219 if you have any questions.
Sincerely,
(µI 1(, ;;2·
t?'~ill K. ?ing ~
Senior Planner U
-----,---I0-55 ___ So_u_th_G_ra_d_y_W_a_y __ -R-en-to_n_, W_as_h_in-gt-on-9-80_5_7 ______ ~
@ This paperCOl'ltains 50% recycled material. 30% post con sum~
AHEAD OF THE CURVE
I
'T ' ()1~:· l . . .,
T:' r, c'KP''
City of Renton
LAND USE PERMIT
DEVELOPME
CITY 0//Jf:'!/INNING
"•ON
AUG t 3 2007
MASTER APPLICATIQNREcE,vEo
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: 98057 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 381
" Court, Renton, WA 98055
NAME: Same KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
COMPANY (if applicable): 3023059111
EXISTING LAND USE(S): Vacant/ Undeveloped
ADDRESS:
PROPOSED LAND USE(S): Business/ Medical / Dental
CITY: ZIP:
TELEPHONE NUMBER EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Not Available ( • /( 1)
CONTACT PERSON PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): NA
NAME: Binh 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 Grady Way #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 = 21,686.../
. ------------
Q:web/pw/devserv/forms/planning/masterapp.doc 06111/07
p JECT INFORMATION (cont ed)
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): NA
NUMBER OF PROPOSED LOTS (if applicable): NA
NUMBER OF NEW DWELLING UNITS (if applicable): NA
NUMBER OF EXISTING DWELLING UNITS (if applicable): NA
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): NA
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NA
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
PROJECT VALUE: 4.5 Million (ready for tenant improvements)
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
cl AQUIFER PROTECTION AREA ONE
cl AQUIFER PROTECTION AREA TWO
cl FLOOD HAZARD AREA sq. ft.
~,<3EOLOGIC HAZARD sq. ft.
cl HABITAT CONSERVATION sq. ft.
:;A:::SHORELINE STREAMS AND LAKES 166,275 sq. ft.
:;A:::WETLANDS (within stream area) sq. ft.
LEGAL DESCRIPTION OF PROPERTY
Attach le al descri tion on se arate sheet with the followin information included
SITUATE IN THE SE QUARTER OF SECTION~. TOWNSHIP _n__, RANGE_5_, IN
THE CITY OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. 9:i 11,t Srte Plan Approval 3. Q1 I" II 9 Iii 3 PiFRlils
2. SEPA 4. lo81 iet) I!; it<t?? Ii 2 11' ~??)
[ Staff will calculate applicable fees and postage: $ ___ _
Q:web/pw/devscrv/forms/planning/masterapp.doc 2 06111107
j
.tOJECT INFORMATION (contin
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Binh Nguyen , dedare 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/fonns/planninglmasterapp.doc
I certify that I know or have satisfactory evidence that ----'B"-i'"n"h_,_N,,g.,u'-'y"'e"n ______ _
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
Notary (Print)_~_~l-\-~'11--L~. _,_/ ~kvi~Wl~~S_o_v'L __
'
My appointment expires:. ___ o-__ \ _?-_1"_l_ci_°J ___ ~
3 06111/07
' ,, , .
Section/ Township/ Range -SE 30 23 5
Legal Descr1pt1on -
302305 I I I LOT 4 CITYOF RENTON EAST VALLEY MEDICAL PARK SP REC AF #
7808151009 SD SP DAF-POR SE V4 BEG ATS V4 COR TH N ALG C/L OF SD SEC 250FT TH
N 89-0G-03 E 950 FT TO TROB TH N PLT N-S C/L OF SD SEC 421.49 FT TO WLY PROD OF
SLY LN OF TR REC AF #4G877 I 8 TH S 84-17-00 E ALG SLY BDRY SD TR t 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 TON LN TR REC AF #4G9G849 TH ALG NLY LN SD TR N 74-39-53 W G74.52 FT
TO ANGLE PT TH S 89-0G-03 W I 05 FT TO TPOB
Q:web/pw/devserv/forms/planning/masterapp.doc 4 07/25/07
' •
LIMITED LlABil,l'IY COMP ANY AGREEMENT
Df:VELOPME/lfr
OF CITY OF REftr~NING
VALLEY VIEW PROFESSIONAL DEVELOPMENT, LLC
(a manager-managed Washington Limited Liability Company)
Dated and Effective
as of
June 29, 2007
AUG 1 3 2007
RECEIVED
TABLE OF CONTENTS
' Section 1. ORGANIZ. ON ................................................................................................................. 1
Section 2. INTERESTS .......................................................................................................................... 2
Section 3. MEMBERS .................................................................................. ; ......................................... 2
Section 4. MANAGEMENT ................................................................................................................... 4
Section 5. CAPITAL ............................................................................................................................... 7
Section 6. DISTRIBUTIONS; WITHHOLDING ......... · .......................................................................... 8
Section 7. FINANCIAL MATTERS ..................................................................................................... 10
Section 8. DISSOLUTION AND LIQUIDATION ...................... ~ ......................................................... 10
Section 9. TRANSFERS; ASSIGNEES; SUBSTITUfED MEMBERS ............................................... 11
Section 10. WITBDRA WAL OF MEMBERS ..................................................................................... 12
Section 11. LIMITATION OF LIABILITY; INDEMNIFICATION ................................................... 14
Section 12. LEGALMATTERS ........................................................................................................... 14
Section 13. NOTICES ........................................................................................................................... 15
Section 14. GENERAL ......................................................................................................................... 15
EXHIBIT A-lvfEMBERS; INTERESTS ............... ; ............................................................................... 17
EXHIBIT B ........................................................................................................................................... 18
EXHIBIT C ........................................................................................................................................... 19
ANNEX 1 ............................................................................................•................................................. 20
ADDITTONAL TAX PROVISIONS ........... ; ........................................................................................... 20
Section I. Income and Loss ................................................................................................................... 20
Section 2. Special Allocations ............................................................................................................... 22
Section 3. Calculation of Tax Distributions .......................................................................................... 23
Section 4. Gross Asset Value ................................................................................................................. 24
Section 5. Tax Matters Partner ............................................................................................................ 25
INDEX OF DEFINED TERlV[S
Adjusted Deficit 21 Member Nomecourse Debt 23
Agreement 1 Member Nonrecourse Debt Minimum Gain
Applicable Percentage 24 23
Approved Distributions 8 Member Nonrecourse Deductions 23
Assignee 12 Members 1
Available Cash 8 Net Income 21
Buy-Sell Agreement 2 Net Loss 21
Capital Account 7 Nonrecourse Deductions 23
Capital Contribution 7 Nonrecourse Liability 23
Cause 6, 13 Percentage Interest 2
Class 2 Percentage Interests 2
Code 10 Pennitted Transfer 11
Company 1 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 11
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 Withdrawal Payment 13
LLCAct 2 Withdrawn Member 13
Loss 20 Withholding 9
Majority Vote 3
L"'"TED LIABILITY COMPANY AGREF1VCENT
of
Valley View Professional Development, LLC
This LIMITED LIABILITY COMP ANY 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 Formation. The Company's Certificate of Formation was filed
with the Secretary of State of the 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, LLC".
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, Suite 210, Renton, Washington 98057. The Members may relocate the
principal place 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 I
Section 2. INTERESTS
1.1. The 1 ,, 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.
2.1. "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 EXHIBIT A, which will
be an,ended from time to time to reflect changes in their relative Interests, or admission of new
Members.
2.2. {Optional:} Additional Interests. 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 Agreement").
Section 3. MEMBERS
3.1. 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 npon approval of a Majority Vote of the Members. A Permitted Transferee of all or a part of
a Member'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 Agreenient, and (b) all powers and authorities, statutory or otherwise, possessed
by members oflimited liability companies under the Washington Limited Liability Company Act
(RCW Ch. 25.15) (the "UC Acf').
3.4. Action without a Meeting. Any action that could be taken at a Member meeting
may be taken without a meeting if one OT more written consents setting forth that action are
signed by all the Members either before OT 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. Memfier Meetings. Meetings of Members are ncifrequired, but may be called
by the Company or by·---Member. No business shall be transactec' •• any meeting of Members
except as is specified i · notice calling 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. If mailed, 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 by 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 arty 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. That 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 oflnterest. 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 , Qualification. The Company will be m. ged by a "Manager". The
Company will have at least one Manager at all times and may have such other number of
Managers as may be fixed from time to time (a) by this 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-
ME:MBERS; 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 all 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 will
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 will 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 will have any power or
authority to (a) bind or obligate the Company in any way, (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 described in
Section 1.3 or take any action which would make it impossible to carry on the ordinary business
of the Company, except as otherwise provided in this Agreement;
(b) seU, lease, exchange or otherwise dispose of all or substantially
all 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;
Page4
(d) take any steps to dissolve the Company, or
loan Company funds or assets to an: estor Member,
Manager, Assignee, or other Person;
(f) issue any additional Interests, except as provided in otherwise in
this 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 this Agreement.
4.3.2. Unanlmons Vote Required. The unanimous affinnative 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 (b) require any Member to make additional
Capital Contributions, or (c) take any other action requiring a unanimous vote of the Members
under this Agreement.
4.4. Obligations of Manager.
4.4.1. Discharge of Management Dntles. 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 his 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 Reimbursement.
4.5.1. Compensation. The Company will pay the Manager such compensation
for acting as Manager and for performing services as an employee of the Company (a) as a Two-
Thirds Vote of the Members may approve, or (b) as set forth in any separate 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
Page 5
behalf of the Company, and any expenditures incurred by the Manager while conducting the
Company's business, ar" 'b) other expenses paid by the Manager th·· re necessary and
appropriate to the cond ,f the 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.S.
4.5 .4. Resignation. A Manager may voluntarily resign as Manager upon 30-
days' written notice to any other Manager 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 ofresignation, 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 pied no/o contendere
to, any felony or any crime involving moral turpitude, or
( c) the Manager has engaged in illegal, dishonest, or fraudulent
conduct, not otherwise covered by this Section 4.S.5, that subjects the Company to material
financial loss.
(d) the Manager has not cured a Dereliction of Duty (i) within 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 1 or more times during the preceding 12-month period, or a total of more than 2 times.
"Dereliction 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 perform 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-Thirds Vote of the Members.
Page 6
4.7. Right to Rely on the Manager.
4.7 .1. .nature. Subject to obtaining any requir proval of the Members,
the Manager's signature will 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 ofhy,pothecation, 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 Anthority. 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 5. 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 Capital 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 Capital
Contribution of any other Member, or (d) have any obligation to make additional capital
contributions, loans or advances to the Company.
5.1.2. Additional Contributions to Fnnd 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 Capital
Contributions. The Members shall make any additional Capital Contributions under this Section
5.L2on a pro rata basis in accordance with their respective Percentage 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 of the
Company for each Member and maintained in accordance with the provisions of Treasury
Regulation Section 1. 704-1 (b )(2)(iv). The Members will 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 !v'--nber, and the Member's additional Capital "ontnbutions, and (b)
decrease with all distrib1 .s made to the Member and Losses alloc, o the Member. (pee
Section 5.3 and ANNEX 1.)
5.2.2. 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
Capita! 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. "Distrib11tions" means all Approved
Distributions, Tax Distributions, and Liquidating Distributions, collectively (as those terms are
defined below).
6.2. Approved Distributions. Except as otherwise provided in this Section 6, the
Company will only distribute Available Cash and Distributions In-Kind (defined below) in the
amounts and at the times approved by the Members ("Approved Distrib11tlons''). The Company
will distribute Approved Distnbutions 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 distributions 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. Distributions In-Kind. The Members may approve the in-kind
distribution of the Company's assets to the Members ("Distributions In-Kimf'). 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 Distribution In-Kind,
the Members may elect to (a) revahie the Gross Asset Value of all or a 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 Distributions.
Page 8
6.3.1. No later than 90 days after the close ofeachFiscal Year, the Company
will make cash distribu · s to the Members in order to cover paym ' f the amount of tax
incurred by the Membe a result ofreceiving an allocation 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 clistributions 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 Distributions
6.4.1. To effect the dissolution and liquidation of the Company under Section
8, the Members will distribute all assets of the Company to the Members in cash or in-kind in
accordance with Section 6.4.2 ("Liquidating Distributions'l Any Distributions In-Kind will be
distributed based upon their respective Gross Asset Values on the date of the Liquidating
Distribution.
6.4.2. The net cash proceeds resulting from a Liquidating Distribution will 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 owiog to the Members
payable up to the date that the distribution of the 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 withholcling
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
•
with, the applicable taxing jurisdiction. In the event of any claimed over-Withholding, Members
will proceed against th plicable taxing jurisdiction, and not agai 1e Company, in order to
obtain a refund of the aed amount Each Member agrees to fin 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 Partner',. 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 nanre and last !mown 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 federal, 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 than are afforded to unrelated third
parties in comparable transactions.
Section 8. DISSOLUTION AND LIQUIDATION.
8.1. Events of Dissolntion. 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.
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. '
8.2. No Dissolution. The Company will not dissolve upon the occurrence of any
Member's dissociatior described in RCW 25. 15.130. Upon the ,t of a Member's
dissociation, the busin ,fthe Company will be continued by the aining 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. "Permitted
Transfer" means (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 Transfer of a Member's
lnterest 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 fraction of an lnterest, 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 futerests for purposes of Section 3(c)(l) of the Investment Company Act of 1940;
and
9.2.4. there has been filed with the Company and recorded on the Company's
booka a duly executed and acknowledged counterpart of the instrument making that Transfer
which represents that those Transfer was niade in accordance with all applicable laws and
Page 11
regulations (including investor suitability requirements) and that in all other respects is
satisfactory in form a · ubstance to the Members.
9.3. Assignment.
9.3.1. Statns of Membership. Any Member that assigns all of its Interest to 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 the LLC 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 if the Assignee were a Member.
9.4. "S11bstitute 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 conoection 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. WITHDRAW AL 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 · 1g two-thirds or more of the Company's ests requires a Member to
withdraw for Cause (" drawal for 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 terms 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
Date'').
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 ofNet 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
'
Section 11. LIMITAi'ION OF LIABILITY; INDEMNIFICAhuN.
11.1. Limi in of Liability. The Members will have ability to the Company for
monetary damages for tne Members' conduct, except for (a) acts or omissions that involve a
breach of this Agreement, (b) intentional misconduct, (c) a !mowing violation of!aw, (d) conduct
violating RCW 25.15.235, or (e) any transaction from which 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 !mowing violation of law,
(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 ifit is ultimately determined that the Member is not
entitled to indemnification under this Section 11.2 or otherwise.
11.2.2. Non-Exclusive 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 right that the Members may have, now or in the
future, under any statute, this Agreement or otherwise.
11.2.3. Snbsequent 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 eitect. Notwithstanding the above, this Section will not apply to (a) actions
for equitable relief, or [ · ctions 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. This 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 io any arbitration or litigation concerniog 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 io writing 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. This 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 remaioing 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 will 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. This 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
LLC Agreement Signature Page
' ' .
Signed as of the first date written above.
COMPANY:
Valley View Professional Development, LLC
By~
Binh Nguyen,Manag
off Anderson
~4t: 'ck harbonneau
Page 16
EXHIBIT A -MEMBERS; INTERESTS
• • •
Initial
Member Member Address % Capital Nature of
Contribution Contribution
$
BinhNguyen 45% $628,000 Cash
Binh Tran 45% $628,000 Cash
Geoff Anderson 5% $69,800 Cash
ruck 5% $69,800 Cash Charbonneau
Page 17
DATE:
TO:
FROM:
CITY OF RENTON
Planning/Buildlng/Public Works
MEMORANDUM
May 10, 2007
Pre-Application File No. 07-033
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
permitting issues are based on the pre-application submittal& 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 contained in this summary may be subject to modification and/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 aerk on the 7th
floor, at Development Services on the 6th floor, at the Renton Library, and on line 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 parking garage. The building would contain
approximately 25% office space and 75% medical/dental space. 53 parking 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 34th 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 38th Place with secondary access proposed off of
S 3711, 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 work
environments. In addition, a mix of limited retail and service uses may be allowed to
primarily support other uses within the zone, subject to special conditions. Limited light
industrial activities, which can effectively blend in with an office environment, are allowed, as
are medical institutions and related uses.
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.
Prc07-033 (CO Valley View 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 structures totals approximately 13,300 square feet and
would result in a lot coverage of 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 tf 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 landscaped 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. Shrubs 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 wlth
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 of 2 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 feat or a
residentially zoned property.
P,dl7.()33 (CO VaUey View Office).doc
Access/Parking -It appears that the primary access to the site is proposed via S 38th Place
and secondary access is proposed off of S 37111 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 genera! 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 within the required range of parking
spaces. Based on the 99 stalls proposed, 4 of those are required to be ADA
accessible.
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 \) ~a~ r
+ Compact stalls must have a minimum length of 16 feet and a minimum width of 8 1:11..
Ya feet.
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: 00
+ Standard stalls must have a minimum length of 15 and a minimum width of 9 feet -l/
4inches;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 aisle width of 24 feet between the
parking spaces (RMC 4-4-080.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 extend onto the subject
site.
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.
Pre07-1Jl3 (CO Valley View Oflice).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 and wetland located
within 100 feet of the subject site. The report shall classify the wetland and/or 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 1 O 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: 1/2
of full fee for a SEPA Review (Environmental Checklist) which Is dependent on project value:
less than $100,000 is $200 (1/2 of $400 full fee) and project value over $100,000 is a $500
fee (1/2 of $1,000 full fee}.
In addition to the required 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 land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation 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 (CC) 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;
Pml7-033 (CO Valley v;ow Office).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 streets cape 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 streettrees, buffers, berms),
especially along roadways, to reduce visual impacts.
Community Design
Objective CD-G: Architecture should be distinctive and contribute to the community
aesthetic.
Policy CD-40. Structures should 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-quality 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 Statements for each
Commercial Centers Designation in the Comprehensive Plan Land Use Element, Center,
and Commercial Policies.
Policy CD-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 pervlous 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
Pre07-033 {CO Valley View Oflice).doc
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TO:
FROM:
DATE:
Jill Ding
Jan Illian
May9,2007
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 TIDS REPORT:
. The following comments on development and permitting issues .are based on the pre-application
submittals made to the aty of 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 Adjustment, Board of Public Works and
. City Council). Review comments may also need to be revised based on site planning and other
design changes required by the City or mild~ by the applicant.
WATER
I. Water System Development Charges ate based on a rate of $0.273 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 msin in S. 38°' Street. 1bis 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.
3. Preliminary fire 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 150 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 fire protection of this
project, but are subject to verification for being within the required distance.
6. Existing hydrants counted, as fire protection will be required to be retrofitted with a quick
disconnect Storz fitting if not already in place.
7. A water main extension will be required on site. Additional hydrants will also be required.
8. If fire flow exceeds 2,500 gpm, a looped water main around the building will be required. tJ'b -..o 0 1"
9. The proposed project is located in the 350 water pressure zone and is outside an Aquifer
Protection Zone.
Valley View Professional
May 9,2D07
Page 2 of 3
10. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed at the domestic
water meter to the building.
11. 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 plans and shall show note:
"Separate plans and utility permit for DDCV A installation for Fire Sprinkler System will
be required". DDCVA installations outside the building shall be in accordance with the City of
Renton Standards.
For DDCVA 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. 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.
12. Landscape irrigation systems will require a separate meter and backflow device. A phunbing
permit will be required
SANITARY SEWER ,,, ·
. ,,.... '
I. · S~wer System Development C_harges are'llased . .on a rate:of$0.142 times the gross square:foot of
the site. This is payable at the time the utility permit is issued.
2. There is an 15-inch Metro sewer transmission line located along the north property line that runs
east and west along S. 37th Street. Applicant will mostly likely be tying into this main. A frontage
fee 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. 37"' Street and in S. 38th Street.
3. A storm drainage plan and drainage report will be required. Due to downstream flooding and
erosion problems, staff is 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
May9,W07
Page 3 ofJ
4. Separate structural plans will be required to be submitted for review and approval under a
building permit for prop(lsed underground vaults for water quality and/or detention. Special
inspection from the building department will be required.
5. Erosion control shall comply with Department of Ecology's 2001 Stormwater Management
Manual
TRANSPORTATION/STREET
I. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined
by the !TE trip generation manual.
2. A traffic analysis has been. submitted. Analysis shall provide information relating to ingress and
egress from the site off of S. 38th Street, traffic flow and impacts to the intersection at this
entrance.
3. No vehicle access to the 11ite will be allowed from S.37<h Street. Applicant shall comply with
conditions set forth in a Jetter dated February 21, 2007 from Neil Watts, Development Services
Director. Improvements in S. 3 7th will no be required however a fence shall be constructed along
the north end of the site and secondary emergency access from S. 37"' will be gated.
4. All wire utilities shall be installed underground 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 underground.
GENERAL COMMENTS ~. -.
,·
I. All construction utility pennits 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. Whe,i the utility plans are complete, please submit three (3) copies of the drawings, two (2)
copies of the drainage repott, 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 425-430-7266 for a fee estimate as generated
by the permit system.
3. The fee for review and inspection of these improvements is 5% 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.
5. Separate permits and fees for water meters, side sewers, and backf!ow devices are required.
CC: Kayren Kittriek
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM
May2,2007
Jill Ding, Senior Planner _ I r/J
James Gray, Assistant Fire Marshal~
Valley View Professional Office, 400 Blk S 3 7th St
Fire Deparlment Comments:
l. 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 deparlment 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:lvalleyviewprof.doc
I PRE-FIRE PLANNING I
RENTON F1RE 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
VISIO.vsd. This is required to be submitted prior to occupancy.
ABC Flowcharter.a.£3
ABC Flowcharter.af2
Adobe illustrator File.ai
AutoCad Drawing.dwg
AutoCad Drawing.d!!:11
Comouter C'rranhics Metafile.c<rrn
Corel Clioart Format.cmx
Corel DRAW! Drawing File Format.edr
Corel Flow.cfl
Encaosulated Postscriot File.eos
Enhanced Metafile.emf
IGES Drawing File Format.igs
C'rranhics Interchange Format.gif
Macintosh PICT Format.oct
Micro.,...afx Desirmer Ver 3.1.drw ·
Microo-rnfx Desioner Ver 6.0.dsf
Microstation Drawim?.d<m
Portable Network Graohics Format.pnf
Postscriot File.os
Tag Image File Format.tif
Text.txt
Text.csv
VISIO.vsd
Windows Bitmap.bmo
Windows Bitmao.dib
Windows Metafile.wrnf
Zsoft PC Paintbrush Bitrnao.pcx
6)
Rick Charbonneau
From:
Sent:
To:
Rick Charbonneau [rickc@orbarchitects.com]
Tuesday, August 07, 2007 8:20 AM
'Jill Ding'
Cc:
Subject:
Geoff Anderson (geoffa@orbarchitects.com)
RE: Valley View Professional Development
DEVELOPM
c11v oWfEf'~NNJNG
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,
,,,ON
AUG I 3 2007
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.us
Ph, (425) 430-7219
Fx, (425) 430-7300
>>> 11 Rick Charbonneau 11 <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
-~.-.. -----------------------·
· CITY OF RENTON
Planning/Building/Public Worlcs Department
Gregg Zimmerman P .E., Administrator
February 21. 2007
Mr. Cliff Williams
P:O. Box 2401
Kirkland, WA 98083
Subject: Reconsideration Request for Waiver of Street Improvements
Springbrook Office Park
· Dear Mr. Williams:
DEVELOPMENT PLANNING
CITY OF RENTON
AUG f. 3 2007
RECEIVED·
We have received your appeal request for our earlier decision to deny the waiver of street improvements
of South 37"' Street for the above listed project. Based on the information provided in the appeal, we also
considered information as a request for administrative reconsideration of the original administrative
decision. After reviewing the information provided in this latest request, we have determined thatthe
waiver can be.approved, snbjectto conditions. ·
· The propo;ed development is for Lot 4 of the Ren ion East Valley Medical Park Short ;lat, approved and
recorded in 1978. As part of the short plat approval, the property owrier was given the option of using
South 37th Street for access to Lot 4, including providing new street iniptovements, or creating a new .
internal road for access to Lot 4 .. The property owner elected to create a new internal road, and the short
plat was recorded and developed upon that bask·
. , The proposed development site, Lot 4; while abutting South 37th Street, has access from Talbot Ave
South. While Talbot Ave South is an arterial street, South 37th Street is a low volume residential street
providing access to a single family neighborhood .. The proposed developmentofLot 4 would only have
access from South 37th Street for secondary emergency access. It would not have direct access from
· South 37"' Street for normal vehicular use, or for pedestrian connection. ·
The proposed waiver of street improvements for South 37°' Street is approved, subject to the condition
that any development of Lot 4 would be limited to secondary emergency access from South 37th Street. ·
~ ' ,. ' .
The frontage along South 37 St will need to be fenced, and the secondary emergency access be gated,
These provisions will further discourage the use ofthe abutting residential street. for parking related to the ·
new development. .
,. . .
If you have any questions or need additional information; please contact Mike Dotson, Engineering
Specialist, at ( 425) 430c 7304. ·
"Wwi1fi
NeilWaits,Director ..
Development Services Division
·cc: Gregg Zimmerman, Planni~glBµilding/Public Works Administrator
Mike Dotson, Engineering Specialist · ·
. Jill Ding, Senior Planner FEB 2 Z 2007
' . i
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---~--l-05_5_Sc..ou_th_Grad_y_W_a_y_--R-en_to_n,_W-.as-hingt_o_n_9_8_05_5 ______ RE N T Q N
"""' AHEAD riF· T.HE CURVE
DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Calculations,
Construction Mitigation Description 2ANo,
iiiiilidifiWffltl«t/liktUa&n1t1tJ@&;;;;;n;;;1;;a
Density Worksheet 4
@i¥1i-!?iiiiirijr,p.11ei~i'\~11iiit1nwriiA11iir;1Pilrfa\1;'.1 i riiii1
Drainage Report ,
Environmental Checklist ,
~!"111t~tt°'nml{B'.~~tlr~~;JWfi1?¥~'.~tw~11@r~:@11zti®
Existing Easements (Recorded Copy),
f1!2w#.1ti~t~KQi!~~11rI1wi1,Ni1tJ11t1@11i~l}~/l.li'it,!:!l11.1l;i;i
Floor Plans 3AND4
li/lVIIJMl!lgl;g,ft@mg}]IIiti&~l'!il iiiltt!it ;\lm ;llici
Grading Plan, Conceptual,
Irrigation Plan 4
W~iiYilii~'iiJ~iJ·,li)\Mii:ii~~lfiltlli@%~w1l1.1i,i.
Landscape Plan, Conceptual,
[*1Jgwf1i@jif1~f/1fliii!l1!mfi,llff !fil1t';iii1il':!'!1lil11! ---·-----_
Legal Description•
Mailing Labels for Property Owners ,
iwiitifi!\iiiiEiniil1Wif!ifj;;!!l1Ii11!1'iili!II1!i1i!l
Master Application Form,
\/eighborhood Detail Map 4
fhis requirement_ may be waived by:
I . Property Services Section
' Public Works Plan Review Section
I. Building Section
I. Development Planning Section
PROJECT NAME: ~l~I ~~l~--\)='='e.w~~O"'---'.f..LD"-C, <:.<~E~-
DATE: _6""'U'l-'----tiJl=--i--=0:..._]-'------
DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Parking, Lot Coverage & Landscaping Analysis•
Plat Name Reservation •
itream or Lake Study, Supplemental 4
lit~•rr,tt4Jftf:!i!!Q~t11ftl®feiWritt•i1,m'®Et+1t1:1r@ti
itreet Profiles 2
~litiem~ttJtfgfii~~111iWm1ttW,ii1r1~~fri:fii11w1r11111v1
·opography Map,
ree Cutting/Land Clearing Pla:1 4
rl,1~t~1w~iw;11~•iwg1-wg~,®™1tw1
tilities Plan, Generalized 2
'etlands Mitigation Plan, Preliminary 4
·~~11~1~111)~~1i.Bli,~1!I%1.![R11@f¥1~tJJ&.1t1ftt~1fffff.§~'.
ireless:
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 ..,.0 3
Map of View Area 2 N<D 3
Photosimulations 2 AND 3
is requirement may be waive'd by:
Property Services Section
Public Works Plan Review Section
Building Section
Development Planning Section
PROJECT NAME: _\,._,J__,,q_""'''-'-ll--=~c,;,.,1---'l...,.J}~'f,._,l=J~O~r~r~,~)P--
DATE: __.5..Lµ/i...=o..L/ 'O;:_].,__ _____ _
O·\Wl=R\PWlnl=\/:C:l=R\Al=nnT>c::\Pl::>nnirv,\u,::>i"ornfu.,,hmil+,lranc-Q ru:::. vi ...
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 of the development such as
parking or landscaping, it shall be considered developed and does not meet the
qualifications ofthis exemption.
II
o-r-b
architects
July 16th, 2007
City of Renton Development Services Division
1055 South Grady Way
Renton, WA 98055
Attn: Jill K. Ding
Subject: Project Narrative for
Valley View Professional Office Development
T pLANNiNG
oEV~{f~iiNP.EN10N
AUG 1 3 ?.007
f\ECE\\JEO
Lot 4 of the Renton East Valley Medical Park Short Plat (Parcel 3023059111)
Dear Ms. Ding,
The attached Site Plan Review package describes a proposed two-story Conunercial Office
building containing 21,920 net square feet of Office and Medical/Dental 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 of the Valley Medical Center and
South of South 37th Street, with South 38'h Court and Talbot Road to the East. The site zoning is
Conunercial Office (CO) with Residential zoning (R-1 & 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% Medical/Dental 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 Medical/Dental 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 comer 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 1.4 7
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 Barners 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 structure is cut back into the natural grade line that rises to the East.
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.
A soils report 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 Quantities 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 3 7'h 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.
ORB2707 Page2
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 3 7th Street.
The concept is consistent with that proposed on the earlier site layout, including a provision for the
property line along South 3 7th 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
sfi' 333.3 = 33 stalls) and 1 stall for each 200 net square feet of Medical/Dental area (10,960 sf7 200
= 55 stalls). A total of88 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".
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 3 7th 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 Page3
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,
GeoffE. Anderson, AJA
Principal
ORB Architects
ORB2707
$1,130,000.00
$3,700,000.00
$4,830,000.00
$6,305,000.00
Page4
, .,
l;L -,-
~
r /1--.,
./
Construction Mitigation Description:
DEVELOPMENT
CITY OF RE~~%NING
AUG 1 3 2007
RECEIVED
• Proposed construction dates
Begin Date: October I, 2007
End Date: March 29, 2008
• Hours and days of operation
•
Construction will be performed between the hours of7:00 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
Any major 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'd Street. Turn right on South 43"1 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 export may be required for this project. Due to this, we have not determined
an exact location of any transport)
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• 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 constrnction 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 pe,form during these hours with the appropriate approvals.
.. Preliminary traffic control plan
During the project we will employ a detailed traffic control plan that will incorporate the use of
signage, floggers, 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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AMH L9i PLANNING
Of.\/El-OPM0\;"/{ENTON CITY r
AUG i 3 2007
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Mr. CliffWilliams ·
Springbrook Office Parle, LLC.
P. 0. Box2401
Kirldand. Washingtm 98083-2401
Subject: Wc.tland/Stream Study
Spring Brook Office Center Property
Raltoa, W~l•III
KiugCounty Pan:el. # 302305911 l
Dear Mr. Williams:
AlderNW
February 27, 2007
Project No. 122006
MENT PLANNING
DEV~~ OF RENTON
AUG 1 3 2007
RECEIVED
As requested, we have oooducted a Wetland/S1rcam Study for the property idcmtified as King County Parcel #
3023059111. The propcay is loeatocl on tho llOUlb side of South 371h Street at Sbatt11ck Avenue South, with an
extension of the pioperty ems.ting QSt to Talbot Road, in the City of Renton. The purpose of our work was to
identify the limits of wetland areas, and sttauns, on and Dll!llCdiately a(ijaceut to the subject property.
In cooducting our site wetland evaluation, we fullowed the general procedures for the routine on-site methodology as
outlmed in the Washington State Wetlands ldentijlcatton and Delineation Manual (March 1997). This procedure
involves analysis of vegetation patterns, soil oooclitioos, and near-surfilce hydrology in making a determination of
wetland condiuoas. We l!lao idmtified the north bank of the stream where it crosses the p,operty. The bank was
idartificxl based on diaracteristics identifying the limits of surface water movemmt .within a defined channel .
Field work to ccmplete the site evaluation and to identify and mark the limits of the wetland areas oo the subject
properties was ccmpleted on December 21, 2006. We also reYisited the site on February 23, 2007 to review site
conditions.
WETLAND EVALUATION PROCEDURES
For the pwpose ofthiJ study, we used the wetland definition adopted by the .Environmenlal P,otection Agency (EPA)
and the Anny Corps ofFnginc,:rs (COE) for administering Section 404 of the Clean Water Act.
According to this definition, wetlands are:
"Those areas that are inundated or saturated by surface water or groundwater at a frequency 111d
duration sufficient to support, and that under normal cin:wnstances do support, a prevalence of
vegetation typically adapted for life in saturated soil conditions. Wetlands generally include
swamps, marshes, bogs, and similar areas." (33 CFR 323)
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518 North 5g,,, Street, Seattle, Washington 98103• Phone (206)783-1036 email aldemw@comcast.net
Mr. Cllif WillialDs
February 27, 2007
In Washington -State, the ShoreliDc Management Act and Growth Management Act have amended this definition to
exclude somo wetland situations by adding the followiog IOltenccs to the wetland definition:
Wetlands do not include those artificial wetlands iutentiooally created from DOD-wetland sites,
including but not limi1l:d to, irrigation and drainage ditdies, grass-lined swalcs, canals, detention
illcilities, wastewater trealmellt facilities, farm ponds, and Jaoclvape amenities, or those wetlands
created after July I, 1990, that Viffll inrentionally created as a rault of the COIIStl'uclicn of a road,
street or Highway. Wetlands may include those artificial wetlands intentionally created from non-
wetland areas to miripe the conwrsion of wetlands.
Delineation procedures are based on diagnostic environmental intfu:ators of wetland vegetation, wetland soils, and
wetland hydrology. These proc:edmes. outlined in the Washtngton State Wetlands /dent/jlcation and Delineation
Manual (March 1997) an: CllllllllOllly known as a Triple Parameter Method. By definition, an area is desigoated as
wetland when there are positive indicators for all three parametcn.
_ A listing of plant specicB bas ~ deyeJQped fQr ~ in the. nted!odology for deljneating :wetland areas .. This. lilting.
assigns plant apeaca to one of five indicar.or ll8tus catesorics tangills from Oblipte wetland species, which almolt
always occur in wetlands, to Upland species, which ran,Jy occur in wetlands. Under oonnal conditions, hydrophytic
wgetatioa is determined to be present if more thqo SO pcroent of the dcminaut ,pecies are in the Obligate (OBL),
Facultati.ve Wetland (F ACW), or Facul1ative (F AC) indicator categories.
Diagnoaric ioctieators of bydric soils are related to aoil saturation, which leads to anaerobic conditions in the IIOil.
Under these coodition8, deaxnpo6ilion of organic material is inlnbit.ed and aoil minerals an: minced, cn,ating
characteriscic soil colors that can be quantified by comparison with Munsell Soil Color Chart,. A chroma of one or
less in umnottled soils or a chroma of two or less in mottled soils generally irnlka1:es a hydric soil. In addition, soils
that an, .sallmlted during the srowmg scason llldisfy a eritaioo for hydrie soils. We used a hand auger and or shovel
to collect soil samples from depths of 8 to 18 inches, or below the A borizoo.
Wetland hydtology is ddiucd as imrndatal or saturatm soil c.ooditioos for at lout 14 consecutive days during the
growing season. If no water is present at the time of evaluation, other indicators may include topOgraphic low points
or cbaoods, flood debris, complete absence ofwgetation, or ~eamce ofbydric soils.
GENERAL SITE CONDITIONS
The subject property is an irregularly shaped pam,l of approximately 5 .6 acn:s located on the south side of South
37"' Street at Shattuck Avenue SE in the City of Renton. The location oftbe property is illustrated on the attaclled
Vicinity Map (Figure 1). At J1ICSmt the property is undeveloped. Adjacent properties to the north, along South 37 ..
Street are occupied by existing single fiunily residences. There are existing office buildings to the south and there is
an office struelure on the south side of South 37"' Street acljaceot to the east property line. The property to the west
is undeveloped and is occupied by forest.
Topographically, the property includes a moderately sloping section on the northeast corner of the property where
elevations range from about elev. 86 at the norlheast corner along South 37"' Street to about elev. 60 near the middle
of the property alq south 37"' Street. The property slopes steeply down to the Mil and south tiom this slightly
sloping section of the property. The southern section of tbe property starting at the base of the steep slope is
ProjectNo.122006
Page No. 2
Mr. ClitfWilliams
February 27, 2007
relatively flat with a slight slope down from east to west from about elev. 56 at the east to about elev. 32 at the west
property line. Panlbcr Cnll!k flows across this section of the piope.ty.
Soils on the property and in the surrounding areas north south and east of the property are mapped as Akim wood
gravelly sandy loam (Soll SIU'W)' of King County, Wa.rhington. U.S. Soil Conservation Service, 1973). Aldcrwood
soils arc described as a moderately well drained soil formed under conifers in glacial deposits. It has a relatively
inlpenneable oonsolidated substtattim at depths of 24 to 40 inches below the surfiK:e. This soil type is not included
OD the Natiooal Tec:lmical Committc:e on Hydric Soils listing of hydric soils, although wetland conditions are often
f'oulld in sballow depressions within Alderwood soil units. Out observations of soil cxmditiaas across most of the
p1operty are generally consistent with the Alderwood soil type.
Seattle muck soil type is lllllppCld along the west Side of the propcnl.y. The Seattle Muck map unit gcocral1y
couespwds with a wetland area extmcJing north from the property along the east side of State Route 167. Our
ob8ervations iodicate that the Seattle Muck soil unit cxta!ds part way onto the southwest comer of the piopmty.
Vegetation on the property includes four geom] habitats as illustrated ontbe Site Map (Figure 2). These include an
aff/a of OJ)CQ JPBM{fgrhs on the relatMly flat northeast comer of the property; an area of uplewJ 8CIUb:thmb oo the
northwest comer of the property, yplml dr&ilfnM furest oo the more steeply sloping section of the property and in a
smal1cr unit just west of the opeu gnus/furl, habitat, and fim;sU;d lM'tfeDd OIi the south section of the site.
PredominaDt species present within the open grass/furl, habitat include reed caumygrass (Phalarls arrmdinacea), and
creeping buttercup. Himalayan blaclcbeny (Jlubus discolor) and somc Scots broom, is becoming established in
patches across this area.
Vegetation within the upl'!pd scrub-shrub habitat area is dominated by Himalayan blaclcbeny. There is little other
vegetation present within the dc:mc blackberry.
Blade cottonwood (Popuiu., balaamtfera) and red alder (A/nus rubra) are the predominant tree species present on the
yplepd foreat hphffat with some big leaf maple (Acer macrophyllum) also present. There are western red cedar
('fhuJa pltcata) present on the panhandle section acljaceot to Talbot Read. Himalayan blackberry is the predominant
shrub DDdentory species present.
Blade cottonwood is the predominant tree species present within the forested wetland habitat area. salmonbcuy
(Rubus spectauills) along with some Himalayan bladebeny are the predonlinant shrub species. Reed canary grass is
present in more opeu sections of the area.
WdhmdAreu
We have identified two wetland areas OD 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 part 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 of Wetland A. It is OUf interpretation
that the larger Wetland A meets the criteria for designation as a City of Renton Category 2 wetland and the smaller
Wetland B meets the criteria for designation as a City of Renton Category 3 Wetland.
The City of Renton wetland categorization (Renton Municipal Code M-l) criteria are listed below:
Projoct N&. 122006
Page No. 3
Mr. Cliff Williams
February 27, 2007
.. L Cluaificmon System: The following classification system is hcrd>y adopted for the purposes of regulating
wetlands in the City. Wetlands buffer widths, rq,Jac,,ment ratios and avoidano, criteria shall be based on the .
fullowing rating system:
i. Catecory 1: CategoJy I wetlanda are wetlanda which meet one or more of the fu11owiDa criteria:
(a) The presence of species listed by Federal or State govermnentas eoclangmdorthreatened, or the
presence of essential habitllt for tboae species; and/or
(b) Wetlands having furty percent (40%) to sixty percent (60%) pennanem open water (in dispened
patcl,es or otherwise) with two (2) or more vegetation c:lan:1; and/or
(c) Wetlands equal to or greater than ten (10) acn:s in size and having thm: (3) or more vegetation
classes, one of wbich is open water; and/or
(d) The presence of plant associations of infrequent occumnce; or at the geographic limits of their
occutnlllCe; and/or
ii. Catepry 2: Category 2. wetlands are wctlauds which meet one or more of the fu1lowing criteria:
(a) Wedanda that are not CatCfJO!Y 1 or 3 wetlands; and/or
(b) Wetlands that haw heron rookeriea or oaprey nests, but are oot Category I wetlands; and/or
(c) Wetlands of any size localed at the beadwab:n of a watcn:ourse, i.e., a wetland with a pe.lllll!ial
or seasooal outflow cbmmel, but with no defined influent cba1JDOJ, but are not Category I wetlands;
and/or
(d) Wetlands having minimum existing evidence of human-related physical alteration such as diking,
ditching or dwmelization; and/or
iii. Category 3: Category 3 wetlands are wetlands which meet one or more of the following criteria:
(a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlalldl wbich meet the
following criteria:
(I) Are cbaracterized by hydrologic: isolation, human-related hydrologic alterations such as diking,
ditching, cllannelimtioo and/or outlet modification; and
(2) Haw soils aliend:iODS such as the presence of fill, l!Oil removal and/or compaction of soils; and
(3) May haw altered vegetation.
(b) Wetlands that an: oewly emetging. Newly emerging wetlands are:
(I) Wetlands occurring on top of fill materials; and
(2) Cbaraclt:rized by emergent vegetation, low plant species ricbDesa and used minimally by wildlife.
These wetlands are generally found in the areas such as the Green River Valley and Black River
Drainage Basin.
(c) All other wetlands not classified as Category 1 or 2 such as smaller, high quality wetlands."
Prqject No, 122006
Page No. 4
Mr. Clift" Williams
Febra9ry 27, 2007
WdlnodA
. Wetland A occupies an area of approximatdy 53,000sq.ft on the southwest section of the property. Using the U.S.
fish and Wddlife Servke wetland rlessificatioo systelll (Cowmdin et aJ, 1979), the wetland on the property includes
two wetland habitat elasse11; Palustrine deciduous forest and pa1ustrine scrnb-shrub. The majority of the wetland on
the property is forested, with black coltutwood as the J)Jedomi«,mt tree species, with some red alder preseot. Serub
shrub habitat is present along the south side of the wetland where. it is more open. Shrub species ptesent include
hardback spirea (Spiraea doug/a81t), sahllOllbcny, willows (Salix app.), and Himalayan blaclcbcrty. Recd
canarygrass is present as herbaceous grounck.over over much of the wetland. Off-site to the north there is a section
ofpalustriDc enageot wetland habitat.
Hydrologically, the wetland is supported by overflow from Panther Creek which flOwB lhrougb the wetland. There is
also some 111111t .surface seepage into the wetland ftom ac!jacmt side slopes.
It is our ioterpre1ation that the wetland mccts the criteria for designalion as a city ofRalton Category 2 Wetland. It
does IIOt mcattbecritcria·as a Category 1 Wetland bc:iramsethere annio spocics lisleduthted1<1i:AI or·enctangc,red
present within the wetland, the wetland does not indudc areas of open water and there ate no plant· species or
as,,ociatioos of ioflcquent occurrmce in the Puget Sound regioa. It does DOt meet the erltcria fur designarioo as a
Category 3 wetland beca11se it is not a small isolated wetland and it bas not bec:n subject to sisnifkant distwbance.
It meets the criteria for designation as a Categmy 2 wetland because it does not meet the criteria as a CafeSOlY I or 3
wetland. The standard buffer for a categoty 2 wetland in the City of Renton is 50ft.
Wctlaod B
Wetland B is a very small isolated wetland with an area of approximately 563sq.ft. Using the U.S. fish and Wildlife
Serviec wetland classificatim system (Cowaroin et al, 1979), the wetland includes two wetland habitat classes. The
central portion of the area is paJustrine emergent habitat with reed canary grass and soft rush (luncus ejjiuus) as the
wDBIIOO species. There is scrukbrub habitat around the margin of the affa when, Himalayan blackberry is the
predominant species.
Hydrologically, the area is mpported by near .surface seepage. It appeais that there bad been 9001C grading on the
slope and in the area of this wetland which may have cn:ated an area where seepage accumulates to create the
wetland.
It is our intetp,etation that this small wetland meets the criteria for daiignatioo as a City of Renton Category 3
wetland because it is quite small and bas evidence of past ~ affi:c:ting vegetation and hydrologic pattemS
within the area. The standanl buffer fur a Category 3 wetland is 25 feet.
The wetland is located within the designated mmun buffer. There is a small area where application of the 25ft buffer
extends outside of the stream buffi:r. As a Category 3 wetland of less than 2,000sq.ft it is exempt from regulation as
outlined in Section C.5.f of Renton Municipal Code. Given its position within the desipeted sueam buffer, the
wetland it.self would be protected, but under the exemption, the 25ft buffer should not be applieable.
Pro,ject No. 122006
Page No. S
Mr. ClilrWilliam&
Fdmlllly 27, 2007
Panther Creek flows across the south side of the property. The creek enrers the property from a culvert through the
road embaokment for Talbot Road. It flows v.estcrl)' across the property wit.bin a well defined chaancl fur a diatance
of approximately 450ft. At this point the cbannel makes a nearly right mig1c tum to the south befure again turning to
the west and throush the wetland before leaving the property near the toe of the slope at the west property line. The
main chanoe1 across the pioperty has a width of 4ft to 6ft during the winter season.
At the time of our visit in December, 2006, there was a smaller stream cbarnv:I wbicli flowed west from the point
where the.main channel makes the right augle tum. There was surface water within a defined gravel ebanoel. We
mamd the northern limits of this clumoel The bank WIii detlanuood Clll the basis of the extmt of surface water
within the defined cbamd or in some locatioos where there was a defined gravel bed outside of the width of surface
water. At the time of a second visit on February 23, 2007, there was no surface water within this srnaUcr cbamct
Panther Creek origiDatcs as the outlet from Panther Lake, approximately 1.7 miles soutbealt of the subject piope.ty.
It rooliouea north from the propcn:y within a ditch line aloog the east side offfishwayl67 and 1harcbai118 to the west
and into Springbrook Cndc. Panther Cm:k is identified as a Category 2 Stmun on Fisun, 4-3-05004 included in
the Rmtoo Municipal Code.
The staudan:I buffer fur categwy 2 streams is 100ft. Application of the 100ft stream buffer includes Wetland A BIid
the 50ft wetland buffer. It also includes Wetland B BIid most of its 25ft buffer.
We trust the information presented is sufficient fur your current needs. If you haw any quest.ions or require
additiooal illformation, pk:aae call.
Sincen:ly yours,
,:: ~Jj}}MAMJ _ ·
~P.Munger •·v· ·r--
Project Scientist
Encl.: Fisun, 1
Fisun, 2
Vicinity Map
Site Map
l'lojccl.No. 122006
PageNo.6
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VICINITY MAP
Springbrook Office Park
Renton, Washington
roject No.122006 Dote Feb., 2007 Figure 1
APPROXIMATE SCALE
80 0 80 160 feet ----------
ni==~) ( \• 1 m L
:eo Grpss/F y f K ¥= +-
A derNW
SITE MAP
Springbrook Office Park
Renton, Washington
Proj. No. 122006 I Date Feb., 2007 I Figure 2
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DEVELOPMENT SERVICES DIVISION
L..--E_N_V_I_R_O_N_M_E_N_T_A_L_C_H_E_C_K_L_IS~T~,tl-l,G
t.\J t\..9!:i'f "t,.1-l, \ V City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
0 C\I' J
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~ece\'leo
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.
INSTRUCTIONS FOR APPLICANTS:
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 NONPROJECT PROPOSALS:
Complete this checklist for nonproject proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT 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\Design Research\SEPA.doc0?/19/07
A. BACKGROUND
1. Name of proposed project, 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, AIA
Principal
GO? SW Grady Way, Suite 2 I 0
Renton, WA 98055
425.22G.3522 phone
425.22G.9 I 15 fax
4. Date checklist prepared:
07.11.2007
5. Agency requesting checklist:
City of Renton Development Services D1v1s1on
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 M1ra1 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
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.
Propo5ed 15 two-5tory Commercial Office Budding containing 21 ,B20 net
5quare feet of Office and Med1caVDental 5pace. The budding gro55 5quare
footage 15 2G,GOO with a 13,300 5quare foot parking garage below.
The budding will be con5tructed to provide 50% Office 5pace and 50%
Med1caVDental 5pace.
Budding Height will be limited to two-5tone5 for compliance with an ex15ting
neighborhood covenant.
The 51te 15 approximately 5.G2 acre5 currently undeveloped. The propo5ed
development cover5 approximately I .5 acre5 at the Northea5t portion of the
51te.
Of the I .5 acre5 developed, the building footprint cover5 approx I 3,300
5quare feet, paving cover5 approx 24,500 5quare feet and land5caping cover5
approx 27,500 5quare feet. The remaining 4. I acre5 will be und15turbed.
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 15 located on the South 51de of South 37th Street at Shattuck
Avenue South, with an exten51on of the property extending Ea5t to Talbot Road,
in the City of Renton.
Section/ Town5h1p / Range -SE 30 23 5
Legal De5cnpt1on -
302305 I I I LOT 4 CITYOF RENTON EAST VALLEY MEDICAL PARK SP REC AF
# 7808 I 5 I 009 SD SP DAF-POR SE V4 BEG ATS V4 COR TH N ALG C/L OF
SD SEC 250FT TH N 89-0G-03 E 950 FT TO TROB TH N FLT N-S C/L OF SD
SEC 42 I .49 FT TO WLY PROD OF SLY LN OF TR REC AF #4G877 I 8 TH 5 84-
17-00 E ALG SLY BDRY 5D TR.$ 5LY BDRY TR REC AF #4G4392G 8 I 3.94
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
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 3
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous,
other ______ .
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 Fanther Creek stream/wetland area.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
The soil type per the Geotechmcal Engineering Study prepared By Geo
Group Northwest, Inc. dated DecemberG, 200G indicates loose silty
sand overlying dense to very dense sandy silt 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 spec1f1cations:
I . Be free draining, granular material containing no more than five (5)
percent fines (silt 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 m diameter
If the on-site soils are to be used as structural fill, ,t will be necessary to
segregate the topsoil and any other organic or debris containing soil,
because such soils would be unsuitable for use as structural fill.
Excavated on-site material that 1s stockpiled for later use as structural fill
should be protected from rainfall or contamination with unsuitable
materials by covering 1t with plastic sheeting until 1t 1s used.
Structural fill should be placed m thin horizontal lifts not exceeding ten
inches m loose thickness.
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Approximate Cut = 5,440 Cubic Yards
Approximate Fill = 2,GGO Cubic Yards
The existing soil will be cut back mto 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
m1t1gated 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 I 8.G% of the site will be covered with 1mperv1ous 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 soil
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
s1grnf1cantly 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:
Y:\Projects\2707 Valley View Professional Devetopment\Design Research\SEPA.doc 5
Con5truct1on pha5e du5t control will be a5 required by the City of
Renton
3. WATER
a. Surface 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 re5tr1cted at the 5outh and We5t 51de5 by a
I 00-foot cla55 II 5tream buffer along Panther Creek. Within this 5tream
buffer, wetland5 have al5o been 1dent1f1ed. The 5tream and wetland buffer
llne5 are 5hown on the 51te development plan
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans.
There will be no ground d15turbance in the 5tream buffer area during
con5truct1on of th15 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
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 seepage was observed m one of the test pits at a depth
of I 8 inches below ground surface. Ground water will be collected
around the building with footing drams. Collected groundwater will be
conveyed to lower areas of the site and re-infiltrated into 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):
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow-into other waters, If 1;0, describe.
Ram Water 1s the source
Catch basins, yard drams and roof drams will collect the surface runoff
and pipes will convey the runoff to the water quality and detention
facilities on the site. Once treated and detained, flow control structures
will release the storm water into an on site level spreader.
The storm Drainage fac1lit1es for the site will be designed based on the
King 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 surface water collection system will collect the runoff from the
pollutant generating 1mperv1ous surfaces and route the stormwater to the
on site water quality treatment system. The runoff from the balance of
the site will combine with treated strormwater downstream of the
treatment system and be re-introduced onto the site by a level
spreader.
Construction phase erosion control will be as required by the City of
Renton.
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 7
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-grading.
-c. List threatened 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 includes parking area plantings which will ad
color and umty to the proJect, with 1rr1gat1on as required by the Renton
Municipal Code, with add1t1onal evergreen trees planted along the North
property/ fence line to create esthetically and environmentally pleasing
transition from the architecture to nature and from nature to the
architecture.
Large Maple Tree at the east side of the property will be saved and preserved.
Other areas of landscaping will contain trees, shrubs and grasses as
appropriate to blend into and compliment the remaining 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
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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 util1zat1on 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?
List other proposed measures to reduce or control energy impacts, if any:
Energy eff1c1ent lighting and improved building envelope "R-Values".
Installation of the -sun screens-0 over -glazing, use 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
IO years savings can be substantial and saving will continue for the life
of the building.
Other cons1derat1ons may include lighting control automation. Compliance
with 2004 Washington State Energy Code as amended by the City of
Renton.
7. ENVIRONMENTAL HEALTH
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
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic.
equipment, operation, other)?
T raff,c no15e
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 increase noise levels in the area. Noise from
the construction of this project will not occur during the hours of 8:00
PM and 7 :00 AM in conformance with the requirements of Renton
Municipal Code and WAC 173-GO for perm1ss1ble noise levels. It 15
ant1c1pated that the construction will be l1m1ted to 7:30 AM to 5:00
PM. Monday Through Friday.
Long term:
Traffic Noise -gener.ated by the cproject 15 not-ant1c1pated to contribute
s1gnif1cantly to existing noise levels m the area.
3) Proposed measures to reduce or control noise impacts, if any:
Short term:
The contractor shall verify that equipment mufflers and noise shrouds are
intact and functional. Equipment that 1s not m use will be turned off.
Long Term:
Traffic noise generated by the project 15 not anticipated to contribute
s1gnif1cantly to existing noise levels in the area. The site entry 15 limited
to access from the commercial zoned area, traffic noise will not be
increased on the adjacent residential street.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Current site 1s undeveloped at this moment.
The site zoning 15 Commercial Off1ce(CO) with Res1dent1al zoning (R-I ,$ R-
8) existing to the North
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 10
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
g. If applicable, what is the current shoreline master program designation of the site?
N/A
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
The development area 15 restricted at the South and West Side By
a I 00-foot Class II Stream Buffer along the Panther Creek. Within this
stream buffer, wetlands have also been 1dent1f1ed. The stream and
wetland buffer Imes 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 15 compatible with existing and projected land
uses.
Y:\Projects\2707 Valley View Professional Development\Design 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.
Building Height will be limited to two stones (25 foot butldmg height) for
compliance with an existing neighborhood covenant
Frmc1pal Building material 1s pre-cast concrete panels
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 aesthetics will be environmentally friendly and developed m
con1unction with community needs.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
N1ghtt1me exterior site lighting will be included with the proJect
development. Fixtures to be full cut-off type to reduce light pollution
impacts on neighboring properties
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
d. Proposed measures to reduce or control light and glare impacts, if any:
F1xture5 to be full cut-off type to reduce light pollut,on 1mpact5 on
neighboring propert,e5. General de51gn approach for exterior l1ght,ng to
comply with recommendat,on5 1nd1cated in IESNA RF-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:
ln5tallat1on of a bike 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 pede5trian acce55 to the 51te will be located off the We5t
end of the South 38'h Court with a 24 foot wide two-way drive centered
on the 5treet end. The ex15ting 51dewalk will be extended into the 51te. A
5econdary 24 foot emergency acce55 point with gate 15 propo5ed to be
located off of South 37'h Street.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
The neare5t tran51t 5top 15 on the corner of Talbot Road and South 37th
Street
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 13
c. How many parking spaces would the completed project have? How many would the
project eliminate?
Parking will be provided at the rate of three 5tall5 for each I ,000 net
5quare feet of Office area ( I 0,9GO 5f / 333.3 = 33 5taJJ5) and I 5tall
for each 200 net 5quare feet of Medical/ Dental area ( I 0,9GO 5f / 200
= 55 5tall5) A total of 88 5tall5 will be provided with 34 of tho5e being
located in the parking garage. At the 5urface lot 25 5tall5 will be
de51gnated a5 ·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?
Acce55 to the 51te will be located off the We5t end of South 38'h Court
with a 24 foot wide two-way drive centered on the 5treet end. The
ex15ting 51dewalk will be extended into the 51te. A 5econdary 24 foot
wide emergency acce55 point with gate 15 propo5ed to be located off of
South 37'h Street.
The property line along South 37'h 15 being fenced to d15courage v151tor
parking on the re51dent1al 5treet. A 5-foot high ornamental iron fence 15
propo5ed at th15 area.
We are reque5ting the 5outh 37th 5treet Waiver of Street lmprovement5
approved for the prev1ou5 concept to be allowed for th15 propo5al.
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.
Ba5ed on a traffic 5tudy performed by M1ra1 A55oc1ate5 (u5ing a larger
medical 5pace allocat1on), a total of GI 9 vehicle trip5 per day would be
generated by the completed prOJect. GI new trip5 are expected during
AM peak hour5, 145 new tr1p5 are expected during the PM peak hour5.
g. Proposed measures to reduce or control transportation impacts, if any:
Secure bicycle parking 15 provided at the parking garage level and
5hower5 are provided for tho5e employee5 wanting to bike to work.
The City of Renton requ1re5 payment of a tran5portat1on m1t1gat1on fee
prior to the 155uance of building perm1t5. The tran5portation m1t1gat1on
fee to be contributed 15 calculated ba5ed on $75 per each new proJect
-<3enerated average dally trip (ADT). Therefore, the total calculated
tran5portat1on m1tigat1on fee for the proJect 15 $4G,425 ($75/trip x
GI 9 net new ADT'5)
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, sanitary 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.
Gas, On-site 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 n my pa .
Proponent:
Name Printed:
Date:
1 I
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 15
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
(These sheets should only be used for actions involving decisions on policies, plans and
ro rams. You do not need to fill out these sheets for ro·ect 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 briefiy 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.' How would the proposal be 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
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.
Proponent:
Name Printed:
Date:
ENVCHLST.DOC
REVISED 6/98
Y:\Projects\2707 Valley View Professional Development\Design Research\SEPA.doc 17
' •
' ''
GEOTECHNJCAL ENGINEERING STUDY
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37m STREET
RENTON, WASHINGTON
G-2052
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 20th Street, Suite 10
Bellevue, Washington 98005
Phone: (425) 649-8757
Email: info@geogroupnw.com
DEVELOPMENT P
CITY OF RENT~~NING
AUG 1 3 2007
RECEIVED
GEO 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 37TH STREET
RENTON, WASHINGTON
Dear Mr. Williams:
Geotechnlcal Engineers, Geologists
& Environmental Scientists
G-2052
Per your request, GEO 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 development.
GEO Group Northwest, Inc., explored subsurface soil conditions at the site by excavating five
exploratory test pits TP-1 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 ofloose 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 425/649-8757 • FAX 425/649-8758
December 6, 2006
400 Block South 37th St., Renton, Washington
G-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 questions regarding this
report or need additional consultation, please feel free to call us.
Sincerely,
GEO Group Northwest, Inc.
i)~~(
William Chang, P .E.
Principal
GEO Group Northwest, Inc.
TABLE OF CONTENTS
JOB NO. G-2052
Page
1.0 INTRODUCTION ...................................................... I
1.1 Project Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1.2 Scope of Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2.0 SITE CONDITIONS .................................................... I
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 SEISI\flCITY ............................................................. 3
3 .I 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
5.2.4 Subgrade Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5.2.5 SoilsCement 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
s".6.2 Footing Drains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
GEO Group Northwest, Inc.
TABLE OF CONTENTS
(Continued)
6.0 LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
7.0 ADDITIONAL SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
ILLUSTRATIONS
Plate 1
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.
GEOTECHNICAL ENGINEERING STUDY
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37rn STREET
RENTON, WASHINGTON
G-2052
1.0 INTRODUCTION
1.1 Project Description
The project site is located at the 400 block of south 37"' Street in Renton, Washington as shown
on Plate 1 -Vicinity Map. The subject parcel is located on the southern side of South 37"' Street
in Renton, Washington, directly across from address 404 South 3 7"' 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
development has 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 11 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.
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 fems, small bushes,
deciduous trees and a few evergreen trees.
The South 38'h 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 38th 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-1 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
1 "Geologic Map of the Renton Quadrangle, King County, Washington", D.R.
Mullineaux, U.S.G.S., 1965.
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December 6, 2006
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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. Th~ 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 rioted 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 GEO Group Northwest, Inc., that
there project site soils are not potentially liquefiable.
3.2 Seismic D-esign 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 IBC, based upon the
subsurface soil conditions found during our site investigation.
GEO Group Northwest, Inc.
December 6, 2006
400 Block South 37th St., Renton, Washington
4.0 SLOPE AND EROSION HAZARDS
G-2052
Page4
We understand that the City of Renton Critical Area Maps indicate 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 15 feet.
Based upon the City of Renton slope definitions, 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 can 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:
1. Low Landslide Hazard (LL): Areas with slopes less than fifteen percent (15%).
GEO Group Northwest, Inc.
December 6, 2006
400 Block South 37th St., Renton, Washington
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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 (L V): 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 inclination of 44 percent from the horizontal. Toe underlying site soils consist of
primarily sandy SILT, glacial till soils, which may be underlain by sedimentary 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 of GEO Group Northwest, Inc., that the
existing slopes at the site are stable in their current configuration. Toe 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 ofless than
15 percent are classified as having a Low Erosion Hazard. Slopes with inclinations of 15 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. Toe 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 37th St., Renton, Washington
G-2052
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
recommendations 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.
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December 6, 2006
400 Block South 37th St., Renton, Washington
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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 are found within the development areas they should be removed.
Disturbance to the site should be kept to a 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. If loose soils
are encountered at the proposed footing subgrade elevation it may be necessary to compact the
soils below the footings or replace with a compacted structural fill.
5.2.1 Temporary 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 lH:1 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: IV. Permanent fill slopes should be inclined no steeper than 3H: 1 V without a
geotechnical engineer approved design.
GEO Group Northwest, Inc.
December 6, 2006
400 Block South 37th St., Renton, Washington
G-2052
Page8
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 fines (silt 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.
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 organic-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 structural
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 (mcluding foundation and slab areas), should be compacted to
GEO Group Northwest, Inc.
December 6, 2006
400 Block South 37'" St., Renton, Washington
G-2052
Page 9
at least 95 percent maximum dry density, as determined by ASTM 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 ASTM Test Designation D-1557-91 (Modified Proctor).
Fill placed within 12-inches of finish 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
subgrade elevation of slabs and footings to protect the moisture sensitive site soils if the sub grade
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 subgrade 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 confining 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 subgrade 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.
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
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Page JO
For on-site soils that prove to be unsatisfactory as a subgrade 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 structural fill.
Cement treatment consists of mixing cement into a minimum 12-inch thickness of the site soil,
creating a cement treated base (CTB). Over large areas cement treatment is usually performed by
tilling cement into the site soil. The cement treatment should extend down to firm soils. The site
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 !-foot deep
treatment), based on dry weight. Based on our experience, an average application rate of about 5
percent or 5 5 .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
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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 fill are as follows:
Allowable bearing pressure,
Dense native soil
Compacted structural fill
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 = 18 inches
Minimum width of wall footings= 16 inches
-Minimum lateral dimension of column footings = 24 inches
-Estimated post-construction settlement= 1/4 inch
-Estimated post-construction differential settlement; across building width= 1/4 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 fill subgrade 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
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December 6, 2006
400 Block South 37th St., Renton, Washington
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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 O. 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 pcf for 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 psf where H is
the height of the retaining wall.
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December 6, 2006
400 Block South 37th St., Renton, Washington
Passive Earth Pressure and Base Friction
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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 pcf for 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 by wind 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 finished
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. Wall 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 sub grade 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 subgrade. 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•h St., Renton, Washington
G-2052
Page 14
than five (5) percent finer than No. 4 sieve. A vapor barrier, 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 barrier
membrane for protection during construction.
5.6 Drainage
5.6.1 Surface Drainage
The dense glacial till site soils are relatively impermeable, except where sand lenses occur.
Consequently, the finished grades should be graded such that surface water is directed away from
the buildings.
5.6.2 Footing Drains
We recommend that drains be installed around the perimeter of the foundation footings and at the
base of retaining walls. The drains should consist of a four ( 4) inch minimum diameter,
perforated or slotted, rigid drain pipe laid at or near the bottom of the footing with a gradient
sufficient to 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 connected 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 37th St., Renton, Washington
G-2052
Page 15
Our findings and recommendations stated herein are based on field 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
final design and specifications of the proposed development to verify that the earthwork and
foundation recommendations have been properly interpreted and implemented in the design and
in the construction documents. We also recommend that GEO Group Northwest Inc. be 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.
December 6, 2006
400 Block South 37<h St., Renton, Washington
Sincerely,
GEO Group Northwest, Inc.
Adam Gaston
Project Engineer
d~~
William Chang, P .E.
Principal
GEO Group Northwest, Ine.
G-2052
Page 16
ILLUSTRATIONS
G-2052
GEO Group Northwest, Inc.
cij:(1) Group N orthwest, Inc.
Geotechnlcal Engineers, Geologists , &
Environrrental Scientis ts
SCALE: NONE DATE: 12/1/06 MADE: AG CHKD:
VICINITY MAP
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
we JOB NO: G-2052 PLATE
a: ..
-8
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PLAN BASED UPON TOPOGRAPHIC
SURVEY PROVIDED BY SPRJNGBROOK
OFFICE PARK, LLC, PREPARED BY
OTHERS.
4'}.·
LEGEND
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~ = TEST PIT NUMBER AND
TP-1 APPROXIMATE LOCATION
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PbanCI 425/649-8757 PAX 425/649-8758
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CB RIM EL=82. 71
IE B" CMP(N)=7B.61
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IE 12" CMP(W)= 7B.06
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CS RJM EL=85.9l
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SITE PLAN
7' UNDERGROUND ELECTRIC
EASEMENT AFN 78042108.3.J
Wln·UN THIS AREA
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
PROJECT#: G-2052
i5Anf 111u106
DRAWN: AG
CHECKED: WC
SCALE: I" ""20'
PLATE: 2
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PLAN BASED UPON PRELIMINARY
PLAN PROVIDED BY' SPRINGBROOK
OFFICE PARK, LLC, PREPARED BY
OTHERS.
~ = TEST PIT NUMBER AND
TP-1 APPROXIMATE LOCATION -
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PROPOSED SITE PLAN
PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST.
RENTON,WASHINGTON
PROJECT#: G-2052
DATE.: 11/1.1/06
DRAWN: AG
CHECKED~ WC.
SCALE: l" = 50'
PLATE: 3
Relatively
Impermeable
Free draining material,
(Washed rock or Crushed
rock)
Geote;cli/e
(Mira/I 140 N
or equal)
4 or 6 inch diameter
slotted or perforated PVC
pipe
NOTES:
COMPACTED
FREE-DRAINING
BACKFILL
MATERIAL
Basement
Wall
NOT TO SCALE
1.) Do not replace rigid PVC pipe with flexible corrugated plastic pipe.
2.) Perforated PVC pipe should be tight jointed and laid with
Vertical Drain Mat
(Mirddrain 6000
or equal)
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.
cfj ii11 Group Northwest, Inc.
TYPICAL BASEMENT WALL BACKFILL
AND DRAINAGE DETAIL
SCALE NONE
Geotechnlca/ Engineers., Geologists, &
Envlronrrental Scientists
DATE 12/01/2006 MADE AG
400 BLOCK SOUTH 37TH ST.
RENTON, WASHINGTON
CHKD WC JOB NO. G-2052 PLATE 4
''
APPENDIX A:
TEST PIT LOGS
G-2052
GEO Group Northwest, Iuc . .
' .
LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS)
MAJOR DlVISION GROUP TYPICAL DESCRIPTION l.ABORA TORY CLASSIFICATION CRITERIA SYMBOL
GW WELL GRADED GRAVELS, GRAVEL-SAND Cu-= (D60 I 010) greater then 4 CLEAN MIXTURE, UTILE OR NO FINES DETERMINE Cc " (D302 ) I (D10 • D60) blmWen 1 and 3 GRAVELS
PERCENTAGES OF
GRAVELS (little or no GP POORLY GRADED GRAVELS, AND GRAVEL-SAND GRAVEL AND SANO NOT MEETING ABOVE REQUIREMENTS (More Than Half fines) MIXTURES LITTLE OR NO FINES FROM GRAIN SIZE COARSE· Coarse Grains DISTRIBUTION GRAINED SOILS Larger Than No. 4 CURVE ATIERBERG LIMITS BELOW
Sieve) DIRTY GM SIL TY GRAVELS, GRAVEL-SAND-SILT MIXTURES
CONTENT "A" LINE.
GRAVELS or P.I. LESSTHAN4 OF FINES
(with some ClAYEY GRAVELS, GRAVEL•SANO..CLAY EXCEEDS 12% A ITERBERG LIMITS ABOVE
fines) GC MIXTURES COARSE GRAINED 'A" LINE.
SOILS ARE or P .I. MORE THAN 7
CLASSIFIED AS
Cu= (060 J 010) greater then 6 SANDS CLEAN SW WELL GRADED SANOS, GRAVELLY SANDS, FOLLOWS:
LIITLE OR NO FINES Ce=(030'2) I (010 • D60) be~n 1 and 3 SANDS
(More Than Half
(little orno POORLY GRADED SANOS, GRAVELLY SANDS, < 5% Fine Grained: Coarse Grains SP NOT MEETING ABOVE REQUIREMENTS Mora Than Helf fines) LITTLE OR NO FINES GW, GP, SW, SP by Weight Larger Smaller Than No.
Than No. 200 4 Sievil) ATTERBERG LIMITS BELOW
Sieve SM SIL TY SANDS, SAND-Sil T MIXTlJRES > 12% Fine Grained: "A" LINE DIRTY
SANDS GM, GC, SM, SC CONTENT OF with P.I. LESS THAN 4
FINES
(with 1ome 5 to 12% Fine EXCEEDS 12% ATI"ERBERG LIMITS ABOVE
SC CLAYEY SANOS, SAND..ClAY MIXTIJRES Grained: use dual "A" LINE fines)
symbols With. P.1. MORE THAN 7
liquid Limit ML INORGANIC SIL TS, ROCK FLOUR. SANDY SJL TS
SILTS < 50% OF SLIGHT PLASTICITY 60 {Below A-Line on
PLASTICITY CHART /I A-~ine 1--,/ FINE-GRAINED
Plasticity Chart,
INORGANIC SIL TS, MJCACEOUS OR FOR SOIL PASSING Negligible Orgenlc) Liquid Limit MH 50 SOILS >50% 01ATOMACEOUS, FINE SANDY OR SILTY SOIL l NO. 40SIEVE I I V I / CH or OH
Liquid Limit INORGANIC CLAYS OF LOW PLASTICITY, 1;l 40 / CLAYS Cl GRAVELLY, SANDY, OR SIL TY CLAYS, CLEAN " / < 30% CLAYS ;!, / (Above A-Line on
~ 30 Plectielty Chart,
INORGANIC CLAYS OF HIGH PLASTICITY, FAT
/cLorOL l/ 'Negligible Organic) Liquid Limit CH ',,' >50% CLAYS t-20 "' ,/ More Than Half :5 / by Weight Smaller Liquid Limit ORGANIC SIL TS AND ORGANIC SIL TY CLAYS OF a. ,, MH or OH
Than No. 200 ORGANIC SIL TS <50% OL LOW PLASTICllY 10
I I--
Sieve & CLAYS 7 ' e, DL cML I (Balow A-Line on 8 Placticity Chart} Liquid Limit DH ORGANIC CLAYS OF HIGH PLASTICITY > 50% 0 10 20 30 40 ' 60 70 80 90 100 110
LIQUID LIMIT(%)
HIGHLY ORGANIC SOILS Pt PEAT AND OTHER HIGHLY ORGANIC SOILS
'
SOIL PARTICLE SIZE
GENERAL GUIDANCE OF SOIL ENGINEERING PROflER.TIES FROM STANDARD PENETRATION TEST (SPT)
U.S. STANDARD SIEVE
FRACTION Passing Retained SANDY SOILS SILTY & CLAYEY SOILS
Sieve Size Sieve Size Unconfined Blow Relative Friction Blow (mm) (mm) Counts Density Angle OasCfipUon Counts Strength Oeaaiplion
SILT /CLAY #200 0.075 N " (Jl. degree N qu, tsf
!!Ml! 0-4 0 -15 Very Loose <2 < 0.25 Very soft
F.INE #40 0.425 #200 0.075 4 -10 15 • 35 26-30 Loose 2-4 d.25 ·0.50 Soft
MEDIUM #10 2 #40 0.425 10-30 35-65 28-35 Medium Dense '.' 0.50-1.00 Medium Stiff
COARSE .. 4.75 #10 2 30 -50 65-85 35 -42 Dense 8-15 1.00 • 2.00 I Stiff -> 50 85-100 38-46 Very Dense 15-30 2.00-4.00 Very Stiff
FINE 19 "' 4.75 > 30 > 4.00 "'"'
COARSE 78 19 ==-
COBBLES 713 mm to 203 mm td••1 Group Northwest, Inc.
>203 mm BOULDERS -Geotechnieal Engileers, Geologists, &
ROCK Envlronmentel Seian1lsts
> 76mm P'RAOMENTS 13240 NE 2oth Street, Suite 12 Belle\/Ue, WA 98005
ROCK >0.76 cubic meter in volume Phone (425) 649-8757 Fax (425) 649-8758 PLATE A1
·' '•
TEST PIT NO. TP-1
LOGGED BY AG TEST PIT DATE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
SM/ Brown to mottled silty SAND/ sandy SILT with some gravel and Probe 1-2" -' ML occassional cobbles, moist, dense Probe l/211
' ', -------------------------------------------------------
-
-ML Mottled sandy SILT and SILT, moist, dense Probe 1/2"
5 -
-
-Total depth oftest pit= 7' bgs
-No groundwater seepage observed
10 -
-
-
-
-
15 -
TEST PIT NO. TP-2
LOGGED BY AG TEST PIT DATE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
Probe 3-5" -SM Silty SAND with some gravel, moist, dense Probe 2 11 -
--------· --------------------------------------------------Probe 1/4"
SM/ Silty SAND / sandy SILT with some gravel and occasional boulders, -
5 ML moist dense -----------------------------------------------------------
ML Brown sandy SILT with some gravel and cobbles, moist, dense
-Total depth of test pit= 6' bgs
No groundwater seepage observed -
-
10 -
-
-
-
-
15 -
TEST PIT LOGS
Cill•) Group Northwest, Inc. PROPOSED MEDICAlJOFFICE CENTER
400 BLOCK soum 37IB ST. .......... Geotechnical Engi'leer:s, Geologists, & RENTON, WASIIlNGTON
E:nvlronmental Scientists
JOB NO. G-2052 DATE 11/17/06 PLATE A2
. "
TEST PIT NO. TP-3
LOGGED BY AG TEST PIT DATE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
SM Dark brown silty SAND, moist, loose Probe 8 11 -2 1
----------· --------------------------------------------------
-ML Brown sandy SILT with some gravel, moist, loose
-----------------------------------------------------------ML Brown sandy SILT with piece of burnt wood, moist, med. dense Probe 1-3" --. -------------------------------------------------------Sandy SILT with some gravel becoming cemented sedimentary rock
5 .......... ML fragments, moist, dense to very dense -
-Total depth oftest pit -4.5' bgs
-No groundwater seepage observed
-
-
10 -
-
-
-
-
15 -
TEST PIT NO. TP-4
LOGGED BY AG TEST PIT DA TE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
---SM _Dark brown silty SAND, wet, loose ___ ---------------------1------. Probe l"-4"
SM Brown fine silty SAND with some gravel, moist, dense
Probe 1/4" -1" -
----------------------------------------------------------
ML
Brown sandy SILT with some gravel and includes cemented
5 -""'-sedimentary rock pieces, moist, dense to very dense -
-Total depth oftest pit= 4' bgs
-No groundwater seepage observed
-
. -
10 -
-
-
-
-
15 -
'
-TEST PIT LOGS
Cilli) Group Northwest, Inc. PROPOSED MEDICAL/OFFICE CENTER
400 BLOCK SOUTH 37TH ST. -Geotechnlcal Engineers, Geologists, & RENTON, WASIDNGTON ............
Environmental Scientists
JOB NO. G-2052 DATE 11/17/06 PLATE A3
\ '-tt-. • • ,
TEST PIT NO. TP-5
LOGGED BY AG TEST PIT DATE: 06/02/2005
DEPTH SAMPLE Water OTHER TESTS/
ft. uses SOIL DESCRIPTION No. % COMMENTS
SM/
Dark brown silty SAND / sandy SILT, we~ veiy loose
Probe 2' -2.5 1
-
ML
-
----------------------------------------------------------Probe 1-3" -......_ ML Sandy and clayey SILT, we~ dense
-
5 -. Total depth oftest pit-3' bgs
Groundwater seepage observed at 18-inches bgs
-
-
-
-
10 _
-
-
-
-
15 _
TEST PIT NO.
LOGGED BY TEST PIT DATE:
DEPTH SAMPLE Water OTHER TESTS/
fl. uses SOIL DESCRIPTION No. % COMMENTS
-
-
-
-
6 -
-
-
-
-
10 _
-
--
-
-
16 _
.
-TEST PIT LOGS cm PROPOSED MEDICAL/OFFICE CENTER Group Northwest, Inc. 400 BLOCK SOUTH 37TH ST. ......... Geotechnlcal Blglneen1, Geologlats, & RENTON, WASIIlNGTON
Bivrollmantal Scli!Jntists
JOB NO. G-2052 DATE I 1/17/06 PLATE A4
Printed: 08-13-2007
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA07-086
08/13/2007 09:42 AM
f
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 De script ion 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 Park Mitigation Fee
5006 000.345.81.00.0002 Annexation Fees
5007 000.345.81.00.0003 Appeals/Waivers
5008 000.345.81.00.0004 Binding Site/Short Plat
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5012 000.345.81.00.0009 Final Plat
5013 000.345.81.00.0010 PUD
5014 000.345.81.00.0011 Grading & Filling Fees
5015 000.345.81.00.0012 Lot Line Adjustment
5016 000.345.81.00.0013 Mobile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetation Mgmt
5019 000.345.81.00.0016 Shoreline Subst Dev
5020 000.345.81.00.0017 Site Plan Approval
5021 000.345.81.00.0018 Temp Use or Fence Review
5022 000.345.81.00.0019 Variance Fees
5024 000.345.81.00.0024 Conditional Approval Fee
5036 000.345.81.00.0005 Comprehensive Plan Amend
5909 000.341.60.00.0024 Booklets/EIS/Copies
5941 000.341.50.00.0000 Maps (Taxable)
5954 650.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.l Postage
5998 000.231.70.00.0000 Tax
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
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