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Home My WebLink AboutLUA97-052 ii,-,.. ..,.,, ,118.....,.... :I • I . ._ ..si. 0 ir 1. .: . - ' .,. ;C . ES.tViaPOP: - . ,„. ......,. ,., . . Inlerchong _...„. .,., ,......:j ILU%ill , .." .--0.1 •'' ' latamminFAMTEM rre a.•. ' ° ..-T.EA•• :'. ., ilL71 ..6. A . I;1 ,/, '‘J;I:', ; . . „:„ „i. , „„vaisil m.,,,...„,.):: . 46.t-e, c\,..,:.tp,.. t • - 'ariliAL-Az. -•••••••.:\\ • . . , • ,.. ,,...OFFICE ' . ,OF .ICE . , ,.. ,.... . • ti , ..-0"''—1,- r '^ "- c:,4•T-J3 7.,V1 ' u' a • ,,. ,..B , iii• . , . . • L.( ....., ; . ik: .. - —- ,.. . —1 0 FFICIt kil i. _ I f--L____ .1 ' ... OFFICE STAIld --'. —'' : • P.,--, , I--i': ''''',4''----'-' ' ."''• —' , if-. OFFICE --"i_ ,_ \A y\1\ -""- , I ---4-,7--P1 ", " 44--, -1 '7- _Ill -1--i __, $-- -- I \ 1'... I.r1, I • ATLAS OfAEAT.TIX 'rL' '''; *it''74-.''''....'":4".'7!. ,(! SW 19TH & LIND NEIGHBORHOOD MAP CIP) SCALE 1'.200 on OTT Of RENTON SUBMITTAL 3-12.97 CANDLEWOOD HOTEL 1, s A PORTION OF 7FE ME 1/4 OF aw.1/�I .. 9 8E01101110,FENTON,WA*CK F0 RANCE 8 E.WA I 1 d 1 . c—\ I: i co • • VILYJFY MAP tlik . A i+ BF�T I�G 8 t COMM, aOAtaT-09 a ll.a�affi.ND.a.lmil EMAI LEGAL DESCRIPTION • ,... .m11l..ia••• I A RIM AIA30/TIE VIM 0lR.All aaRaw ME0•114 11R i. a1Ri IMMO ea�I./Q Ma V MUM IQ MR t♦70ri al .r AI i 1 i N ' g i IYI IW 111 R11111111W1 �� ■.RRL.IaIT1®o�iRa ORa.Ra�Rl.O BTU UUTTmiTTmTTrTmTTVU 1.1y1 ��af swam.vaAR�IA.NIR. IMAM IU.aaa 1�MA r.RAD)•.a�xt AaR Rom le Ira Rl�i R11�UM siYli♦wA MEM I__RRDa�RR Raw. aa�1 I �A 1,1 ■ r.w NEU ai aarl i anv.aoa �— a.R.i O.®m'aai.lIaa1R 1'♦Aa�Is aaa..Dl�aa'.Maas / MD UM KIM MT 'i➢ nI • DRaaa�..0 tisaa J EE. .....RA. ra aaaaa a.vl� M IMUioiAu�uDer SIN F - I��I �i,.s� _I�>1��s_ (� 1Tr aw 1lrmerFl�u �\ 1 1 Jansusiorm maw 8 W 1.7 _ Ig! •CALL F$'GFE YOU DKI' ' '°"I% ohi 1100-424-6663 Ait) ,. ,„ �, . CITY OF RENTON CEPARTTAE}lr OI ala.IO WOID%= • MOM O w®4/111*1 aeon Ammo 31,3 WALE +n sox ...1 �1._I E71 . .nn m AHPID-I --•tom 1 4 3 ,,, ,,- RA 6101101 DO/IFic 04/14/I19I 100 SSE 1.1O0 DO a grim,BCE%NE mIa1-S,ZOIOI-T71101-. ! PRELIMINARY GRADING AND STORM DRAINAGE PLAN g - �* a .kyram, misH, _ EAST VALLEY ROAD - • 17=t4%.6oe[rr Q --- -` �i._�__-a''fit 1r.�Y�� mm� r I�OOQR A.' Skr..r O:W 1SKre'd aLwzFr e5 4.r.., .EYv.. K, <�cvCO.S.VSr M."rswr.""rva."0"e.M..,AM.WatrS.t.Y{J. - 1.:""'',.?',n III - _ —. 5 Q' U lal ILA .. ■rill �■ 5 .. :.: IEiBMLTMIOeR • ....... ..: ... ...:.:::: ::: r T — • 41, b/R f - .. - _-vi1R5 - svrw _u .,.. ._— Y /�YiI - e 1. - i .,.7,.:i. — ...-.:.,:::„ias r ::. 4--i '``e : . w • • LEGEND . EL ` CIPII ,�y' _' �,.p{�� C - F o 4 °� R t PLC : EN= I.s = �� ivs rErr Mali • F 11 , _ ; � 11. MY�EOM LWOW NM i CANDLEWOOD HOIEL i b \ DEW MOW WIp .. Mall ....: DIM A0Y111 g la Ie.-... if MOW MOO —:�:Y:> {r ..„: y —� -• . m✓' • Sys om L_ n �, r — ,'tri il CRY OF RENTON 61 OEPARTMaJV or tia is WORKS 22U ®® .° o.re ly11m ® � rs1 manic.DP _ + U ° 1.r NM DM — over 2 a a m its 04517n1 4fe/M1vc a/10/1097 1407 Sal:1.30 NW 0[E Lrtc Z TS7045- -4 PRELIMINARY SANITARY SEWER AND WATERMAIN PLAN • g FF EAST VALLEY ROAD s _ 1 P.we&e 0.WU:. ICL C. cca37-111L--- --f a 3 a a 11 T- pd �yP.rrLx a1L1,•x4tR�.C�L0.+.Ls#Arva>::,o1A s1.s;/X �.•.......-4-uY„!,>n�v..•.rt}t;aL:"® f%.'.XYa'i1e\�X=' y 1 E�:' :'.:.`.� ?`E Si''; >_ -3? E iE: 'r:'r" d'di:E;?::? Ed 'i ._?:i; I il ejt„ e, ,: si • rout, • 1 • • ' :. .:i:' HICff r Y '' - � Ill :� 1. wantRlwwM a • ` _ < • 4 '1.!!� .y iE::ii t11mYY MCI OIOIA O • EMS MOW=MI MIMI /��y p�y�.. ei tee®MOE MR•• i V�YM.GAV OHOTa. .... 1 i IF ®•�e�'�IS •�� L1 e �✓I33 g17 WA MI r OEM R g ! -- . §d A i — NIti :..>L--_�� + �--��--"�,_.. �—Wit_--_� _13:- 4% ,, ..-...w.�...:.o.:.:.:..w................... ,.. ...:cx� ' cm : .... ,:,.:aemx :,:.::w.,:,,:-..,..,,,Alt.-v :a. + rca. ...wam- :e:c .:,.> .; -k .. .. . / �11 _. :' i CITY OF RENTON 1 An-m n-or.rVaJo Wa OCD S — . o.,a /11/l, 1n pp ...N. Oa? .em ( U. a mrm . ,ern WU - ......,... 8 Cr 8 a Fla Wi51•1 p3C/Il:c w/to/tM 1425 Scala 1=21 N.4 A!s IdKS-T30045 9"....-q. • f ran:I:Ian/Plant Palette UttE5 SEEMS we.p,,a,e,.tr:.weMinf C.,ty Maple ,stek AAA, M,p„ ,.•.,[[rm. 1� [e Iasi Tall trees and shrub masses cavisp„alats• 31,,,,,,nv.ep .x.r..._ Nat, at corners of building to • Medium th In evergreen Co,,, r"` • buffer In walls. shrubs at base of building. u: �..w. r•�,y�-...ilk wr-y[u.s...,.,... nW • ur;.se er.n[.u,rr. :,t.ye..[.•. xm.,u4.u. • ` 4d" cev .ere„ral-aru'.eue.:: Mounded turf area with shrub yd µ s Hym•,......:ropMe• {Weal xy0,y,. lie,uvdiray ��"" Trash enclosure screened by • ma.a.y�¶n..•" nrpr Ys...v.. J.p.•w•xory seeua!ammpervena / masses and buffer trees. evergreen shrubs and vines. �..p.rya fy_•ra[o Paso,• ttrn-..,.c/.po, JJp...rrFrt g rs oJypa , 'aan 0.W tariwf • �,M w. tK•s`wn. Mixture of deciduous and "' "^� .,. w•'••be�•v.. _ ? ,ems 00. arc 7 'rnpuso.nieyts AT� �.�x��n �e n trees to buffer and r M .tar K:.r,d:m.4.a r..py w.•n.py...tnrsi ""," .. �"' ,q�1P0`DI�.lJ9:"Qi907sk �1U'-•-�-0�'.'Db�.' iPioTr�9i?.t _ -" -ac _ _ evergreen eltsk 'r.,,y A QOtt'.'06,1,3)F.• y IA,ig-S.v •.C,i4 �.-'.`w7K: DO pO Mr..� ' Q'2Alr-ZIt ccreate separation with .,. lei,w- teA. 1r _ 7 ��e•"3� f Sri •- a�,�:,, � •— µ�4f '�'�IR, adjacent development. • I.... 3 • unadmdronevaa +• e. ®:' I/n - `Y �'4�.. I ,i�� "1 c;.ednar.n[vyxr. r `,:..•r. : ._ `s'.•_ lair.:.r Gveraa..nvmerea $ - A. ... ,�..,yf�- 7I1�is- ravgaer.den.;. �' c • •�. 1P� �I r M—Medium height shrubs t36' Preliminary I aneiscape Notes: 'tyac` Shrub masses and buffer •-, ` ^� 't 1 Ds I8 ' ,_ ��:�.=D�mil. within parking lot islands. t Thera mea:me:ye:c>;nar,Oremonthe.;x }p• trees at bock of hotel. Semi-elide of small flowering �•-... - 2 TN Psay to oo:J in thefta ia a ta['vy of ie n t:n all S trees around enhanced motor = � 41111 Deciduous parking lot shade `h"""yb`""d""`o-..lda'""'This i""""`0 4y CANDLEWOOD HOTEL court pavin. P 9 ncsuai.e Dot and she 1'm.l deoiln may eent.n plarsv not 9 _ trees. lured ad not all iusoa t.ta ma be ncludcdn:c,fxal �� Cernua florid p y p-A�� 4 5T0 KY UNITS(parcel i) P try r� ^a '-6 _ ere•ea GLd;:aLt unLha. dc.yv • f rrv,n epee. pipi , rr a4_yp nrsylu le. S. Aaat nutrient.rd fertyte teat will be performed on the mw 1i• a.am;:n.ecoramerdatnnafar.ep amsdmera. •I Ora 4. T.entire vita.1 be t M•ted voby a fully autawatic 4F �MCIINDISI �T � . ;urf strip along street with • ayetem.The teation-y.temwalN predomn.ateyparep : .,,, 431, evergreen hedge to screen view overhead oprry wrehthepoaeYilrtya}some drip glary the � � ^ a. pain,. The eyatmn WE isasa:is-as,.al.e..ourck L �'4�h I R H N \a of errs. tiC coupler.wte valve.. nwlohpraysn..able con:roll.,ad • Gazebo G �_ wrk/tow r en.mnta rues all Steel 113t ccdca. P sed Future alb e�� ` � •, p a. - ropo d r �f } Street trees 30'on center to :•^ reciprocal parking. / `� - +JI{ a match existing(or): /P'ss / •_ ` _ 11 AurpLs.Wdn'Lrimon KM? E--.Nx..[.. 41.E � a W►� �) t4) �_ �\r,�...�"1 •- itkfri —1—Circle of small flowering �,�j accent trees around circle. eM •5. ra...[..yasp.yps..[..,... ,��• j� d I r200.O,ay'''9c�..� % �� eeso-.;e rvy4Rae: Si s .t-.an u1 ;. Enclosed spa area. J �S !i T� - - y •n PJ+e•�e yna `m[xr_w roan, o_awe.[s.re —J IB y - > .„ay•ea.,.;a fl v.r[k ., C c Nr ' Flagpoles at hotel entry �I 0014,08. , 'T'-. 41� C •- / I • Formal rows of deciduous .` spp1+7, ik�7„„-- W,ry"""•Bi '" "'°r jai' �Y t,' to I I �'Ak�p �(S trees along interioretreet. —Ow-r•'.a•gAR 1 nsw.avo.n . �• ,�►�,--,>„ +ter-' I �f � rr aareaca ad0W: DCrw�4011_pO0:40 :IOC 1 -- -^*�--c Carpima Foramremelgiau tax.1;1= rvep•,.e as 1EI:s..n..cy xow cif pan tom[h.Ma[k.fak. '°' 9►,<7 •v h ;. .1 I I I r I I'I iiPadir �4 Specimen and flowering shrubs /�,fY�✓' _ at main,entry. Tree Planting Detail frith, I. E' ry• b[ ey " 1I r r m d`E ' •� • ' Small flowering trees to a� . ��` _4� Directional sign. �P aO.-•ff ¢�accentuate entry. r_ _ �' n ;� - r,- 9 `.O:• cunt norpea ifigit.'",EH LANDSCAPE NECIM 0 . veep:>nn.nC � I f �TJ�'� \ / •�A��pU'r'4 ��/ .� Turf median with low mound. irvigilr L``� !1 I �., ei Milan.Srm.CAll10 cat2ddkcsal A11J .'�� ! •• s I .. o r.ewd®.a.a.: `a,` I r.J.at eova.ytky ;l� 1 �'....... ..... .. •... ..Q., flowers at lowmon ment sign. Kurt R.Jensen S'Associates .. // Aren o Roel Construction NOPTH / I , Scale:P o 20,0. I/ Tnilt�e1 and shrub fees I \ . at corers of building�a I Circle of evergreen shrubs I I Evergreen h arate� PRELIMINARY LANDSCAPE PLAN buffer-bare walls. U cc groundcover and flowers vdrneandparking lot. L I CANDLEWOOD HOTEL Proposed Future Hotel to accentuate circle. Renton,Washington April T0,7997 • Toll tee.41,1.r...wee§ . .eVer.4.,ei Fulldea se bid f er bar*walla. eln,da e.bast cl tatallng. M...ar....dfier tura. t.,....,......., e.c.tner shruka•-d.:nas. Preliminary Plant Palette . . TCFCi SHROn-a I 'Annan et dteidaoas as,d to.,,_-_-,,, AspIddatra diator Canine,rant. . Acer rac.,..oldotlaringo. toxEltfor r.srberiool.-,..5ergl Japanese Da-t•etyy Au.p Jan.asurn Jopantoo Mop, Ijuou.41,..ioreoVs'Green Demure Greet,Dismay Doweeed..•'.11.•••.‘,,,oci 4).' t".160.. i r-• 'c-P.O'k...te : ,e jor;'-'1.'-''''i i '''''71.1)7-.".! Adjacent de,epment: - : MkeLVI.C.3)..;:7'..--71b.,aaik-W...." \''••- --.. .....,,d'ealV..•• '- .,A ,,. 1 I j 1 • A14''*''.4*1 ..*, Ater Flaooneudes'Col:115°,11,g. Cason RS,Map, CaNra,,,,and 5coOchileaOl.er r-4t -'rffel f..•.• •' ..-^ ." "' ' ' ' •., r/lif I , .• I I —ti.i...it: ., a =7:"..;"" ,ff... ...--• • • -. • ..ft L I, ' ' i N-111111111 < '..r"..a Nnus rhonddtella Fad Map, M.,Alder Camas a, [atone:oder eland:eel 5 . [a.m., ',noes! Des*cory Cotor.essOor 4 . ,...,_____ c.„.....,.......,..„-• 'pan:1dd Earaps•n Her...Yearn Coronew.erlecoeus [none t.. 4 Ait i;0...1.-"WHIHIKwink .:•-iarr."4,-.,e....irs itairAlii.W -.Err -••••;c7a, — Eaeallen,Toads, Foods.,EpCollon, ....,5,•itU,h,r-,ei 4-,,ollI6,,rt Str.ee...a.tI I 1e,S•rnT,,Ot R oaYfn aF/af1l,,t..a li f.in adtrn'al4. f a••n•hanted=toTrm,- .-oi,'-M,4-, . .".•11.111M 1,10*....T.' . ,,Z-MMe..eli,,T1a1.r4b,,14il e.t.i.ld .a-4dt3. 61 • . KMCraaasgea,nan".'e ns.ypfl eloavdaraktaterslt•ed d d lera ,,,MCra.g:naeppssl,, JUHFRI1E.n1youoc,dam CANDLEWOOD HOTEL 4p , =A „ w e endde ncpr,oyatrerr.rtnrno-'landa.cn,,.enne tad.ajr ao.oFaeevo pnpoTae eaoheoddtyertr e,mrnd.esev"edpe 1 r4dlx1t•d.eia n a J,JNFDM.,a,a.a,e,pp,ya,.,aaen,lMndnndyn"ne‘,n Rs.,1.4e ea.L,• CRn dyaernT,nyet .an. t , __„____,... _....• , -41 . , rurt otrip aloe,ettreet with enera-aen Kee*te•trean rine - pin.,{,,,,,,,,a Cyru.a 410coneriina Lacebari Ma rear Mahon,aa..t.fonvrn Nana,dernredica ere,a Go o, Hestrentenandee Asz iari-0414-"4,‘i-(n•‘-l'n 114• - I I• a ea.. Cuerevs shumanig 511.mo-d Oak Osman:Les heterepidnus Holly 1...,Conant," Gatebe rt.! 1,,,„,. .Li Lri 1 Liwri. . I; -,. , Street tree,30.on earner to KoKr.la pocuolo..acts Turple Mad Curide Rae Led., Sevela dernpervinera Cesa.Wove ol leyo...,,,,m.onio.rorn nodedend.en.A.ndka na.,n,ran' Atatea i -'' I I Oa ,,, erdtch;fati-a(101 ,,.., '.....a.• LI:Venal Linden Cosa fforraardia ty., re:,e.di Fr..,ku.,,,,ir .d Cauca carddensis Canada Hen*. _ 5Y,..'”,!... LC. 41... '40III% gt),Q.D. • Idnunnum Inniweedd ,0,,,,,n,`,..V.I. )111.11 •-•.—cl.d...e....vflo.errina fr. < -7.72;-.,::::,-.,- vr•-•••••-••,. rd'unu,:Ins Darters Aled,ndn 1.a.ndatindo ,1 Er:lewd o o a moss. ii j_ 4101.61 Rag pales••,ete:entry t 1 1,7 . . ___ • bg" i i 1, 4t7A. At 1.- IrOL . • ' i I 24. J . Forprul reds el de Odd,. _sc. -.,.... aLl,,ii 1 ._ .. 46' _IffingifilP III) . Grotsa..........10,iteriar•tr$ 1...?: 11 -- fic."6,--•---,-*“7".761%-**7.---443* ,.,.....--,..„.• ?,-‘4 ttei t r itry3 war 1410„ . , Spec.,and flower,shrub • g' Pr' .AMIllp at ea.,e,t,), WO -1II AI— I • :147.=, • atilii - Al.i.iii___ • threatbr,el, ,....-Spradifledenn,tree*la frt.nalt -. stand...entry. daal... • , . <10 L le MiadIfiRL• P.,.,. nroxv_u „..,.„,„.. .,..„,,,....,. _____ • .1.••:-. • --,..•t-_-___•- •,!...,- dn.,-,... ,,, •k lt,..Jr:bri;Wrig•••••--...., 0., 1 i:,•..6.:L."4.1 .- 143,..7 : : : : • : t-VYA .f.,-*io: AgehIalkdria, raYrgto f"' '•••••'.;:it-;., ., \-- • ', I— - , 1 11111 -.1•0111 0 '..,-••„..,e.2e:a.nan - 110! I I ) i : =?.°7• -•••111U"Ilirleir ./ ,-alir . L1.-3.4.:,_ ....„:„.,-,.-: ,,,.1, t'. i'7-- -,en:.•,. 4,.,_,' „,:pli •••........ . -,.• •••,. I I.d.MO*and*groan. `1,.-...."---?-^rS,.'1:,7-,C,1 ' .....44.j.,•Of •••..i.J.5, _„....`, , , ___ .--^,',- ,..--1, ..1V1 ...,...-,-,.----- .4 .-‘,.--- - fla••••as le.inenument alt., _,.......,-‹ 1 ••,r,..04414.444,.. ,....--_-......_.:- A -•. -,...- .. '''. 4 r'' 11^" ..' '. "-:=:-*- . ' -Y;Et::t7-:'j i -.. -4,..,....,,,,,,.--.....,... _ ,,,..-..-,___.,-7.,,,...,--""‘„,..____„ deli*-• • '.'' ' , '---\ - • -.,,"---..,)\--', . ,, .,,,A,.. \ i ,\ 1 : ...ream red,tn a,anit at. drive grJps,iio,lot. . . . . .-.. .. -. Vi'-'7 •-•' - 1 --- '-:—'i tr '' 7'''•rz,,-.i :-;,....,. -III • •--44 , - - ' "\-Z-773 ir:$iZ.-1 "'< '‘ ---- 4144;47",....\•-w.1.= •,.._ • , ., ., ,,,,,- ,.e., .., 4&-w... -- - . - .- r.r--? ----_..-- -,,_.....- z , •-•:,...\;=•-• ..,,...,, ..--z._,,--..- .. l .., 6+ •,-1.- 1 Crate c•nor o.stiol..-4,1 , ..... .7 ,:1 ,rd,., . . a:.r.f.°MATS,6 wd,readdao.r•a-.4 Ryden) • '1.4-,..,t .‘,..7. , irl. ,f.?-:-.-9-,': •-e:,----.---; p,.... _-___---.- .! 2' .• - ..,,,, _.....,,._..,.,..., ...... ...Ran,n I,, ••,.,.„.. -- -,., ..th-k ---6 . tf-,.. -' i er, ..F•&.\.,...7___ ____s-FT' _______• • c-:,,---7',". 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'''... \1-?'•- i' 1 KA toi,!C.K 71' t I i roltt..,1 illA'OWE 4i0ilIECTRE____ - ; .r-, • ..--- r_______-------5".1 i____---- v—i •----'-"---.J •••C'•A'''.--.; I 1.— - V.,,I.I i err,I.e... 'T• -'•-•"7-41-•,',... • ...,..- ...P•2•• • ••,•,• .1.,.4.,.. .„..„_..-.. , • , ., , .„,....-- _—_,.....- -,..,z,-, . gig \•••..______, •,..,4 ,.....,•-..• __. „ i .• • . . '-----74-1-4,, -.;-••6'•- , CI Art-. NORTH In..1nocUrion.i.th, Kurt R.Jeusto St Associates Au -! -. :,.. Propooed Future Hotel 3 ;j4-14 < ..,.:r=30,0' Roel Constnrction .r't'!•,t.tt'ttt-rrt'r --- -/ - .a.--.-• -.4 - ...--1 --.. P _ . .PRELIMINARY LANDSCAPE PLAN L2 .._„,:„...,„....-,_- -------17-7.- ---* "CC '. . -'n•-; -.'t..-,.. .....71.(r- .;--S':---r ':-..--:------...„,:,.._._, d...• ...J...- -- ------ .--_-:.,:,:.:”J,...t..-........„.„..,....„.• •. 4 CANDLEWOOD HOTEL -- -- --------- -- t-ri<ei..,'S nl--` --."---•'-.77---...--.....-•-•----- y., ",:1'.' ..."r- - 7.;5;;;_•'. <.-.. j' - ,/ d...-4 5 1., 1 ..9 t h / . STKEET / . 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WagTOLL a•HALL j saw, EOTACR•]Il LRbtf1 w1•mnom •pKl!(pe VOW � TOLL, •TALL• crtaraj I I I SITE PLAN ,,,,::,3 Ca.l••21,•• I I I UNDEVELOPED DEvELOPED AREA I • i I — I 1\\*"...... wrwnerw wrsf i I ) I jI III j I I I I I j vvicriTr Tw j I I I I I j k :s C�AMDIEW00D BIThE� 00 i© TiL C003 00;: ; ; STMDO©WEST G;OL� DCMCBOpI CK4 COMp1KIV 0 : � .03.2107 DATE: MM.,,,,_,o RIERT0H9 MASHLI OMM Do1 oO 0 00 T ¶ T o o ¶ 0 ..w i� N--aa•raa,la, TA,aoae \ / W-6. 1(1IIIIIII IIIII IIIII 11I I1 TQ IRATG 4 rl_ _ utir FM. II11111111 U11 11p 1111 I1111 IIIII II11 1111 IIIII t•1te .® . tts tw 2.... .a 4 111I1 di r R,TbOo Y M twIXeun 1111 1111 IIIII IIIII 1111 WI HE LW N WOK t1.4 1t1�title ®® It® ® t®® ®® �,r .L 1III1 TQRrO+A + Elii EH .III I 1111 11" 1R1 11111111 11111111 ii -® —— 1t® ills -ltte 1S® n-4. im-'�-o-m""i•'" mn11rnumm1111 1111 1111 1111 1111 1111 1�\ II=w I.�11 t111 1�1 1�11.�4 as A �•,160c1ra. Avnaww mac Elmra•a•aso Y SOUTH ELEVATION war,a. .r..• • O O O ® 0 Q 0 V 0 0 O \ Tr... I III + / EH HE I.I. 11.L.l.l.l Iiiii 1±1 1µ1,�{'{1 t I�1{1{1 ' - ill TO.RATG 111111 II III lilt 11W Illll • r tel• n. 4 111i 111� 111� tt� .Ma . � �J - � To.RTWxO 1111 1111 1111 1111 1111 1111 III 1 11 1111 11.LJ N TOIX run 1111 1111 till 1111 1111 1111 1111 1111 1111 -- - Its N'r• - • IA RTtoaJ 1 11 Ill lilt 1111 1111 t 11 1 11 111I 1111 1111 1111 I� 1�I� 1111 t� 1� ,• i 1-11l1 1111 1 __ — - M - to.Rnrxo 4) 1111Int1=�111-111�I'.—■. lfl 1Iu 11n 111�I11 /`\ S\\ III Mt=CEUa4 �•P.IX En% `—CrA B10.a9K `--I,' GIM ...+ / MIX ll.a� TOPQBLM EAST ELEVATION 6c4J.LR•.rT• ssuneilo IATT: . ©Lahr_IIIL, wooD 9-uDoo ]=oT EL STUDIO WEST HOTEL DD I MC LOO G ]L MT OOf PA Y N5914,45•E 5 rir I or II MERT O I I 174 1. (I,1207 24'-0•' /7m'-m•'/7m'-m"/ 24.-V. /16''m"<,/°'-m% __ n GANDLEWOOP HOTEL �� 2� ��' "ma,"°" \ 4 eroier/eK 042142112. 1_ J I a \ 51 I Kt Kt • w � �: n FROMM]LAC / iVit4 s 0 0 kI w c C c C c c c c C C I 22 1 B a uI" GIG cic c c c c cic c �a ! m'° r ism tl' Mr 4e'-e�4^ - 'r s'm"�t1'a'm",...3. ` �'� s°`e" 074 v •' ee'-m" 4 5,i i4 24''c' rim"°Yet' 1 R4 (4) ---C\ Ft,icy DIRECTIONAL Nat 00N I I F /I 1J1571." 1,4:4402E0 LIE or ceveLorro r SITE PLAN � M n N ecu.m r.zm'-o 1! A1e idi ©aM—/L EMFOO D S�v L O -' `OV E L "PROJECT DATA-SEE SD-lip STUDIO WEST'HOTEL,DD LMGLOO G°DEL H4©OMpANV —._• o N. - In11511V11O11V9 GU�°�rMlo��a�ol� 9I 1 0.il . __---------:--"--------"----_---------"---i 1 • I 1 : 1.--- 7------ \,.......___ ______. 1 ___I*�Kvatast .. ,/-------- r--------11r" i F--- 1 [ - t ore , 1 :mac III I . I I I ,.. , ,�� . Di L ____4..._..i 1 :' "°""°"` ' t 300 FT RADIUS i 21 ( >1� • j I , 0IQ pi. I .,, , zI „ l, SITE I I -=11 1 E II -__..i..1 . . . dii --V_1 •-1 r 'n \V :: ItA I 1 I II . .11 (' 1 1I F WY 167 °°'` i I J\ .• 1 1 ..N:11 I ________ _ _______I L______i . . 0 2021FiraimOrmimanimme_ 200.: 400. • • Sheet: Architecture and{Planning . . I • _ Project: SOUTHWEST 19TH & LIND . _ - . Royce A.Berg, Ail. PrinrQd- Subject: ADJACENT PROPERTY -OWNERS . Y. Ken K. Chi. Princpd 1201 - 45 Ave. S. /102 swttie, fthington 98134 . Project No.: 96048 Date: 3-11-97 By:-RAJ Of: (206) 583-8030 o 5z_ Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton,WA BILL OF SALE Property Tax Parcel Number: 334040-3325-07 Project File#: LUA-97-052,SA,ECF Street Intersection: E.Valley Road&SW 19th Street Reference Number(s)of Documents assigned or released:Additional reference numbers are on page Grantor(s): Grantee(s): CP) 1. Renton Landing_Hotel. Co. , LLC 1. City of Renton, a Municipal Corporation 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 now located at: M r-11 1701 East Valley Road in the City of Renton,County of King and State of Washington,to-wit: Parcel"A"of City of Renton Lot Line Adjustment No. LUA-98-061-LLA, as recorded under Recording No. 9807069006, records of King County,Washington. U, W • CC F-- 1-1 d. 4-1 R' By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person 0 or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors, administrators and assigns forever. 01 ti ti x . a Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. A -Nei, INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in thb instrument Notary Public in and for the State of Washington ' Notary(Print) My appointment expires: Dated: i REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that . .. signed this instrument,on oath stated that he/she/they was/wcre authorized to execute the instrument and 7) acknowledged it as the I and Lc of I to be the free and voluntary act of such N I party/parties for the uses and purposes mentioned in the instrument. 404 I Notary Public in and for the State of Washington Q Notary(Print) My appointment expires:I Dated: 1 CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS COUNTY OF KING ) On this day of , 19 ,before me personally appeared to me known to be of the corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned,and each on oath stated that he/she was authorized to execute said 1 instrument and that the seal affixed is the corporate seal of said corporation. 1 I I Notary Public in and for the State of Washington , • Notary(Print) My appointment expires: 1 Dated: i 1 1' 1 1 1 • CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT State of California County of Marin On November 10, 1998 before me, Wendy McDonald,Notary Public, personally appeared Karl K. Hoagland III personally known to me to be the persons)-whose name(s) is/am subscribed to the within instrument and acknowledged to me that he/s4e/they executed the same in hiss authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. wEtertrlcoorwD i['i` ConYtiron•1101669 ign of ublic • N 1 i • EXHIBIT'A' Water system: 56 if 4"D.LP.Watermain 1 ea 1"Gate Valves 1 ea 6"Gate Valves • Street Improvements: 771 If Sidewalk September 3,1998 ' • 4 24 052 Return Address: 1R�D City Clerk's Office EQ • City of Renton • a "C rl" °11 1055 South Grady Way . • K1n�C0Ae y Renton,WA • Title: UTILITIES EASEMENT Property Tax Parcel Number: 334040-3325-07 Project File#: Street Intersection or Project Name: 1701 East Valley l.., UA — 9 -05" .. i SAEGE Road Reference Number(s)of Documents assigned or released:Additional reference numbers are on page Grantor(s): Grantee(s): 1. Renton Landing_Hptel_Co. , LLC1. City of Renton, a Municipal Corporation In The Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the above named Grantee, the following described property: Additional legal is on page 4 of document. (`? LEGAL DESCRIPTION: 15 foot strip in Parcel A,CRLLA 98-061 Recorded in Volume 122 of Surveys pp 288 and u4 288A, King County Recording Number 9807069006 in NE'/,SW'A Section 19,Township 23North,Range 5East WM, viel in King County,Washington described on attached Exhibit A. 0 d ' Cu I V' W CC C.D C.� F-1 Y ' I a. O 4-1 CU By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors, co administrators and assigns forever. cu 01 CU That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain, sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County,Washington,more particularly described on page 1. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing,reconstructing, installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water, sewer and storm drainage lines, 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. This easement is granted subject to the following terms and conditions: 1. 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. Grantor 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 shall 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 forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors,administrators and assigns forever. ft �/ IN WITNESS WHEREOF,said Grantor has caused this instrument to be executed this f 0 day of / ' V 19 96. tide/t eNti u.0 INDI UAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS • COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and 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: C:\000\EASEMENT.DOC\ Page 2 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT State of California County of Marin On November 10, 1998 before me, Wendy McDonald,Notary Public, personally appeared Karl K. Hoagland III personally known to me to be the person(s) whose name(s) is/aie-subscribed to the within instrument and acknowledged to me that he/Ghc1they executed the same in his/lier4their authorized capacity(ics), and that by his/her/their signature(-s) on the instrument the person(., or the entity upon behalf of which the person(-s) acted, executed the instrument. WITNESS my hand and official seal.iw �cooldQd� �wo , �o�v CorrrY�lonIl 1 . i JR� 1 . l ' t ' Sanitondroo 00W* ,Signatu -of No .i P iric - MyComm. es Aug M OB CI C N N 1.4 • EXHIBIT 'A' LEGAL DESCRIPTION 15-FOOT WATERLINE EASEMENT A strip of land, 15 feet in width, being in Parcel A of Lot Line Adjustment, being City of Renton Land Use Action No. LUA-98-061-LLA, as recorded in Volume 122 of Surveys at pages 288 and 288A, under King County Recording No. 98070690016, being a subdivision of the Northeast quarter of the Southwest quarter of Section 19, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington, being 7.5 feet on each side of the following described line: COMMENCING at the Southeast corner of said Parcel A; THENCE South 89° 37' 19" West along the South line of said Parcel A, a distance of 188.78 feet to the POINT OF BEGINNING of this described line; THENCE North 00° 20' 24" West 56.24 feet to the terminus of this described line. The sidelines of said strip shall be shortened or lengthened to intersect each other and to terminate at the South line of said Parcel A. N • 058 y 'rp EXPIRES 8/30ho Project: S.W. 19th Lind L.L.C. August 25, 1998 Page 4 RWG/jss/ec 61011.003 • • 0'2 1" 7Th N O '24 W 281.87' 0 • 0 N M [-15' TYPICAL w [) ro A /\r-1 A nI \uL_L_ in 0 CD0 1 I I A CAR (1h1 I I A F. h- i__ 1/4-1 Vv I—L_L_' ' 00 N 0020'24' W • .. 56.24' r N N !"+ oo O co rn co — Cr) N • N 00'22'41" W 282.00' �II' File: P:\sdskproj\6101\survey\6101exh2.dwg Date/Time: 08/25/1998 15:40 Scale: 1=60 stephen Xrefs: SCALE 1'=60' • 18215 72ND AVENUE SOUTH DRAWN BY KENT, WA 98032 SRF LARKSPUR SUITES 425 25151-6222 pHgV DATE 425 251-8782 FAX 44. • 8/24/98 WATER EASEMENT �� CHECKED BY: yea Trk RWG EXHIBIT 'A' (T4.ENw"0.. JOB NO.: PAGE 5 CIVIL ENGINEERING, LAND PLANNING, , 6101 SURVEYING, ENVIRONMENTAL SERVICES • ,., CIT'OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 31, 1999 Renton Landing Hotel Company, LLC Renton Garden Hotel Company, LLC c/o Larkspur Hospitality Hotel Company, LLC 770 Tamalpais Drive, Suite 301 Corte Madera, CA 94925 Subject: The Renton Larkspur Landing Hotel The Renton Hilton Garden Ladies and Gentlemen: We confirm the following: (1) The revocation and termination of the Reciprocal Easement and Parking Agreement, a copy of which is attached hereto as Exhibit A, has been approved by the City of Renton; (2) The reciprocal parking requirement imposed as a condition to the development and approval of the hotels referenced under application number LUA-97-055,SA,ECF (Hilton Garden Suites) or application number LUA-97-052,SA,ECF (Larkspur Landing) as initially set forth in the Determination of Non-Significance Mitigated, Conditions for each of the projects is no longer applicable; and (3) The conveyance of the additional approximately .35 acres to Renton Garden Hotel Company, LLC and the conveyance of the additional approximately .46 acres to Renton Landing Hotel Company, LLC, in each case from the adjacent landowner, has been approved by all necessary action on the part of the City of Renton and each existing lot, as so increased, shall be a legally created lot conforming with all applicable subdivision rules, regulations and requirements of the State of Washington and the City of Renton. This letter may be relied on by any lender or prospective lender who obtains a security interest in assets owned by Renton Garden Hotel Company, LLC or Renton Landing Hotel Company, LLC or any purchaser of all or any interest therein or in any entity or person owning an interest therein as though such letter were addressed directly to such person. Sincerely, Jana Hanson Zoning Administrator cc: Mr. Jeff Roush/Martin Smith 1055 South Grady Way - Renton, Washington 98055 ter - -, • • 01/15/99 14:19 FAX410 O al003 • • • • • • WHEN RECORDED,RETURN TO: • . Margaret E.Koppen,Esq. BRYAN CAVE LLP • • Two North Central Avenue,22nd Floor Phoenix,Arizona 85004 • TERMINATION OF • • •RECIPROCAL EASEMENT AND PARKING AGREEMENT THIS TERMINATION OF RECIPROCAL EASEMENT AND PARKING AGREEMENT("Termination')is merle and entered into this 3/s:clay of March, 1999 by and between SW 19TH LIND LLC, a Washington limited liability company ("Lind"), RENTON • - t^7 LANDING HOTEL COMPANY, LLC, a California limited liability company, f/k/a Rcnton C Studio Hotel Company, LLC ("1.lotel"),and RENTON GARDEN 1-IOTEI. COMPANY, LLC, a California limited liability company("Carden"), 1ST,AM-S RECITALS:• j� ��rrr'fffS 4• A. Lind, Hotel and Garden executed that certain Reciprocal Easement and Parking Agreement, dated July 8, 1997, and recorded July 8, 1997 in the Official Rccords of King $ County, Washington, as instrument No. 97-07090565 (the "Easement") to provide certain e reciprocal casements described therein. • • B. Lind, Hotel and Garden desire to release and terminate the easements granted by • the Easement. • • AGREEMENTS: NOW, THEREFORE, for good and valuable consideration, the receipt, validity and sufficiency of which is hereby acknowledged,the parties agree as follows: • 1. Termination. Lind, Hotel and Garden hereby terminate the Easement in its entirety_ 2. No Security Interests. No party hereto has conveyed a security interest in the Easement, except to secured parties who have given their consent to termination of the Easement. • • • •• • AZIMEKIN :44 unr� n 4 annn • -4 u 1, u�,;121 14:19 FAX �004 (, • .. . . . • - . 3, Cou ntenaarls. This Termination may be executed in Several counterparts. which counter-parts shall heeach of ilccmcLI all uribis ul instrument and all of whick together shall constitute a single Termination. IN WITNESS WHERE • above mentioned. OF,the undersigned have sot their hands on the day and date first • • SW 19TH LIND Lf,C a Washington company • • >3y: • STATE OF ([J Ai•,, the County of �1� %)' ss. 1-�_ ) • MMarch. 1999, b t.,T,iic foregoing inslrumc,l( was acknowledged before me this J��- � h C f L.' , (he �"//t•1U/ 'Fi�. day of CO Washington limited liability company,on behalfofsueh company, of SW 19TH LIND LLG a rl C"J WITNESS MY HAND and official seal hereto affixed the •: • P., above written. r. C Y tn ontlt'and year first 0 My commission expires: ____AA 0 'r. • • . N ary Public [SIGNATURES CONTINUED ON FOLLOWING PAGE] • , IDDBT, . ► •, • MAR 2 11G99 rilaisimar7. - lQ]u05 - • , • RENTON LANDING HOTEL COMPANY,LLC,a California limited liability company . Ylle--- -- • By:. Its: � I R1iNTON GARDP.N HOTEL COMPANY, LLC. a California limited liability company , By: i 11s: STATE OF eaISZYriG ) . ss. • 1 County of JIM r i n ) The foregoing instrunteqc was acknowledged before me this 1day of March, 1999. by /j 1 Il`.4.4i,ac�undlii the Mat T� of RENTON LANDING HOTEL COMPANY,I..LC,a California limits('liability company,on behalf of such company. WITNESS MY HAND and official seal hereto affixed the day, month and year first above written. • My commission expires: cn (A . 1 , • o 4a/ 11Pri-406/ • 111i0,ry l' l•- Clri STATE OF I a(l I b r n i(,t ) •• -•.--:. caTM+++�+•1101E60 C ) ss. `.r.'trr7 eon fivrr>co ganM l� County of�(►'I n ) • MyCom n boom lAO 1e.2031 07 The fore oing instrument as acknowledged before me this ){day of March, 1999, by i l L!. • .•kin,l ilitho • t r 'rr of RENTON GARDEN HOTEL COMPANY,LLC,a Cali ornia limited liabilit company,on behalf of such company. WITNESS MY HAND and official seal hereto affixed the day, month and year first above written. My commission expires: I Av�,tSi i ,iO3Q . �/,: ✓ 407 : Plies_ .ter v►aoy_Dawn • • co .t tIerr ^� Pronlaco County MrC r Tteohmfr la.m11 • • MAR 311999 Peter Rosen To: Clinton E. Morgan Cc: Jana M Huerter; Neil R. Watts Subject: SW 19th Lind Short Plat, Larkspur Landing and Hilton Garden Suites Hotels, Lind Corporate Park ERC imposed a mitigation measure requiring a common use/maintenance agreement for the stormwater system and utilities serving all the development on the short plat parcels. The agreement is included in restrictive covenants (Article 4) recorded for the short plat and Neil has approved it. 1 _ Page 1 SEP-OS-97 13:57 FROMOMELVEMY 8. MYERS LLP SF2- ID:4159648701 PAGE 8/26 . 'N-. i. _ , 97-052 . • • AFTER RECORDING MAIL TO: . Name O'MELVENY & MYERS LLP , Address 275 BAriiiY STREET, 26TH FLOOR City/State SAN FRANCISCO, CA 94111 ATTN: GREGORY B. SEEAN, ESQ. Document Title(s) : (or transactions, contained therein) - 1. RECIPROCAL EASEMENT AND PARKING , t »Re,, ' First American Titte 2. AGREEENT i •< Insurance Cam 4. .� 4e 1ST Am . • 0 3+13).3-5. • Reference Number(s)• of Documents assigned • L7 or released: . . 351.:005'1i . ;,7. Additional numbers on page of- (this space for title company use only) • O document O Grantor(s) : (Last name first, then first r name and initials) 1. SW 19TE LIND, L.L.C. . 2. '7 3. • 4. 5. _ Additional names on page of document ' • Grantee(s) : (Mast name first, then first name and initials) • 1. RENTON STUDIO ROTEI, COMP.AiiY, LLC, . 2. RENTON GARDEN HOTEL•CoMPANY, LLC • 3. . 4. 5. Additional names on page of document . . 04 .. Abbreviated Legal Description as follows: (i.e. lot/block/plat or - section/township/range/quarter/quarter) LOTS 4 - 9, CITY OF RENTON SHORT PLAT NO. LUA-97-032-S13PL o UNDER RECORDING NO. r Complete legal description is on page.2 of.document p Assessor' s Property Tax Parcel/Account Number(s) : A 334040-3325-07 AND 334040-3330-00 5 NOTE: The auditor/recorder will relyon the information on the form. a • The staff will not read the oument to verify the accuracy or completeness of_ the indexing ,information provided herein. x a 0 0 ai • EXCISE TAX NOT REQUIRED o .Records Division ^^_` oepAy .SEP-OS-97 13.57 FROM.OMELVENY S. MYERS LLP SF2- ID.4159949701 PACE 9/26 • RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: O'MELVENY & MYERS LLP 275 Battery Street, 26th Floor San Francisco, California 94111 Attn: Gregory B. Shean, Esq. RECIPROCAL EASEMENT AND PARKING AGREEMENT1ST AM-S THIS RECIPROCAL EMENT AND PARKING AGREEMENT (this "Agreement") is made as of t ' , 1997, by and among SW 19th. . LIND, I..L.C. , a Washington limi ed liability company ("Lind") , RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company ("Hotel") and RENTON GARDEN HOTEL COMPANY, LLC, a California limited liability company ("Garden") , with reference to the following Recitals; VI Li) LI RECITAL ; Q A. Lind is the owner of Lots 4 and 5 as described in r. the City of Renton S l rt Plat No. -51-o'i 4 recorded 'under vr� P 0 Recording No_ 97090o.,3 in the Official Records of Ring County, I" Washington (collectively, the "Lind Parcel") . • B. Hotel is the owner of Lots 6 and 7 as described in the City of Renton Short Plat No J ii-03s•-S1' ; recorded under Recording No. TTo7oy9coveF16in the Official Records of King County, Washington (collectively, the "Hotel Parcel") . _ . • C. Garden is the owner of Lots 8 and 9 as described in the City of Renton Short Plat No. il-0� recorded under Recording No. Ff7o7619aoc p�i3n the Official Records of King County, Washington (collectively, the "Garden Parcel") . • D. Lind, Hotel and Garden desire to (i) provide for reciprocal easements for parking purposes over certain portions of the Hotel Parcel, the Garden Parcel and the Lind Parcel; (ii) provide for the construction of a parking lot on the Lind Parcel by Hotel and/or Garden; and (iii) provide for the reimbursement of the cost of such parking lot by Lind, all upon the terms and conditions contained herein. SF1-265344SY8 1 • SEP-OS-97 13:58 FROM.OMELVEMY & MYERS. LLP SF2- ID=4159848701 PAGE 10/26 • • NOW, TSEREPORE.,:. in considerationof the foregoing , - Recitals, the agreements set forth herein,, and for other good and valuable Consideration, the receipt and sufficiency of which are hereby acknowledged, Lind, Hotel and Garden hereby agree as follows: 1. Easements. a. Grant and Description of Parking Easements. Lind hereby grants to each of Hotel and Garden a parking' easement on that portion of the Lind Parcel more particularly depicted on =Exhibit_ A attached hereto- (the- '"Studio Parking Easement Area") , --. together with an easement for ingress and egress over, across and through those portions of the paved surface area of the Lind Parcel reasonably necessary to provide ingress and egress to the Studio Parking Easement Area, and Hotel and Garden each hereby grants to Lind a parking easement on those portions of the Hotel - : Parcel and Garden Parcel, respectively,' more particularly depicted on Exhibit B attached. hereto (the "Lind Parking Easement Area") , together with an easement for ingress and egress over, across and through those portions of the paved surface area the - Hotel Parcel and Garden Parcel,' respectively, that are reasonably necessary to provide ingress and egress to the Lind Parking Easement Area. The easements herein granted shall be: (a) ul perpetual (subject to' Paracraoh 2.c) ; (b) appurtenant to the O Hotel Parcel, Garden Parcel and Lind Parcel, respectively; (c) non-exclusive and for the use and benefit of (i) Hotel, Garden and Lind, (ii) their respective successors, assigns and r .transferees, (iii) subject to authorization of the entities. < described in clause (i) , the employees, agents, lessees, customers, licensees, visitors, invitees and concessionaires of the entities described'in clause .(ii) (all of such individuals and entities described in. clauses (i) through (iii) , inclusive, being collectively referred to .herein as the "seneficiariesn . Each of the Studio Parking .Easement Area and the Lind Parking Easement Area shall (i) be for the purpose of providing overflow parking for the Beneficiaries of such easement for up to a total of sixty (60) vehicles, and for pedestrian and vehicular ingress, egress and access to such vehicular parking, and (ii) contain at least seventy (70) marked parking spaces for the,parking of such vehicles. Neither Lind, Hotel nor Garden shall have the right to park commercial trucks, trailers or other commercial or industrial vehicles or load or unload the same on the property of the other party. b. Change in Configuration of Studio Parking Easement Area. It the Lind Parcel is developed so that it has a different parking arrangementthan that indicated on Exhibit A, then the area comprising the Studio Parking Easement Area shall be adjusted so •that the Studio Parking Easement Area shall always contain the nine (9) parking spaces located south of the access SF126 46.v8 2' II SEP—OS-97 13: S9 FROM:OMELVENY .& MYERS LLP SF2— ID:4159849701 PAGE 11/29 • .road- ..(.the "Access Road") running_ between the Lind-Parcel and the Hotel Parcel and the Garden Parcel that are closest to Lot 6 of . the Hotel Parcel, and the sikty-one (61) parking spaces north of the Access Road that are closest to Lot 9 of the Garden, Parcel. If the Studio Parking Easement Area is adjusted pursuant to this Paragraph I.b, Hotel, Garden and Lind agree to execute and record an amendment to this Agreement reflecting the actual portion of the Lind Parcel comprising the 'Studio Parking Easement Area. c. Reservation to Parties. Hotel, Garden and Lind shall have the right to grant and impose in, over, across and through the .Hotel Parcel, Garden Parcel and Lind Parcel, _ respectively, such additional rights (including but not limited to leases and public utility easements) as Hotel, Garden. and Lind may deem necessary or desirable so long as such additional rights do not interfere with the scope or purpose of the easements granted in Paragraph l.a. . 2 . Restrictions on Use. Y a. Time Restrictions. Following the date on which a temporary certificate of occupancy' is issued with respect' It, to the first building constructed on the Lind Parcel, and regular O occupancy of such building commences, Hotel and Garden shall have Cr) the use of the Studio Parking Easement Area only between the hours of. 6:00 p.m. and 3:00 a.m. , Pacific time. Lind shall have f` the use of the Lind Parking Easement Area only between the hours • of 6:00 .a.m..- and 5:00 p.m. , Pacific time. Hotel and Garden shall ' have the right to post conspicuous signs on those portions of the Hotel Parcel and Garden, Parcel, respectively, •comprising the Lind Parking Easement Area indicating the hours during which the parking spaces located on the Lind Parking Easement Area are available for use by Lind and its Beneficiaries. Lind shall have the right to post conspicuous signs on the Studio Parking Easement Area indicating the hours during which the parking • spaces located on the Studio Parking Easement Area are available for use by'Hotel,-- Garden and their Beneficiaries.. Such signs may also indicate that vehicles parked in violation of the hourly . restrictions shall be subject to towing at the vehicle owner's expense. Neither Hotel, Garden nor Lind shall have the right, to tow any vehicles from the Lind Parking Easement Area or Studio Parking Easement Area for violation of hour restrictions unless conspicuous signs indicate that vehicles parked in violation of the hourly restrictions shall be subject to towing_ b_ Overflow Parking. Each of Hotel, Garden and Lind acknowledge that the primary purpose of this Agreement is to provide overflow parking to the other party if all parking spaces located on the parcel owned by such party are occupied. Therefore, each of Hotel, Garden and Lind agree .to use reasonable efforts to inform their respective. Beneficiaries that parking SPL 26 _vs 3 SEP-OS-97 13- 59 FROM=OMELVEMY 8. MYERS LLP SF2- ID:4159949701 PAGE 12/26 should first be sought on the parcel owned by -such party. When informing their respective Beneficiaries of the availability of parking pursuant to the easements granted by this Agreement, each of Hotel, Garden and Lind agree to advise such Beneficiaries of the restrictions on such parking. c. Employee Parking. Hotel and Garden shall use commercially reasonable efforts to cause employees of the hotels to be constructed on the Hotel Parcel and Garden Parcel, respectively, to use the parking spaces available on the Studio Parking Easement Area. Hotel and Garden shall instruct such employees that their vehicles must not remain on the Studio Parking Easement Area in violation of the hourly restrictions. d. . Rotel Use. : . (1) This Agreement shall terminate and be of no.. further force and effect if one (1) hotel is not open for - operation on the Hotel Parcel and one. (1) hotel is not open for operation on the Garden Parcel within two (2) years of the date of recordation of this Agreement in the Official Records of King County, Washington. •Such time period shall be extended if a' to Force Majeure Event causes a delay in construction of the hotels. OFor•purposes of this Paragraph 2.d, a "Force Majeure Event" shall Cr) mean any event or circumstance beyond the control of Hotel or O Garden, including, without limitation, fire, storm or other r- casualty, strikes or other labor interruptions, or riots or other 0 civil unrest. (2) If the improvements constructed on either the Hotel Parcel or the Garden Parcel cease to be operated as hotels, excluding temporary closures of such hotels for purposes of remodeling or repairing damage or destruction, this Agreement shall terminate and be of no further force and effect. 3. No walls, Fences or Barriers. No walls, fences, grade differentials or other barriers or physical conditions which create an unreasonable impediment to the use and enjoyment of the Studio Parking Easement Area and the Lind Parking-Easement Area shall be constructed or permitted to remain in or upon 'any of the Hotel Parcel, Garden Parcel or Lind Parcel; provided, however, that curbs, traffic islands, landscape berms required by covenaltts encumbering the Lind Parcel, Hotel Parcel and Garden Parcel and such other reasonable facilities as may be necessary or appropriate to guide and control the orderly flow of pedestrian and vehicular traffic may be installed, constructed and permitted to remain in and upon the Hotel Parcel, Garden Parcel and Lind Parcel. 4. Compliance with Laws. Hotel and Garden, with respect to their use and enjoyment of the Studio Parking Easement sal.2s6344.17a 4 SEP-05-97 14 ,00 FROM:OMELVENY & MYERS LLP SF2- ID=41S8848701 PAGE 13/2S Area and the Lind .Parcel and Lind, with respect to its use of the - - Lind Parking Easement Area, Hotel Parcel and Garden Parcel, shall comply, and shall cause their respective Beneficiaries to comply, in all material respects with (i) all statutes, ordinances, rules • ,and regulations of the United States, the State of Washington, the City of Renton and all political subdivisions of any thereof with jurisdiction or claiming jurisdiction over the Lind Parcel, Hotel Parcel or Garden Parcel, and (ii) all recorded covenants, conditions, restrictions, agreements and easements affecting or encumbering the Lind Parcel, Hotel Parcel or Garden Parcel, to the terms and conditions of such covenants, conditions, restrictions, agreement and easements do not conflict with the terms of this Agreement. S 5. Maintenance. Subject to the provisions of Paragraph 6, (i) each of Hotel and Garden shall, at their .own cost and expense, maintain and keep in good repair and free of ice, snow and rubbish,, the portion of the Lind .Parking :Easement . . . Area located on the Hotel Parceland Garden Parcel, respectively, (ii) Lind shall, at its own cost and expense, maintain and keep in good repair and free of ice, snow and rubbish, the Studio Parking Easement Area. Each of Hotel; Garden and Lind shall perform such maintenance expeditiously and in a timely manner so as not to cause any interference with the use and operation of • the Hotel Parcel, Garden Parcel or Lind Parcel or any part of any ciD of them. If either Hotel or Garden fails to maintain or repair O the Lind Parking Easement Area or Lind fails to maintain or repair the Studio Parking Easement Area in accordance with this 0 Agreement, any party may serve written notice of such failure - Eupon the non-performing party. If the non-performing party does - not cure such failure within ten (10) days from receipt of such . c, notice, Hotel, Garden and Lind agree that any other party shall have the right, but not the obligation, and each of ,Hotel, Garden and Lind hereby grants the others such right, to make such repairs and perform necessary maintenance, and upon doing so, the non-performing party shall reimburse the performing party .for its costs and expenses for such maintenance or repair. 6. Parking Lot Improvements Pending Improvement of Lind Parcel. • - a. Hotel and Garden, or either of them, shall have the right to construct and maintain parking improvements for the parking of sixty (60) vehicles (the "Parking Lotw) on, over, across and through the area of the Lind Parcel more particularly depicted on Exhibit C attached hereto (the "Parking Lot Area") . Hotel's and Garden's right to construct the Parking Lot shall expire on the completion of construction by Lind of seventy (70) paved parking spaces within the .Studio Parking Easement Area, provided; however, that the termination of Hotel's and. Garden's right to construct the' Parking Lot shall have no effect on s -16S 46,vs 5 SEP-05-97 14 =00 FROM=OMELVENY & MYERS LLP SF2- ID=4159949701 PAGE 14/26 • • Hotel's and Garden's other rights hereunder. Hotel -and Garden, or either of them, shall initially construct and maintain the Parking Lot at its sole cost and expense, and agree to keep the Lind Parcel free and clear from any mechanics' or materialmen's liens arising out of the construction of the Parking Lot. The Parking Lot shall be constructed and. maintained in accordance with all applicable governmental orders and regulations (collectively, "Approvals") and in a good and workmanlike manner_ All necessary.Approvals for such construction shall be initially obtained by Hotel and Garden, or either of them, at their sole cost and expense. Lind will reasonably cooperate with Hotel and - Garden;• or either of them, in the procurement of the Approvals, provided that Lind does not initially incur any costs or expenses in connection therewith. Prior to the commencement of construction of the Parking Lot,. .Hotel and Garden, or either of them, shall provide Lind with the plans and specifications for the Parking Lot and a budget (the "Budget") identifying in _ reasonable detail and estimating the Reimbursable Costs (defined below) , both of which shall be subject to ,the reasonable approval of Lind within ten (10) days after receipt. If Hotel and Garden, or either of them, do not receive written. notice :of -disapproval V) of the plans and specifications or construction budget within tD • such ten- (10) day period, such items shall be deemed approved by Ca Lind. Cr? Db. Lind shall be responsible for reimbursing either Hotel or Garden for all direct and indirect costs r. associated with the construction of the Parking Lot incurred by 7? Hotel or Garden, as applicable, including, without limitation, costs of permits, engineering costs and an administration fee of five percent (5%) (the "Reimbursable Costs") , by a date not later than the date on which .a final certificate of occupancy is issued with respect to the first building constructed on the •Lind Parcel. TO the extent that the actual Reimbursable Costs exceed the estimate of the Reimbursable Costs contained in the Budget by more than ten percent (10%) , such additional costs shall be the sole responsibility of Hotel or Garden, as applicable. Interest shall accrue on the Reimbursable Costs for which Lind is responsible from the date on which the first hotel constructed on either the Hotel Parcel or Garden Parcel opens for business at a rate per annum equal to the Prime Rate plus one percent (1%) , which interest shall be payable by the owner of the Lind Parcel quarterly in arrears. For purposes of this Agreement, "Prime Rate" shall mean, for any calendar month, the rate of interest published in the "Money Rates Section" of the Wall Street Journal as the "prime rate" on the first business day of such month. c. Since the Parking Lot will extend beyond the boundaries of the Studio Parking Easement Area, Lind hereby grants to Hotel and Garden an additional parking easement on that portion of the Lind Parcel more particularly depicted on Exhibit spi-un46 vs 6 SEP-0S-97 14 =01 FROM=OMELVENY & MYERS LLP SF2- ID=41S9848701 PAGE 1S126 'D. attached hereto (the "Additional-Parking Easement Area") , together with an easement for ingress and egress over, across and through the Lind Parcel to the Additional Parking Easement Area. The Additional Parking Easement shall expire on the date upon which Construction of seventy (70) parking spaces within the Studio Parking Easement Area is completed, at which time Hotel and Garden agree to provide evidence to Lind certifying that such construction has been completed and that the Additional Parking Easement has terminated. 7. Hotel Parcel and Garden Parcel Cross-Easement. a. Hotel and Garden hereby grant to the other, for the mutual benefit of the Garden Parcel and the Hotel Parcel, respectively, reciprocal, non-exclusive easements for: (i) vehicular parking on the parking areas located from time to time on the Hotel Parcel and Garden Parcel (but excluding parking for . commercial trucks, trailers or other commercial or industrial vehicles) ; . and (ii) ingress and egress by vehicular and pedestrian traffic upon, over and across entrances, exits., curb cuts, driveways and drive aisles located from time to time on the Hotel Parcel and Garden Parcel, respectively. VD b_ If the improvements located on either the `n Hotel Parcel or the Garden Parcel (each a "Parcel") cease to be operated as a hotel and this Agreement is :terminated pursuant to Section 2 .d(2) , _ the owner of the Parcel on which hotel operations G have ceased (the "Non-Hotel Party") , covenants to enter into an �• easement agreement with the owner of the Parcel upon which hotel a operations continue (the "Operating Party") , in a form acceptable to the Operating Party in its reasonable discretion. Such easement shall be an easement for parking purposes upon, over and across the Parcel owned by the Non-Operating Party, and shall provide the Parcel then owned by the Operating Party with an adequate number .of parking spaces so that the Operating Party continues to comply in all respects with any regulations or • ordinances of the City of Renton with regard to parking requirements relating to its Parcel. This Section 7.b shall survive the termination of this Agreement. • 8. General Provisions. a. No Cancellation. No breach of any prevision of this Agreement shall entitle any party to cancel, rescind or otherwise terminate this Agreement, but this limitation shall not affect in any manner any other rights or remedies which a party may have by reason of any such breach. b. Injunctive Relief and Damages. In the event of any breach or threatened breach of any provision of this Agreement, any party may prosecute any proceedings at law or in $11-265346NS 7 SEP-OS-97 14:01 FROM=OMELVEMY & MYERS LLP SF2- ID:4159949701 PAGE 16/26 equity .to enjoin such ;breach- or threatened breach and to recover damages for any such breach. The failure of any non-defaulting party to enforce any provision of this Agreement or to seek • redress for any breach of. the provisions hereof shall in no event be deemed a waiver of the right to do so thereafter. c. Cumulative Remedies. The remedies permitted or available pursuant to the provisions of this Agreement, at law or in equity, shall be cumulative. d. Attorneys' Fees and Costs. In the event any party to this Agreement brings any. suit or other proceeding'with respect to the subject matter or enforcement of this Agreement, the prevailing party •(as determined by the court, agency or other authority before which such suit or proceeding is commenced) shall, in addition to such other relief as way be awarded, be entitled to recover attorneys' fees, expenses and costs of investigation as actually incurred. e. Headings. The captions and headings of the various Articles and Paragraphs of this Agreement are for convenience and identification only,, ,and shall not be deemed to in ' limit or define the contents of their respective Articles or Paragraphs. Ul Mf. Notices. Any notice, request, demand, instruction or other communication to be given to any party under this Agreement shall be in writing and sent by a nationally rrecognized private courier company or by registered or certified mail, postage prepaid, return receipt requested, and addressed as follows: Lind: Rodger Fagerholm c/o Martin Smith Real Estate 3380 - 146th Avenue S.E. , Suite 407 Bellevue, Washington 98007 With a copy to: Jeffrey. A. Roush c/o Martin Smith Real Estate 1109 First Avenue Seattle, Washington 98101 Hotel and Studio West Hotel Company, LLC Garden: 1201 Larkspur Landing, Suite 318 Larkspur, California 94939 Attn: Mr. Karl K. Hoagland, III With a copy to: O'Melveny & Myers LLP 275 Battery Street, 26th Floor sP1•26S346.V8 8 SEP-05-97 14 ,02 FROM=OMELVEMY 8. MYERS LLP SF2- ID=4159649701 PAGE 17/26 • _ San Francisco, California 94111 Attn: Peter T. Healy, Esq. Notice shall be deemed to have been given upon delivery (as evidenced in the U.S. Postal Service return receipt or similar.. advice from the courier company) . The addresses and addressees for the purpose of this Paragraph 7.f may be changed by giving . written notice of such change in the manner provided herein for giving notice. However, unless and until such written notice is actually received, the last address and addressee as stated by written notice, or as provided herein, if no written notice of change has been received, shall be deemed to continue in effect • for all purposes hereunder. g. Restrictions Run with the Land. This Agreement and the rights, covenants, restrictions and agreements set forth herein are for the mutual benefit of, appurtenant to • and shall run with the land of, the Hotel Parcel, the Garden Parcel and the Lind Parcel and every portion thereof. . This - Agreement shall apply to and bind the respective successors in interest of the Hotel Parcel, the Garden Parcel and the Lind ;.� Parcel and every portion thereof. This Agreement and each and all of the rights, covenants, restrictions and agreements set forth herein are imposed on each portion of the Hotel Parcel, the Garden Parcel and the Lind Parcel as mutual equitable servitude C in favor. of each and all other portions of the Hotel Parcel, the Garden Parcel and the Lind Parcel. h. . Indemnity and Public Liability. Hotel .and Garden, individually, and not jointly, shall each indemnify, defend and hold harmless Lind and its successors, assigns, partners, members and employees from and against all claims, actions, damages, losses, liabilities and expenses arising out of the use of the Studio Parking Easement Area by Hotel or Garden, respectively, and any of their agents, employees or invitees. Lind shall indemnify, defend and hold harmless Hotel and Garden and their successors, assigns, partners, members and employees from and against all claims, actions, damages, losses, . . liabilities and expenses arising out of the use of the Lind. Parking Easement Area by Lind, its agents., employees or invitees. Notwithstanding any contrary provisions of this Agreement, each party agrees to look first to the available proceeds from any insurance it carries prior to seeking indemnification or otherwise seeking to recover any amounts to compensate a party for its damages and then to seek indemnification only to the extent of any loss not covered by their available insurance proceeds. i. Entire Agreement. This Agreement constitutes the entire agreement among the parties hereto with respect to the subject matter hereof and supersedes all prior agreements between sP1-26S346.v8 9 • SEP-05-97 14.02 FROM=OMELVEMY & MYERS LLP SF2- ID=4159946701 • PAGE 19/26 • the parties with respect to the matters contained in this Agreement, including, without limitation, the Purchase Agreement. This Agreement may be modified or amended in whole or in part. only by a written instrument executed and acknowledged by Hotel, Garden and Lind, which instrument shall be duly recorded in the Official Records of King County,_ Washington. j . Severability. If any provision of this Agreement shall to any extent be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby. k. Governing Law. This Agreement 'shall be - construed and governed in accordance with the laws of the State . of Washington. • IN WITNESS WHEREOF, this Agreement has• been duly executed as of the date first set forth above. LIND: ' SW 19th LIND L.L.C., a Washington l' ited liability company ul By: c0 • Its: in 0 az . O HOTEL: RENTON STUDIO HOTEL COMPANY, LLC, r- a California limited liability company By: Karl K. Hoagland, III ' Its Manager • GARDEN: RENTON GARDEN HOTEL COMPANY, LLC, a California limited liability company • By: • Karl K. Hoagland, III Its Manager • • • • • • • SP126S346.VS 10 SEP-05-97 14:03 FROM,OMELVEMY & MYERS LLP SF2- ID,4159849701 PAGE 19/26 the parties with respect to. the 'matters contained in this Agreement, including, without limitation, the Purchase Agreement. This Agreement may modified or amended in whole or in part only by a written instrument executed and acknowledged by Hotel, Garden and Lind, which instrument shall be duly recorded in the Official Records of King County, Washington. j . Severability. If any provision of this Agreement shall to any extent be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby. k. Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State of Washington. IN WITNESS WHEREOF, this Agreement has been duly executed as of the date first set forth above. LIND: SW 19th LIND L.L.C. , a Washington limited liability company ip By t Its: C7 C) 0 HOTEL: RENTON STUDIO HOTEL COMPANY, LLC, 0 a California limited liabilit company r 33y "16 K rl K. Hoagland, I Its Manager • GARDEN: RENTON GARDEN HOTEL COMPANY, LLC, a California limited liabil' y company By: tiv .3 arl K. Hoagi III Its Manager SF1-265546_v8 10 SEP-OS-97 14,03 FROM:OMELVENY & MYERS LLP SF2- ID.4159849701 PAGE 20/26 LIND ACKNOWLEDGMENT STATE OF wA INGTON ) • COUNTY OF r-, ) On , 1997, before me, L7iee. /1- /' pf , a Notary Publi in and for said State, personally appeared ' r , OI.0 , personally known to me. (or provt' ( me on the basis of -`-satisfactory evidence) to be the person(s) whose' name(s) 'is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies) , and that by his/her/their signature(s) on the instrument the person(s) , or the entity upon behalf of which the person(s) , acted, executed the instrument. WITNESS my hand and official seal. 5 (selANETTE a BRANDY Signature a, CZ ;,P ATE OF WASHINGTON NOTARY-.-PUBLIC 1UY COMMISSION EW1RES 3-08-01 o _ 0 • 1 a4 . • S I-2&3sc_va • 11 • SEP-OS-97 14 .03 FROM=OMELVEMY & MYERS LLP SF2- I13:4159840701 PAGE 21/26 I.. HOTEL/ ACKNOWLEDGMENT STATE OF CALIFORNIA COUNTY OF L.0 ) `fCSe ) On . �)(-- 2. , 1997, before me, OfVVV 4/0R , a Notary Public in and for said State, personally appeared KARL K. HOAGLAND, III, n. .y .4 uown a 4o— proved to me on the basis of satisfactory . evidence) to be the person-4 - whose name{ is/ago subscribed to the within instrument and acknowledged to me that he executed the same in his-icr/their authorized capacity(icc4 , and that by his/her/thcir signatures} on the instrument the person4s4, or the entity upon behalf of which the person-(. acted, executed the instrument. WITNESS my hand and official seal. • .g �!�NOTAAYPUBJ�-CAL1FORf! si atur ��-'� �+�� gn (Seal) := 11� O CD CD r • • SE120 .vs 12 SEP-05-97. 14.04 FROM:OMELVENY & MYERS LLP SF2— ID=4159848701 PAGE 22/2S •. GARDEN ACKNOWLEDGMENT STATE OF CALIFORNIA ) COUNTY OF LO$Ar 5 ) • On 7 X,-ee 2-4 , 1997, before me, DAvl D ,tkA T' - , a Notary Public in and for said State, personally appeared KARL 'K. "ROAGLAND, III,' pors a - proved to me on the basis of satisfactory evidence) to be the person{- whose names} is/are subscribed to the within instrument and acknowledged to me that he/sha/they executed the same in hisi-heE7444air.: authorized capacity(icc) , and that by his signature4-s3- on the instrument the person-{6}, or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal,_ ,�`''% •DAVID MAROTE U° Comm.#1031494 OTAgY Pt1B_LOS E=CS OIJN1 *ir:••• �J Comm. June 30. 9 Signatu (Seal) to C) • • • SR-265 46.W 13 SEP-05-97 14=04 FROM:OMELVENY & MYERS LLP SF2- ID=4159848701 PAGE 23/2S r I I MUTUAL ACCESS/ EGRESS .1 I RECIPROCAL EASEMENT FOR CURB CUT t • PARKING AREA OFF E. VALLEY FRONTAGE RD. EClx 1 .,S Q A __ .417 -25. i• .....— /7�� /�// —`� �� si,nova.off •_ t -, � • • _ _l t_ %//f -r• a� Ztt — ZIpt• �-�+ 2t C,. A _ =r r r t • =. 1 — t - i 77 1-1 1. _i t • I I U I .�: W —•--11. I --,---{ w , {-•-� . •. • 5.7 IL 11 E' t �� y 1 u- r1PFFYI.�LL . — 1 1 - • ifs - t-_� �! • E. CD i ttt 0 LOT ,tname;crna.1 111 0t .now 40 nac rocs t -r - DEVELOPMENT SIGN -- --- - -- -----LOCATiWrASEI7 ---\ RORM • SW•19TH EL. LIND EXHIBIT A RECIPROCAL PARKING STUDIO PARKING EASEMENT AREA EASEMENTS R 5r5/D77 SEP-05-97 14 =04 FROM=OMELVEMY & MYERS LLP SF2- ID.415984E1701 • PACE 24/26 • r • • EASEMENT FOR an CUT 1 OFF a VALLEY FRONTAGE RD. 'R�S�'t om �----�- -- �t9S7S f XG�C-- . • 1 I t ( •I -• .ma111 I I 11 rr r + I 7 Aft\\\\\\N 6 ` I I 9 its •I.•• • i Jr-tra 21 iii ;Tj i •-- - ' 0,re:4M1 _ RECIPROCAL. �w*w p (1NG IICD IL I x I I _ Ii Ili I r. li I . ion - __ - _�- m l _ ` • 9 i I •STOW ILO UNIT Sala I I _ -—- GN- DEVELOPMENT SI 4 --EFT -- ------------ - -- 1OCAN1i AEM 4 10 . NORM • =--SW 19TH .& LINDEXHIBIT RECIPROCAL PARKING .- LIND• PARKING EASEMENT AREA EASEMENTS R 5/15/7 ..r SEP-05-97 14 .04 FROM.OMELVENY & MYERS LLP SF2- ID.4159848701 t.P.Li= 74S'2 4 • '1 6LUNAL•ACCESS/.i cuss I EASEMENT FOR CURB CUT , t OFF E VALLEY FRONTAGE.RD. I 1 1 , 11 /1 0 56-:-. (t PARKING AREA 124 t L; `Wy I si 1 / t rrr rL• r , I 1 41 : 7 S:, I. 1-. � f t I / 1 �� ir�� !! t[ I • I I — I j II![I!1U If!! ,;t r ; 1 t 44, I I!rr M$ I j�, { �F! r1.6L 0 I 16 �-_ 1 t Q) 1 /A 1 I II O t 5 3 • I I /I. ' 1 „o.o.o wileali.e,ts T ?i • f .. .POW 11.1101C Nara I I . L.- rt 1 • I j - --- ----- DEVELOPMENT SIGN I i ! 1 - --—- --- L3n6ri t:as +Em • iT . NORSN SW-19T11t & LIND EXHIBIT RECIPROCAL PARKING PARKING. AREA AREA.. EASEMENTS • R S/IS/DT SEP—OS-97 14_05 FROM a OMELVEMY & MYERS LLF SF2— 1 I =4 1 S5d4d-/(O 1 rfal.,t "Lb/'Lb r 1 • - - i I MUTUAL ACCESS/ EGRESS 1 I EASEMENT FOR CURB CUT i 1i OFF E. VALLEY FRONTAGE RD. I K tc..•%t 4.f 4` - R HSY E 214 .... 1 f_ • 1 _ .lit 0 1 .o.d \. e. . ,, i .Ct RO 1 1 I ., tf.rr+.l.tl.!4. =tatftil • • I 1 =w I 1 I ---- - 1 --- - GD I �I(11111ll II. III • t' 1 1 16 CAR TEMPORARY •1 1 — 1INTERIM RECIPROCAL i11 l I tit '•�d g !TN' . r f PARKING AREA 1,; l.G+lu.'r�Pe. , Gral- l' _ 1 1 1 1 . :;i _ � , .eore,m uxa=.m¢ //, a imm too we/a1C . L _i I • t IN ISM slew P.m to ct saw _ ... ---------- - - - - - DEVELOPMENT SIGN M . ., . It OATH i SW 19TH & LIND EXHIBIT • D RECIPROCAL PARKING ADDITIONAL PARKING EASEMENT . AREA EASEMENTS I - • 1 • 1 09/0.1/97-i 11:24 FAX 2062921995 JAMESON BABBITT a 00.2/014 I W H7•1 RECORDED RETURN T0: ' Office of the Gty Clerk Renton Municipal Building ..J 200 Mill Avenue South • Retttnn,WA 9S055 i _ Document Title(a) : (or transactions contained therein) 1. DECLARATION OF RESTRIC XVE COVENANTS 2. • �.. Am.'s,. First American Title 3, owell/1,, letssa'aner Coofae+y • 4.Reference Number(s) of Documents assigned 1�.►��43OL5 or released: 13 {c{ 3 "3 35od�'O--1 Cr) Additional numbers on page of 39,-3VP.-5 1t5 document Ctitis space for title company use only) O I Cr) Grantor(5) : (Last name first, then first O name and initials) 14- 1. Tl AusT N ColaAI T (DSnr_sos,a•r) Cq 2. r. 3, 4. 5. Additional names on page of document Graataa(a) : (Last name first, then first name and initials) 1. 2. 3. 4. g 5. _ Additional names on page of document Abbreviated Legal Description as follows_ (i.e_ lot/block/plat or section/township/range/quarter/quarter) 19 - 23N - SE, NE SW — Complete legal description is on page 7 of document es Assesaoz' e Property Tax Parcel/Account Number(a) : ge 334040-3325-O'7: AND 334040-3330-00 P a 0 c.2 W • a• • i B o V O 0 C7 i rt Oi O en ,f7 k ti 09/04/97 11:25 FAX 2062921995 JAMESON BABBITT Q000/014 I ' DECLARATION OF RESTRICTIVE COVENANTS LIND CORPORATE PARK • THIS DECLARATION OF RESTRICTIVE COVENANTS is made this 2.G day of 7u N c 1997,by THE AUSTIN COMPANY,an Ohio corporation ("Declarant"). The recitals which follow incorporate the definitions set forth in Article I of this Declaration. RECITALS: • •A. Declarant is the Owner of the Lots comprising the Short Plat. • . B. It is the intention of Declarant to further the implementation of the Short Plat by means of the covenants, conditions, and restrictions set forth in this Declaration. Said covenants, conditions, and restrictions are intended to be common to all of the Lots resulting under the Short Plat and to enhance and protect the value and development potential of all such Lots to their mutual benefit. ARTICLE 1 Definitions Unless the context otherwise specifies or requires,the terms defined in this Article I shall, as used in this Declaration, have the meanings herein set forth: 0) 1.1 Affiliate. The term"Affiliate" means,with respect to any Person, (i)any Person directly or indirectly controlling, controlled by, or under common control with such Person, (ii) any Person powning or controlling fifty percent (50%) or more of the outstanding voting interests of such Person, (iii) r any officer., director, or general partner of such Person, or (iv) any Person who is an officer, director, general partner, trustee, or holder of fifty percent (50%) or more of the voting interests of any Person described in clauses (i) through (iii),of this sentence. For purposes of this definition, the term "controls," "is controlled by,"or"is under common control with" shall mean the possession, director indirect, of the power to direct or cause the direction of the management and policies of a person or entity, whether through the ownership of voting securities, by contract or otherwise. 1.2 Continental. The term"Continental"means Continental Mills, Inc.,a Washington corporation. 1.3 Declaration. The term "Declaration" shall mean this Declaration of Restrictive Covenants, as it may from time to time be amended or supplemented. 1.4 East Parcel. Collectively, Lots 6, 7, 8 and 9. 1.5 Lot. The term "Lot" shall mean any one of the areas of the Subject Property depicted as Lots 1 through 9 on the Short Plat. in the event the Short Plat is amended to the effect that any of such Lots are combined, the term "Lot" shall mean the area so combined. (.r6Sl+2-14Otro13%lTJUa1B4OS.9I 09/04/97 11:25 FAX 2062921995 JAMESON BABBITT 0 00.1i014 1.6 Middle Parcel Collectively, Lots 4 and 5. 1.7 Occupant. The term "Occupant" shall mean a lessee or licensee of an Owner. or any other person or entity other than an Owner in lawful possession of a Lot with the permission of the Owner. 1.8 Owner. The term"Owner"shall mean and refer to any Person that is the record - owner of fee simple title to any Lot, excluding any Person who holds such interest as security for the payment of an obligation, but including contract sellers and any mortgagee or other security holder in actual possession of a Lot. 1.9 Parcel. The term"Parcel" means each of the West Parcel, Middle Parcel and the East Parcel. 1.10 Person. Any individual, partnership(general or limited), corporation,trust,limited liability company or other entity. _ 1.11 Project The term"Project"shall be synonymous with the term"subject property" and shall mean the real property described on Exhibit A annexed hereto,or hereafter made subject to this Declaration. 1.12 Short Plat. The term "Short Plat" means the segregation approved by the City of Renton,Washington as Short Plat No.97-032 and recorded in Volume ll5 of Surveys,pages 21v3 , records of King County. Washington, and recorded under King County Recording No. In1.13 Subject Property. The term"subject property"shalt be synonymous with the term :13 "Project". 1.14 West Parcel. Collectively, Lots 1, 2 and 3. ARTICLE 2 Landscaping Provisions 2.1 Interior Zones. A ten(10)foot interior landscape buffer between Parcel property boundaries (five (5)feet on each side of property line) Is established, except where mutually agreed by adjoining Lot Owners and only for the purpose of permitting vehicular access between such Lots. Interior landscape buffer areas shall be sod berm a minimum of twenty (20) inches high from top of curbs as depicted on Exhibit C annexed hereto. 2.2 North Property Line Zone. A ten (10) foot contiguous landscape buffer is established along the north property line of the Project from Lind Avenue SW to East Valley Frontage Road to provide a buffer between the Project and existing parking on adjacent properties to the north. The buffer areas shall be sod berm a minimum of twenty (20) inches high from top of curbs as depicted on Exhibit D annexed hereto. 2.3 Perimeter Streetscape Zone. A fifteen (15)foot landscape buffer along public ' streets-Lind Avenue SW,SW 19th Street and East Valley Frontage Road,is established. The area shall be sod berm with a minimum thirty (30) inch high berm from top curb at development level as depicted (JBsu,z?4o1 ro1398MIMc/a G4o59.a) 2 • 09/04/97 11:26 FAX 2062921995 JAMESON BABBITT 0 005/014 on Exhibit E annexed hereto, except at entry points where required traffic site lines are required per City of Renton standards. 2.4 Landscape Material. All areas identified in this Section 2 shall be planted with trees a minimum of thirty (30)feet O.C. and a minimum caliper of two and one-half(2Y2) inches. Trees should be uniform in appearance and pattern. City of Renton's Landscape Criteria shall be met at a minimum. 2.5 Irrigation Required. The landscaping areas described in this Article 2 are to be automatically irrigated providing one hundred percent (100%) irrigation coverage. Installation and maintenance responsibility shall be(i)that of the Owner of the Lot to which such area(s)are adjacent with - respect to the areas described in Sections 2.2 and 2.3,that of the Owner of Lot 4 with respect to the area described in Section 2.1 which separates the West Parcel and the Middle Parcel,and (iii) that of the Owner of Lot 5 with respect to the area described in Section 2.1 which separates the Middle Parcel and the East Parcel • ARTICLE 3 • Project Signage 3.1 Locations. An easement for the installation and continued maintenance of monument signage identifying the Project is established in the two (2) areas described as the "West v7 Signage Area" and the"East Signage Area" on Exhibit B annexed hereto. t.A L7 3.2 West Signage Area. The monument installed within the West Signage Area Cr) ("West Monument")shall satisfy the criteria shown on Exhibit F,and shall identify the Project by the name "Lind Corporate Park". 3.2.1 Continental Sole Occupant of Improvements on West Parcel. For so Cr) tong as Continental or an Affiliate(s) of Continental are the sole occupants of all improvements constructed and installed on the West Parcel, the Owner of the West Parcel shall have the right to designate the names of the Project Occupants (and/or their primary brand names) displayed on the West Monument. 3.2.2 Other Occupant(s). During any period that any Person other than Continental or an Affiliate(s) of Continental occupies all or a portion of the improvements constructed and installed on the West Parcel,the Owner of the Middle Parcel shall have the right to designate the names of two (2) Project Occupants to be displayed on the West Monument in addition to the name(s)of the Occupant(s)of the West Parcel. 3.2,3 Construction, Maintenance and Repair. The costs of constructing, maintaining and repairing the West Monument shall be paid by the Owner of the Middle Parcel. 3.3 East Signage Area. The monument installed within the East Signage Area("East Monument")shall satisfy the criteria shown on Exhibit G, and shall identify the Project by the name"Lind Corporate Park". The Owner of the Middle Lot has the right to display the names of two (2) Occupants of the Middle Parcel. The East Monument is for the benefit of the Owner and Occupants of the Middle Parcel, and shall not be used to display the name or business operations of the Owner or Occupant of the East Parcel. 064027 4 0 110 1 39 6/MMG164059.8) 3 i . 09/04/97 11:26 FAX 2062921995 JAMESON BABBITT l 1006/014 ARTICLE 4 Maintenance of Common Utilities and Storm Water System 4.1 General. It is contemplated that all of the Lots comprising the Short Plat will be served by (i)a coordinated storm water drainage, detention and water quality system, and (ii) a common domestic water and fire loop system. It is further contemplated that all of the Lots comprising the Middle Parcel and East Parcel will be served by a common sanitary sewer system. Each of such systems is referred to herein as a"Common SystemTM. 4.2 Maintenance Responsibility. The cost of maintaining, repairing and replacing the pipes, equipment and other facilities comprising each Common System shall be allocated among and paid by the Owners of those Lots served by such Common System . The proportionate share of each Lot Owner for those costs which are to be allocated among and paid pursuant to this Section 4 shall be the quotient obtained by dividing (1)the gross square footage of such Lot shown in the following table, by (ii) the gross square footage of all Lots served by such Common System: Lot Square Footage Lot 1 64,510 Lot 2 65,802 - Lot 3 65,823 Lot 4 119,359 Lot 5 118,603 Lot 6 48,904 O Lot 7 48,926 Cr) Lot 8 49,926 Lot 9 48,511 0 ARTICLE 5 Miscellaneous 5.1 Duration. These covenants shall run with the land. 5.2 Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Project to the general public or for the general public or for any public purpose whatsoever,it being the intention of the parties that this Declaration shall be strictly limited to and for the purposes herein expressed. 5.3 Enforcement by City of Renton. Any violation or breach of these restrictive covenants may be enforced by proper legal procedures in the Superior Court of King County by either the City of Renton or any Owner. 035L127401/01358/MMC1164089.8) 4 09/04/97 11:26 FAT 2062921995 JAMESON BABBITT C21007/014 IN WITNESS WHEREOF,Declarant has caused this Declaration to be executed as of the day and year first above written. DECLARANT: THE AUSTIN COMPANY. an Ohio corporation By: aitaos, • Its: Vlce , f T. 1c ?' HA VA STATE OF WASHINGTON ) ) ss. ' COUNTY OF KING ) I certify that 1 know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. tin On this 26th day of June , 1997, before me personally appeared William L. Ichl rbeck , to me known to be the VP & Cast. Mgr. of THE AUSTIN O COMPANY,the corporation that executed the within and foregoing instrument,and acknowledged the said C) instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein O mentioned, and on oath stated that he/she was authorized to execute said instrument and that the seal affixed, if any, is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. •J-Vvtik--- • •� Notary Public in and for the State t ri ` of WA , residing at Renton • do*,sra _ ,,• "' My commission expires: 3-1-01 a NOT ''• 'rz Patricia J. Fink ~,�,' '�� s [Type or Print Notary Name] •JGoZ •�iC : 3 - /-01 • . d�lt1A1/44 „o: • • (Use This Space rot*anal Seal stung) (JBSl1274ovot396IMMCt84059.8) 5 09/0.4/97 11:27 FAX 2062921995 JAMESON BABBITT Q 008/014 EXHIBIT A DESCRIPTION OF PROJECT Lots 1 through 9 of City of Renton Short Plat No.97-032 and recorded in Volume //6 of Surveys. pages 243 , records of King County, Washington, and recorded under King County Recording No. 910 099aai • • cvn to O • Cr) ' 0 0 (Je$u m4Dt/o,306/M MCJ164050.$) 09/04/97 11:27 FAX 2062921995 JAMESON BABBITT 11009/014 EXHIBIT B ' DESCRIPTION OF MONUMENT EASEMENT AREAS West Signage Area PROPOSED SIGN LOCATION EASEMENT ON ' PROPOSED LOT 3 OF S.W. 19TH LIND SHORT PLAT• That portion of Lot 2 of City of Renton�hort Plat �bei go. 22-85, as recorded under Recording a portion of the Northeast quarter of No. 8507169002, records of King County, ashington the Southwest quarter of Section 19. Township 23 North,Range 5 East,W.M., described as follows: • BEGINNING at the Northwest corner of said Lot 2; THENCE SOUthr 01° 20' 36' West along the West line of said Lot 2, a distance of 502.14 feet to a tangent curve concave to the East having a radius of 55.00 feet THENCE Southeasterly along said curve and said West line of Lot 2 through a central angle of 16° 58' 47', an arc distance of 16.30 feet to the TRUE POINT OF BEGINNING; THENCE CONTINUING Southeasterly along said curve and said West line of Lot 2 through a central angle of 57° 11' 37', an arc distance of 84.90 feet; THENCE North 01° 20' 36' East, 37.61 feet; THENCE North 89° 48' 35' West. 37.61 feet to the TRUE POINT OF BEGINNING. O C) East Signage Area • PROPOSED SIGN LOCATION EASEMENT ON LOT 9 OF • PROPOSED S.W. 19TH LIND SHORT PLAT That portion of Lot 3 of City of Renton Short Plat No. 022-85, as recorded under Recording No.8507169002, records of King County, Washington, being a portion of the Northeast quarter of the Southwest quarter of Section 19,Township 23 North,Range 5 East,W.M.,described es follows: BEGINNING at the Northeast corner of said Lot 3; THENCE South 00° 22' 41' East along the East line of said Lot 2, a distance of 613.77 feet to a tangent curve concave to the West having a radius of 55.00 feet; THENCE.Southwesterly along said curve through a central angle of 16° 23' 43", an aro distance of 15.74 feet to the TRUE POINT OF BEGINNING; THENCE CONTINUING Southwesterly along said curve and said East line of Lot 2 through a central angle of 57° 46' 42", an arc distance of 55.46 feet; THENCE North 00° 22' 41°West, 37.77 feet; THENCE South 89° 48' 35' East, 37.77 feet to the TRUE POINT OF BEGINNING. • (JBSL1/I1i01101396lMMule4059.(3) 09/04/97 11:27 FAX 2062921995 JAMESON BABBITT C1010/014 t • • • • • G'' •-:i'{P- ova to - !`•,•�,'�` v ° !, 0• . . 1�j PROPERTY ;` SO0 BERM PARKING AREA PARKING AREA 1 • 20" MIN. 20" MIN. 1 i • TOP OF CURB 1 TOP OF CURB I -/—_5•' et -5'-14 '. • EXHIBIT 0INTERIOR ZONE . LANDSCAPING . . • S-L7-97 . .ram . 09/04/97 11:27 FAX 2062921995 JA3ESON BABBITT 2011/014 • • • 11 0 PROPERTY ' BERM, SHRUBS, TREES LINE � 1 & HABITAT PLANTING PARKING AREA 8"MIN.' MIN. TOP OF CURB 74-7417' TOP OF CURB OR EXISTING GRADE 10' EXHIBIT b NORTH ZONE LANDSCAPING ram:.... • ;'s-za-97 09/04/97 11:28 FAX 2062921995 JA)ESON BABBITT el012%014 • • • f • PROPERTY SOD BERM UNE STREET PARKING AREA 30" MIN. • • mat TOP Of CURB VARIES _ 15' EXHIBIT STREETSCAPE © LANDSCAPING • 5-23-07 09/0.1/97 11:28 FAX 2062921995 JAMESON BABBITT Q1013/01.1 • • 15'- ' 12" LETTERS oCr) LIND CORPORATE PARK t ' 31_5" CONTINENTAL MILLS. IDENTIFICATION AREA • EXHIBIT WEST MONUMENT SIGN •Q.22-O7 09/04/97 11:28 FAX 2062921995 JAMESON BABBITT 1d1014/O14 /if 15' 1t LETTERS ` LINO CORPORATE PARK IDENTIFICATION AREA (1'-5" H. x 14' W.) EXHIBIT 43 EAST MONUMENT • SIGN 6-22-97 91 -D52, 5 ��; CIT A.• l.F RENTON Planning/Building/Public.Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • August 29, 1997 • Mr. Gregory Shean O'Melveny&Myers LLP Embarcadero Center West • 275 Battery Street San Francisco, CA. 94111-3305 RE: Candlewood Hotel and Hilton Garden Suites (Project Nos. LUA-97-052 and LUA-97-055) Dear Greg: As requested, enclosed are copies of a Restriction for the hotel projects. The"originals" were sent to King County for recording on August 29, 1997. , Please contact me, at(425) 235-2719, if you have any questions. Sincerely, /(3)&E_J2, • Peter Rosen Senior Planner • • • ACCPTLTR.DOC • 200 Mill Avenue South - Renton, Washington 98055 C, ` 11 CITY".(O '. RENTON "LLB Office of the City Attorney Jesse Tanner,Mayor - Lawrence J.Warren MEMORANDUM ;;�� ►... ;r::��, .....104;, JUL 2 81997 To: Peter Rosen, Senior Planner From: Lawrence J. Warren, City Attorney RECEIVED • Date: July 25, 1997 Subject: Draft Restriction by Renton Studio Hotel Company, LLC for Candlewood Hotel and Hilton Garden Suites (LUA 97-052 and LUA 97-055) I have reviewed the above-referenced document and the same is approved as to legal form. Lawrence J. arren LJW:as. cc: .Jay Covington A8:133.08. • • • Post Office Box 626- 100 S. 2nd Street Renton, Washington 98057 - (206)255-8678 • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: July 23, 1997 TO: Larry Warren, City Attorney FROM: Peter Roseq/ enior Planner SUBJECT: Candlewood Hotel and Hilton Garden Suites (LUA97-052 and LUA97-055) The applicant has submitted draft deed restrictions in lieu of a lot line adjustment, in order to rectify the building crossing lot lines. This was a site plan condition of approval. Please review for form prior to recordation. STATE OF CALIFORNIA ) • ss. COUNTY OF MARIN ) On Nue .3�X \ «"12, before me, C_ L . CO , a Notary Public and/for said State, personally appeared KARL K. HOAGLAND, III, o ma 1-er proved to me on the basis of satisfactory evidence) to be the persons-) whose names) is/are- subscribed to the within instrument and acknowledge to me that he/she they executed the same in his/hc'/their authorized capacity(te) , and that by his/har-l-t-h-eir signature(s) on the instrument the person(.$) , or the entity upon behalf of which the person(-s-) acted, executed the instrument. WITNESS my hand and official seal. [SEAL] Signature ,^. CDlti'!'A.10115 .F� N tong r;k3 Calfcr M?R l OOU?W s i RESTRICTION THIS RESTRICTION (the "Restriction") is made as of July 29, 1997, by RENTON GARDEN HOTEL COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). RECITALS A. Owner is the owner of Parcel 8 and Parcel 9 of the City of Renton Short Plat No. LUA-97-032-SHPL, recorded under Recording No. 9707099006, Volume 115, Page 263 of the Official Records of King County, Washington (Tax Account Nos. 334040-3331 and 334040-3330, respectively) (the "Property"). B. Owner intends to construct a 4 story, 150 unit hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 8 and 9. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 20, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 8 or Parcel 9. D. Owner desires to restrict the independent sale of Parcel 8 and Parcel 9 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: SF1-275412.V2 1 1. Sale Restriction. For so long as any structure on the Property extends ' across the common lot line between Parcel 8 and Parcel 9, the Property may only be sold, transferred or conveyed as a unified whole. • 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and. shall operate as a restriction running with the land. 3. - . Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the. restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the.lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel.8 and Parcel 9 may not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. OWNER: RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company • ---)qBy: (.� 2 Karl K. Hoa land, III Its Managing Member • SF1-275412.V2 2 1 1 .j - . STATE OF CALIFORNIA ) • ss. COUNTY OF MARIN ) On Nu �`�� ll tyl1 , before me, t= c. L4".. - J Yam. , a Notary Public Tn and- for said State, personally appeared KARL K. HOAGLAND, III, proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledge to me that he/she/th" executed the same in his/her/their authorized capacity(ie-s) , and that by his/herftheir signature(s) on the instrument the person(s) , or the entity upon behalf of which the person() acted, executed the instrument. . WITNESS my hand and official seal. [SEAL] Signature s = `- sG Q h f=qC L STONE D( , c '- sc' _e� ��:ao p7p#ar3 '^.�il.�-C 'ifarnid .� MARIN COUNTY 3►"Q Comm.Ewe+�16,try.3 • • RESTRICTION THIS RESTRICTION (the "Restriction") is made as of July 29, 1997, by RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). • RECITALS A. Owner is the owner of Parcel 6 and Parcel 7 of the City of Renton Short Plat No. LUA-97-032-SHPL, recorded under Recording No. 9707099006, Volume 115, Page 263 of the Official,Records of King County, Washington (Tax Account Nos. 334040-3333 and 334040-3332, respectively) (the "Property"). B. Owner intends to construct a 4 story, 134 unit extended-stay hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 6 and 7. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 6, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 6 or Parcel 7. • D. Owner desires to restrict the independent sale of Parcel 6 and Parcel 7 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: SF1-275181.V2 1 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 6 and Parcel 7, the Property may only be sold, transferred or conveyed as a unified whole. 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property;.provided, however, that Parcel 6 and Parcel 7 may not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. OWNER: RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company /(; 1/11 • arl K. Hoagland; III Its Managing Member . • • • SF1-275181.V2 2 •r O' MELVENY & MYERS LLP 400 SOUTH HOPE STREET EMBARCADERO CENTER WEST 10 FINSBURY SOUARE LOS ANGELES, CALIFORNIA 90071-2899 LONDON EC2A ILA TELEPHONE(2131 669-6000 275 BATTERY STREET TELEPHONE 10171) 256-8451 FACSIMILE(213)669-6407 FACSIMILE(0171) 638-8205 SAN FRANCISCO, CALIFORNIA 94111-3305 CITICORP CENTER SANBANCHO KB-6 BUILDING • 153 EAST 53a°STREET TELEPHONE (415) 984-8700 6 SANBANCHO, CHIYODA-KU NEW YORK, NEW YORK 1 0 0 22-4611 TOKYO 102 FACSIMILE (415) 984-8701 TELEPHONE(212)326-2000 TELEPHONE(03)3239-2800 FACSIMILE(212)326-2061 FACSIMILE(03)3239-2432' 555 13TI'STREET. N.W. SUITE 1905. PEREGRINE TOWER, LIPPO CENTRE WASHINGTON, D. C.20004-1109 89 OUEENSWAY, CENTRAL TELEPHONE(202)383-5300 HONG KONG FACSIMILE(202)383-5414 July TELEPHONE(B52)2523-8266 1999 AVENUE OF THE STARS 22nd FACSIMILE(852)2522-1760 LOS ANGELES,CALIFORNIA 90067-6035 1 9 9 7 SHANGHAI INTERNATIONAL TRADE CENTRE TELEPHONE(310)553-6700 SUITE 2011,2200 YAN AN ROAD WEST FACSIMILE(310)246-6779 SHANGHAI 200335, CHINA TELEPHONE(86-21) 6219-5363 610 NEWPORT CENTER DRIVE FACSIMILE(86-21)6275-4949 NEWPORT BEACH, CALIFORNIA 92660-6429 TELEPHONE(714)760-9600 FACSIMILE(714)669-6994 _ OUR p FILE NUMBER WRITER'S DIRECT DIAL NUMBER 840,480-017 (415) 984-8707 275413 VIA FACSIMILE Mr. Peter Rosen Planning/Building/Public Works Department City of Renton 200 Mill Avenue, South Renton, Washington 98055 • Re: Candlewood Hotel and Hilton Garden Suites • (Project Nos. LUA-97-052 and LUA-97-055) Dear Peter: Attached for your review are draft Restrictions for the above-referenced projects as required by the City of Renton. After you have have had a chance to review the attached, please give me a call with any questions or comments. Thank you. Best regards, 6' Gregory B. Shean for O'MELVENY & MYERS LLP attachment cc (w/ encl.): Mr. Karl K..Hoagland Mr. James Hansen Peter T. Healy, Esq. • �� ; ; ..yam RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: O'Melveny & Myers LLP 275 Battery Street, 26th Floor San Francisco, CA 94111-3305 Attn: Gregory B. Shean, Esq. RESTRICTION THIS RESTRICTION (the "Restriction") is made as of , 1997, by RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). RECITALS A. Owner is the owner of Parcel 6 and Parcel 7 of the Short Plat recorded as Recording No. 9707099006, Volume 115, Page 263 of the Official Records of King County, Washington and more particularly described on Exhibit A attached hereto (the "Property"). B. Owner intends to construct a 4 story, 134 unit extended-stay hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 6 and 7. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 6, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 6 or Parcel 7. D. Owner desires to restrict the independent sale of Parcel 6 and Parcel 7 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 6 and Parcel 7, the Property may only be sold, transferred or conveyed as a unified whole. SF1-275181.V1 1 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of. the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel 6 and Parcel 7 may not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. OWNER: RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company By: Karl K'. Hoagland, III Its Managing Member SF1-275181.V1 2 EXHIBIT A The Property SF1-275181.V1 A-1 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: O'Melveny & Myers LLP 275 Battery Street, 26th Floor San Francisco, CA 94111-3305 Attn: Gregory B. Shean, Esq. RESTRICTION THIS RESTRICTION (the "Restriction") is made as of , 1997, by RENTON GARDEN HOTEL COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). RECITALS • A. Owner is the owner of Parcel 8 and Parcel 9 of the Short Plat recorded as Recording No. 9707099006, Volume 115, Page 263 of the Official Records of King County, Washington and more particularly described.on Exhibit A attached hereto (the "Property"). B. Owner intends to construct a 4'story, 150 unit upscale hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 8 and 9. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 20, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 8 or Parcel 9. D. Owner desires to restrict the independent sale of Parcel 8 and Parcel 9 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 8 and Parcel 9, the Property may only be sold, transferred or conveyed as a unified whole. SF1-275412.V 1 1 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel 8 and Parcel 9 may not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. OWNER: RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company By: Karl K. Hoagland, III Its Managing Member SF1-275412.V1 2 EXHIBIT A The Property SF1-275412.V1 A-1 5Ft -O 51. 0 September 5 1997 DEVELOPMENT PLANNING I•; SEP a 8 1997 Studio West Transmittal RECEIVED Date : September 5,1997 To : Mr.Peter Rosen via FedEs City of Renton Municipal Building 200 Mill Avenue South Renton,WA 98055 From : Jim Hansen VP Development - Development Office 4088 Bridge Street,Suite 8 Fair Oaks,CA 95628 Subject : Hotel Complex Renton, Wa Enclosed,per your planning comments,please find the following items for your use and review: 1. A recorded covenant restricting the sale of one of the lots; 2. A recorded joint-use contract for reciprocal parking; 3. A joint use and maintenance easement agreement for the stormwater facility. Jim Han VP Development Development Office % aaar—u�—oi ao=aa racva-a=a..aa v�a�a aa:GAGJ a..a..a- Jac. SA - /7 -05Z. • RESTRICTION THIS RESTRICTION (the "Restriction") is made as of July 29, 1997, by RENTON GARDEN HOTEL'COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). RECITALS A. Owner is the owner of Parcel 8 and Parcel 9 of the City of Renton Short Plat No. LUA-97-032-S HPL, recorded under Recording No. 9707099006, Volume 115, Page 263 of the Official Records of King County, Washington (Tax Account Nos. 334040-3331 and 334040-3330, respectively) (the "property"). B. Owner intends to construct a.4 story, 150 unit hotel on the Property (the 'Project"), which will extend across the common lot line between Parcels 8 and 9. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee.Staff Report dated May 20, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the'Project, Owner record a covenant restricting the independent sale or financing of Parcel 8 or Parcel 9. D. Owner desires to restrict the independent sale of Parcel 8 and Parcel 9 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: SFI-z sai2_v2 1 . , • .. 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 8 and Parcel 9, the Property may only be sold, transferred or conveyed as a unified whole. - • 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns,and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in • the instrument by which such person or entity acquired an interest in the Property. . 4_ Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel 8 and Parcel 9 may not be separately encumbered and that any purchaser at a foreclosure sale • under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. • IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. OWNER RENTON STUDIO HOTEL.COMPANY, LLC, • a California limited liability company By:. 1 K. Hoa land, III • Its Managing Member • SFI zfsar.2_v2 2 +�.a -+.a--.�i •. =moo rr%V11=V{"1LLVGflA 01 1.1ALM.7 LLt .7r.0 AAd'±1.-7J0`SO/VJ1 ri-naG 'S/LO I . STATE OF CALIFORNIA SS- . COUNTY OF MARIN On R0,1c.4 I� WI.J , before me, �,r: c lr• - J�zJy� a Notary Public an for said State, personally appeared KARL K. HOAGLAND, III, proved to me on the basis of satisfactory evidence) to be the person(s) whose name( -) is/are subscribed to the within instrument and acknowledge to me that he/sheftftWexecuted the same in his/hcr./their authorized capacity(its) , and that by his/hem signature(s.) on the instrument the person(s) , or the entity upon behalf of which the person(s.) acted, executed the instrument. . WITNESS my hand and official seal. [SEAL] SignatureMAM COUNTY irocIATem - _ Comm.Eccire3 A12161t M' • RESTRICTION THIS RESTRICTION (the "Restriction") is made as of July 29, 1997, by RENTON STUDIO HOTEL.COMPANY, LLC, a California limited liability company ("Owner") for the benefit of the City of Renton (the "City"). RECITALS A. Owner is the owner of Parcel 6 and Parcel 7 of the City of Renton Short Plat No. ILA 97-032-SHPL, recorded under Recording No_ 9707099006, Volume 115, Page 263 of the Official Records of King County, Washington (Tax Account Nos. 334040-3333 and • 334040-3332, respectively) (the "Property"). B_ Owner intends to construct a 4 story, 134 unit extended-stay hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 6 and 7_ C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 6, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 6 or Parcel 7. D. Owner desires to restrict the independent sale of Parcel 6 and Parcel 7 as required by the Report. NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: • sFI 2751s1_v2 1 �Lr—rsa—of ao=ao racVl'1=V14LL VLIVZ Od 1.3Z LICD LLr ar.4 AL) Vll rnt,c O/LO • • 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 6 and Parcel 7, the Property may only be sold, transferred or conveyed as a unified whole. 2_ Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel 6 and Parcel 7 may.not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction_ IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year fast above written. OWNER: RENTON STUDIO HOTEL.COMPANY, LLC, a California limited liability company By: • I K. HoagIand, III Its Managing Member SFI,Z75I8I.V2 2 � ♦ a.a= •oI rr1.s1-1=Vv1L1.. V VLA1 Ot 1.1 Z LR0 LLr Or G— 1L=ad1000a@0/VJ1 rHl.L /J G0 STATE OF CALIFORNIA ) _ ss. COUNTY OF MARIN ) • • On kx.3a \l M7, before me, �� L L. • S a Notary Public ib and/for said State, personally appeared KARL K. HOAGLAND, III, to me_.ker proved to me on the basis of satisfactory evidence) to be the persons-) whose name(s) is/ate subscribed to the within instrument and acknowledge to me that he/shetthey executed the same in his/het/thoir authorized capacity( 'es) , and that by his/leer/t-heir signature(s) on the instrument the person(.$) , or the entity upon behalf of which the persons-) acted, executed the instrument. WITNESS my hand and official seal. [SEAL] Signature '• s ; MCI-STONE • ' " NotantE ^_o f ems, MAIM COUNTY F� Gomfse.Exttss WO 15.1 •1 Jul-17-97 02:49P P.01 Sit -91 -052 ►STUDIO W ESTJHD_TE.L_COMPANY, LL C 101 Larkspur Landing • Suite 315 • Larkspur, CA 94939 Telephone: (415) 925-3100 • Facsimile: (415) 925-3399 July 17, 1997 Ms. Susan Carlson Economic Development Director. 200 Mill Avenue South Renton,WA 98055 Re: Land Avenue Hotel Complex Renton,WA Dear Ms.Carlson, Thanks to you and your staff for all of your help thus far. This prgject.has-gone We are submitting for building permit today,July 17, 1997. As we are y anxicu 4 g smoothsmooth too date. r started,we would �- the-the project appreciate anything you can do to help make the buildingpermit proces-.as smooth and professional as the planning process If appropriate,we would consider expediting fees as a way to move the process along quickly. The project,thus far,has been processed as a Hilton Garden Inn and a.Candlewood Studio Hotel. Recent business strategy changes has caused us to reconsider the Candlewood brand_It is.oucdesire to develop the Renton project in a very"up scale"fashion. The Candlewood product prevented us front taking it to the level that the site and market deserves. Therefore,we will be submitting our plans with the Hilton Garden Inn and a_�_[a sir Landing. This direction will allow us to achieve a higher room rate and,as a result,higher TOTs. The Larkspur product is very similar to the Candlewood,as they both serve the extended-stay,focused service lodging market. But,Larkspur's architecture,interiors,service and facilities will exceed those of the Candlewood brand. You will first notice the unique architecture of the Larkspur product and then the upscale,"Craftsman" design of the interiors which will be carried out throughout the facility. Amenities,such as a business center,coffee bar,fist place and hospitality room will all-be a part-of-the Larkspur brand. I trust this change is acceptable to everyone. I will be in Seattle on 7/23 and 7130. If you would lke,I could visit with you so that we can discuss the product change more thoroughly. Please let me know. Thank you for your assistance. Sincere' 1 J.Arthur. 'Mr.. VP Development Development Office The Broadlty Building ce: KKH/PBM Simmons McBride CSP Johnson • LUA- q -DSZ SR O' MELVENY Sr MYERS LLP 400 SOUTH HOPE STREET EMBARCADERO CENTER WEST 10 FINSBURY SQUARE LOS ANGELES, CALIFORNIA 90071-2899 LONDON EC2A tLA TELEPHONE 12131 669-6000 275 BATTERY STREET TELEPHONE 101711 256-8451 FACSIMILE(213) 669-6407 FACSIMILE(0171) 638-8205 SAN FRANCISCO, CALIFORNIA 94111-3305 CITICORP CENTER SANBANCHO KB-6 BUILDING .53 EAST 53..STREET TELEPHONE (415) 984-8700 6 SANBANCHO, CHIYODA-KU NEW YORK, NEW YORK 10022-4611 TOKYO 102 TELEPHONE(212)326-2000 FACSIMILE (4)5) 984-870) TELEPHONE(03)3239-2800 FACSIMILE(212)326-2061 FACSIMILE(03)3239-2432 555 13T.STREET. N.W. SUITE 1905, PEREGRINE TOWER. L'PPO CENTRE WASHINGTON, D. C. 20004-1109 89 OUEENSWAY, CENTRAL TELEPHONE 12021 383-5300 HONG KONG FACSIMILE(202)383-5414 June TELEPHONE(852)2523-8266 23rd FACSIMILE(8521 2522-1760 1999 AVENUE OF THE STARS - LOS ANGELES,CALIFORNIA 90067-6035 1 9 9 7 SHANGHAI INTERNATIONAL TRADE CENTRE TELEPHONE(310)553-6700 SUITE 2011, 2200 YAN AN ROAD WEST FACSIMILE(310)246-6779 SHANGHAI 200335, CHINA TELEPHONE(86-21) 6219-5363 610 NEWPORT CENTER DRIVE FACSIMILE(86-21) 6275-4949 NEWPORT BEACH,CALIFORNIA 9 2 660-642 9 TELEPHONE(714) 760-9600 FACSIMILE(714)669-6994 OUR FILE NUMBER WRITER'S DIRECT DIAL NUMBER 840,480-017 (415) 984-8707 272195 VIA FACSIMILE Mr. Peter Rosen )EVELOPMENT PLANNING Planning/Building/Public Works Department CM/OR PEA!T ON City of Renton 200 Mill Avenue, South - JUN 2 C 1997 Renton, Washington 98055 RECEIVED Re: Candlewood Hotel and Hilton Garden Suites (Project Nos. LUA-97-052 and LUA-97-055) Dear Peter: Pursuant to our conversation, attached for review by the City of Renton is the final version of a Reciprocal Easement and Parking Agreement that has been agreed upon by SW 19th Lind L.L.C. and Studio West Hotel Company, LLC. After you, and any other appropriate individuals, have had a chance to review the attached, please give me a call with any questions or comments. As you know, the closing of the land acquisition is scheduled to take place on June 30. To the extent possible, we would appreciate hearing any comments by Wednesday of this week. Thank you. Best regards, Y�2 Gregory . Shean for O'MELVENY & MYERS LLP GBS:mba attachment cc (w/o encl.): Mr. Karl K. Hoagland Mr. James Hansen Peter T. Healy, Esq. MAY-77-1997 14:46 O'n =NY C MYERS LLP c_F6 , 15 9E4 E7�J1 P.03 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: uEVELOP,' pLANNING' CITY OFR ,ITnr, O'MELVENY & MYERS LLP 275 Battery Street, 26th Floor ,J JF 1997 San Francisco, California 94111 RECEIVED Attn: Gregory B. Shean, Esq. RECIPROCAL EASEMENT AND PARKING AGREEMENT THIS RECIPROCAL EASEMENT AND PARKING AGREEMENT (this "Agreement") is made as of , 1997, by and between SW 19th LIND, L.L.C. , a Washington limited liability company ("Lind") , and (STUDIO WEST HOTEL COMPANY, LLC] , a California limited liability company ("Studio") , with reference to the following Recitals: RECITAL S: A. Lind is the owner of Lots 4 and 5 of the City of Renton Short Plat No. , recorded under Recording No. , in the Official Records of King County, Washington (collectively, the "Lind Parcel") . B. Studio is the owner of Lots 6 through 9 of the City of Renton Short Plat No. , recorded under Recording No. , in the Official Records of King County, Washington (collectively, the "Studio Parcel") . The Lind Parcel and the Studio Parcel are adjacent to each other. C. Lind and Studio desire to (i) provide for reciprocal easements for parking purposes over certain portions of the Studio Parcel and the Lind Parcel; (ii) provide for the construction of a parking lot on the Lind Parcel by Studio; and (iii) provide for the reimbursement of the cost of such parking lot by Lind, all upon the terms and conditions contained herein. NOW, THEREFORE, in consideration of the foregoing Recitals, the agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lind and Studio hereby agree as follows : 1. Easements. a. Grant and Description of Parking Easements. Lind hereby grants to Studio a parking easement together with rights of ingress and egress over, across and through that portion of the Lind Parcel more particularly depicted on Exhibit A attached hereto (the "Studio Parking Easement Area") , and 571-265346.V6 1 • ' MAY-22-1997 14:48 O'ME -NY 2 MYERS LLP SF6 .S 984 8701 P.04 • Studio hereby grants to Lind a parking. easement together with rights of ingress and egress over, across and through that portion of the Studio Parcel more particularly depicted on • - - Exhibit Battached hereto (the "Lind Parking Easement Ar&.a") . • - The easements herein. granted shall be: (a) perpetual (subject to Paragraph 2 .c) ; (b) appurtenant to the Studio Parcel and Lind Parcel, respectively; (c) non-exclusive. and for the use and benefit„ of , .(i,) Studio and Lind.; (ii), respective espective- successors,, .�assigns`-arid transferees; "(iii)" subject to `authorization of the entities described in clause (ii) , the employees, agents, lessees, customers, licensees,. ,visitor-s, invitees and concessionaires of the entities described ' in clause (ii) . (all of • such individuals and entities described in clauses (i) through inclusive, being collectively referred:: to: herein .`as the. ."Bene_fic'iaries" . Each of the Studio Parking Easement Area and - the Lind Parking Easement Area shall (i) be for the purpose of providing overflow parking for up to sixty (60) vehicles, and for pedestrian and vehicular ingress, egress and 'access to such ' vehicular parking, and (ii) contain at least seventy ' (70) marked' parking spaces for the parking of such vehicles. Neither Lind nor Studio shall have the right to park trucks, trailers or other . commercial-or industrial vehicles Or load or unload same on--the property of the other party. • • • b. Change in Configuration of .studio Parking Easement Area. If the Lind Parcel is developed so that it has a different parking arrangement than that indicated on Exhibit A, then the area of the Studio Parking Easement Area ' shall be adjusted so that the Studio Parking Easement Area -shall always contain the nine (9). parking spaces located south of, the access road (the "Access Road") running between the Lind Parcel and the Studio Parcel that are closest to Lot 6 of theStudio_ Parcel, . and . the sixty-one (.6.1) parking spaces north of the Access Road that are closest to Lot 9 of the Studio' Parcel. If the Studio Parking Easement Area is adjusted -pursuant to this Paragraph l.b, Studio and Lind agree to execute and record an amendment to this Agreement reflecting the actual portion of the Lind Parcel • comprising the Studio Parking Easement Area. C. Reservation to Parties. Studio and Lind shall have the right to grant and impose in; over, across and through the Studio Parcel and Lind Parcel, respectively, such additional rights (including but not. limited to leases and public utility easements) as Studio and Lind may deem necessary or desirable so long as such additional rights do not interfere with the scope or purpose of the Studio Parking Easement Area or Lind Parking Easement Area as set forth in Paragraph l. a. SF1-:55246,V6 2 1 1 MAY-22-1997 14:49 0'ME .,•Y MISERS LLP SF6 S 9E4 E781 P.05 • 2 . Restrictions on Use. ;I. J a. -Time Restrictions. Following the date. on which a temporary certificate .of -occupancy is issued- wits. respect - - to the first building constructed on; the Lind Parcel, and regular occupancy of s4ch building commenc.et, Studio shall have the use of the Studio asking Easement Area Only between the hours of 6: 00 p.m. and :00 a.m. Pacific time. Lind, shall have- the -:use.. • of - the Lind` Parking Easement Area only between the hours of 6:00 a.m. and 5 : 00 p.m. , Pacific time. Studio shall have the right to post conspicuous signs _on _the Lind Parking -Easement Area - - indicating -the hours during which the parking spaces located on • the Lind Parking Easement, Area are available for use by Lind and its Beneficiaries. Lind shall have .the right to-,post conspicuous signs "on the Studio Parking Easement 'Area -indicating the- hours during which the parking spaces located on the Studio Parking Easement Area are available for use by Studio and its Beneficiaries. Such signs may alsoindicate- that- vehicles parked in violation of the hourly restrictions shall be subject to towing at the vehicle owner's expense. Neither Studio nor Lind shall have the right to tow any vehicles from the Lind Parking Easement Area or Studio Parking Easement Area, respectively, ' for violation of hourly restrictions' unless conspicuous signs indicate that vehicles parked in violation of the hourly restrictions shall be subject to towing. b. Overflow Parking Both Studio and Lind acknowledge that. the primary purposeof this- Agreement is to provide overflow parking to the other party if all parking spaces located on the parcel owned by such party are occupied. Therefore, both Studio and Lind agree to use reasonable efforts to inform their respective Beneficiaries that parking should •first -be-sought 'on the parcel owned' by-such party. -When - • informing their respective Beneficiaries of the availability of .parking pursuant to the easements granted by this Agreement, both Studio and Lind agree to advise suchiBeneficiaries of the restrictions on such parking. . 1 c. Employee Parking! Studio shall use - commercially reasonable efforts to cause employees of the two hotels to be constructed on the Studio Parcel to use the parking spaces available on the Studio Parking Easement Area. Studio shall instruct such employees that their vehicles must not remain on the Studio Parking Easement Area in violation of the hourly restrictions. d. Hotel Use. (1) This Agreement shall terminate and be of no further force and effect if two (2) hotels are not open. for operation on the Studio Parcel within two (2) years of the date iF1-265346.V6 3 • , . MAY-22-1997 14:49 - O'f_ ,ENY 2, MYERS ALP SF5 15 9E4 E701 P.06 of recordation of this Agreement in the Official Records of King County; Washington. Such time 'period shall be extended if a Force Majeure Event causes a delay in construction .of the hotels. • For purposes of this Paracrraph 2.d, a "Force Majeure Event" shall - - . . mean any event, or circumstance beyond the control of Studio, including, without limitation, fire, storm or other casualty, : strikes or other labor interruptions, or riots or other civil unrest. (2) If_ either the improvements constructed on Lots 6 and 7 of the Studio Parcel or the improvements . constructed on. Lots 8 and '9 of 'the Studio Parcel cease to be operated as hotels; excluding temporary closures of .such hotels for purposes of remodeling .or ,repairing- damage or. destruction.; •- --_ this- Agreement shall terminate -and be of no further_ force and effect. - . 3. No Walls Fences or Barriers. No walls, fences, grade differentials or other barriers. or physical conditions -which create an unreasonable . impediment to the use and enjoyment of the Studio Parking Easement Area and the Lind Parking Easement: Area shall be constructed or permitted to remain in or upon either the Studio Parcel or Lind Parcel; provided, however, . that curbs, traffic ..islands, landscape berms required by covenants. encumbering the Lind' Parcel and Studio Parcel and such other reasonable facilities as may be necessary or appropriate to guide and control the orderly flow of:pedestrian and vehicular traffic may -be installed, constructed and permitted to remain in and upon the Studio Parcel and Lind Parcel. 4. : Compliance with Laws. Studio and Lind, with respect to their ,use and enjoyment of the Studio Parking Easement Area or the' Lind Parking Easement Area and the Lind Parcel or the Studio Parcel, respectively, shall comply, • respective Beneficiaries to comply, P y► and shall cause their with (i) all .statutes, ordinances, rules' and aregulations ofll materialsthets United States, the State of. .Washington, "the City of Renton and all political subdivisions of any thereof with jurisdiction or . claiming jurisdiction over the Lind Parcel or Studio Parcel, and (ii) all recorded covenants, conditions, restrictions, agreements and easements affecting or encumbering the Lind Parcel or Studio Parcel, to the terms and conditions''of such covenants, conditions, restrictions, agreement and easements do not conflict with the terms of this Agreement. S. Maintenance. Subject to the provisions of Paragraph . 6, each of Studio and Lind shall, at their own cost and expense, maintain and- keep in good repair and free of ice, snow and rubbish, the Lind Parking Easement Area and the Studio • 5F1-265346.V6 4 • MAY-22-1997 14:49 O'ME NY " MYERS ALP SF6 ,S 984 E701 P.07 Parking Easement Area, respectively. 1 Each of Studio and Lind shall perform such maintenance expeditiously and in a timely manner so as .not _to cause -any interference with the use and • operation of toe :'tudio Parcel or -Lind Parcel . or any part of- either. If either Studio or Lind fails to maintain or repair the Lind Parking Easement Area and the Studio Parking Easement Area, respectively, in accordance with this Agreement, the other party may serve written notice of such failure upon .the non-performing .. . party. - If--the. non-performing party doesnot cure such failure within ten (10) days. from receipt ofIsuch notice, Studio and Lind agree that the other party shall have] the right, but not .the obligation, - and..each of Studio and Lind hereby grants the other- such right, to make such repairs and ,perform necessary maintenance, and upon doing so, the non-performing. _party. shall.. -.. --, reimburse -the- performing patty-for its costs- and-expenses for , . such- maintenance or repair-.- 6. Parking Lot--Improvements Pendinq--,Zmmrovement of Lind Parcel. . Studio shall have the right to construct and maintain parking improvements for the parking of sixty (60) vehicles (the "parking Lot") on, over', -across .and through the area of the Lind Parcel more particularly depicted on Exhibit C attached hereto (the "Parking Lot Area") . Studio's right. to . construct the P rking -Lot shall expire on the completion of 'construction by Lind of seventy (70 'the Studio Parking Easement Area, p) ,paved parking spaces within • rovided;. however, that the "termination of Studio's right to construct the. Parking 'Lot shall have no effect on Studio's other rights hereunder. Studio shall initially construct and maintain the Parking Lot at its sole cost and expense, and agrees to keep the Lind Parcel free and clear .: . .- from any mechanics' or -materialmen'sjiiens arising out of the construction of the Parking Lot. The! Parking. Lot shall be constructed and maintained in accordance with all applicable ,governmental orders and regulations (collectively, "Approvals") and in a good and workmanlike manner. ! All necessary Approvals rfor such construction shallibe initially obtained by Studio at its sole cost and expense. Lind will reasonably. cooperate with Studio - in the procurement of the Approvals, provided that Lind does not initially incur any costs or' expenses in connection therewith. Pri r to the commencement: of construction of the Parking Lot, Studio shall provide Lind with the plans and specifications for the Parking Lot and a budget (the "Budget") identifying in reasonable detail and 'estimating the Reimbursable Costs (defined below) , both of which shall be subject to the reasonable approval of Lind within ten (10) days after receipt. If Studio doesTnot receive written notice ' of disapproval of the plans and specifications or construction budget within such ten (10) day period, such items shall be deemed approved by Lind. SF1.265346.v6 5 • • MAY-22-1997 14:50 , 0'ME =NY MYERS LLr SF6 -+15 984 8701 P.08 • • b. Lind shall be responsible for reimbursing Studio .for all direct and indirect costs associated with the • construction of the Parking Lot, including, without limitation, costs of' permits, engineering costs and an administration fee of -five percent (5%) (the "Reimbursable Costs") , by a. date not later than the. date on which a final certificate of occupancy is issued with respect to the first building constructed on the .Lind Parcel. To the extent that the actual Reimbursable Costs exceed .. hees'timate"'of the Reimbursable Costs contained in the Budget by more than ten percent (10%) , such additional costs shall be the • sole responsibility of Studio. Interest shall accrue on the • — Reimbursable Costs for which Lind is responsible from the, date on which the first hotel constructed on .the Studio Parcel opens for business at a rate per annum equal .to the Prime. Rate plus ' one- percent (-1%)-, 'which interest shall be payable by the owner of the • • Lind Parcel quarterly in arrears. For purposes of - this ._ Agreement, "Prime Rate" shall mean, for any calendar month, the rate of- interest published in the "Money Rates- Section" of the Wall Street Journal as the "prime rate" on the first business day of such month. c. since the Parking Lot will' extend. beyond' the boundaries. of the Studio Parking Easement Area, Lind hereby grants to Studio an additional parking easement together with rights of ingress and egress over, across and through that • portion of the Lind Parcel more particularly depicted on Exhibit D attached hereto (the "Additional Parking Easement") . The . Additional Parking Easement shall expire on the date upon which construction of seventy (70) • parking spaces within the ' Studio Parking Easement Area is completed, at which time Studio agrees to provide evidence to Lind certifying that such construction has been completed and that the Additional Parking -Easement has. . terminated. .7. General; Provisions. • a. No Cancellation. No breach of any provision of this Agreement shall entitle any party to cancel, rescind or otherwise terminate this Agreement, but this limitation shall not affect in any manner any other rights or remedies which a party may. have by reason of any such breach. b. Injunctive Relief and Damages. In the event of any breach or threatened breach of any provision of this Agreement, any party may prosecute any proceedings at law or in equity to enjoin such breach or threatened breach and to recover damages for any such breach. The failure of any non-defaulting party to enforce any provision of this' Agreement or to seek redress for. any breach of the provisions hereof 'shall in no event be deemed a waiver of the right to do so thereafter. °F1•255345.V6 6 MAY-22-1997 14:50 -'MEL' Y MYEP,S LLP SAS 9E4 8701 P.89 c. Cumulative Remedies. The remedies permitted or available pursuant to the provisions of this Agreement, at law or in_equity, shall be cumulative. d. Attorneys' Fees and Costs. In the event any party to this Agreement brings any suit or other proceeding with respect to the subject matter or enforcement of this Agreement, the prevailing party (as determined by the court, agency or other authority before which such suit or'proceeding is commenced) '- shall, in addition to such other relief as may be awarded, be entitled to recover attorneys' fees, 'expenses and costs of investigation as actually incurred. ', i e. Headings. The captions and headings of the . _ . various Articlesand Paragraphs -of this Agreement are for convenience and identification only, - and shall not be deemed to limit or define the contents of theirllrespective Articles or Paragraphs. f. Notices. Any notice, request, demand, instruction or other communication tollbe given to any party under this Agreement shall be in writing and sent_ by a .nationally recognized private courier company orIby registered or certified mail, postage prepaid, return receiptlrequested, and addressed as follows: 1 Lind: Rodger Fagerholm I,I c/o Martin Smith Real Estate 3380 - 146th Avenue S:E. , Suite 407 Bellevue, Washington 98007 With a copy to: Jeffrey A. Roush 11 c/o Martin Smith Real Estate 1109 First Avenueil Seattle, Washington 98101 . Studio: Studio West Hotel Company, LLC 1201 Larkspur Landing, Suite 318 Larkspur, California 94939 Attn: Mr. Karl K. Hoagland, III With a copy to: O'Melveny & Myers LLP 275 Battery Street, 26th Floor San Francisco, California 94111 Attn: Peter T. Healy, Esq. Notice shall be deemed to have been given upon delivery (as evidenced in the U. S. Postal Service return receipt or similar advice from the courier company) . The 'addresses and addressees SF1-265346.V6 7 • MAY-22-f997 14:51 " MELD MYERSLLLP SF6 • ', 4 984 8701 P. 10 for the purpose of this Paragraph 7 .f maybe changed by giving • written notice of such change in the manner provided herein for giving notice. However, unless and until such written notice is actually received, the last address and addressee as stated by written notice, or- as provided herein, if no written notice of change has been received, shall be deemed to continue in effect for all purposes hereunder. ., g. Restrictions Ruh .with the Land. -This Agreement and the rights, covenants, restrictions and agreements set forth herein are for the mutual benefit of, appurtenant. to • , and shall run -with the land of, .the Studio Parcel and the Lind Parcel and• every portion thereof. This Agreement shall apply to and bind the, respective successors in interest of the Studio ' - Parcel .and--the Lind Parcel and every portion thereof: This Agreement and each and all of the rights, covenants, restrictions and agreements set forth herein are imposed on each portion of the_Studio- Parcel and the Lind Parcel as mutual equitable servitude in favor of each and all other portions of the Studio Parcel and the Lind Parcel. ' h. Indemnity and Public Liability. Studio shall indemnify, defend and hold harmless Lind and its successors, assigns, partners, members and employees from an against all claims, actions, damages, losses, liabilities and expenses arising out of the use of the Studio Parking Easement Area by Studio, its agents, employees or invitees. Lind shall indemnify, ' defend and hold harmless Studio and its successors, assigns, partners,-members and employees from an against al claims, actions, damages, losses, liabilities and expenses arising out of the use of the Lind Parking Easement Area by Lind, its agents, employees or invitees. Notwithstanding any contrary provisions ., of..this Agreement, each party agrees to look first to the • available proceeds from .any insurance it carries prior to seeking indemnification or otherwise seeking to recover any amounts to compensate a party for its damages and then to seek indemnification only to the extent of any loss not covered, by their available insurance proceeds. i. Entire Agreement. This Agreement constitutes the entire agreement among the parties hereto with respect to the subject matter hereof and supersedes all prior agreements between the parties. with respect to the matters contained in this Agreement, including, without limitation; the Purchase Agreement. This Agreement may be modified or amended in whole or in ,part only by a written instrument executed and acknowledged by Studio • - and Lind, which instrument shall be duly recorded in the Official Records of King County, Washington. • • SF1-265346.VG 8 ' MAY-22-1997 14:51 -yMEU Y a. MYERS LLJ SF5. 984 8701 P. 11 j . Severability. If any provision of this Agreement shall to any extent 'be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby. k. Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State • of Washington. 1 • . IN W TNESS-WHEREOF, this Agreement has 'been duly executed as of the date first set forth above. • LIND: • SW 19th LIND a Washington limited liability company By: i . Its: • STUDIO: [STUDIO WEST HOTEL COMPANY, LLC] , a California limited liability company . By: Its: 1.1 • 111 • • SF.-265346.V6 9 • MAY-2271997 . 14:51 O'MEL' Y u MYERS LLP SF6 • 9E4 8701 P. 12 LIND ACKNOWLEDGMENT STATE OF WASHINGTON ) COUNTY OF ) On , 1997, before me, , a Notary Public in and for said State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies) , and that by his/her/their signature (s) on the instrument the person(s) , or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official. seal.. Signature (Seal) SF.-265346,V6 3.0 ' MAY-22-1997 14:51 "3'MEL Y C, MYERS LLP 'SF6 984 8701 P. 13 STUDIO ACKNOWLEDGMENT STATE OF CALIFORNIA ) COUNTY OF MARIN ) On , , 1997, before me, , a ,Notary Public in and for said State, personally appeared KARL K. HOAGLAND, III, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name (s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies) , and that by his/her/their signature(s) on the instrument the person(s) , or the entity upon behalf! of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature ! (Seal) !$:-265:46.V6 11 .MAY-22-1997 14:52 __ O'MEl JY MYERS LLP SF6 ; 984 8701 P. 14 EXHIBIT A Studio Parking Easement Area - - see attached page. SF1.255346.Vo A-1 MAY-22-1997 14:52 T MELT" IY 2. MYEP.S LL.- SF6 9E4 E7�J1. P • . 15 � MUTUAL ACCESS/ EGRESS RECIPROCAL EASEMENT FOR CURB CUT 1 I PARKING AREAA ' OFF E. VALLEY FRONTAGE RD. 6KI25' F 419.42. 82n6. r - - - - , if/ ;ram & c1 %S 99 iA7' ////. ‘ 1 .1run % 20 " uaeEI. _ -- I 1 V I 0 I w«a IC 1 _;v .s 1" — '-T E - _ :I ! II —_ 1 i� — — I 2fI , 7 �J...I.1.I.1.1.1.1.1. I -- 11 � 1 -- Ili _ I rrya•• 1 3/ � III1iIIII1 �V {{ I !I X 4 - --) —119St?jrill I 9 je, 11 1 — " 1 ii 1 I I I ..I leQI.1_1(48 `i.l.l.I L.L.L�. I I . r . 1 . 1 tI - -II - 1 9: 1 E ® LOT 9 LI �-- I 11 K 1 PROPOSED UPDC+tE ROTEL I 1 1.--- 4 STORY/160 L'MIT HOTELr 'I I SW 19TH STREET I PARK NCN 5UMENT NJ �— . DEVELOPMENT SIGN I .I. I ' - LOCATION EASEMENT i 1I 1 7 NORTH SW 19TH & LIND EXHIBIT RECIPROCAL PARKING STUDIO PARING EASEMENTA AREA EASEMENTS • R 5/15/97 ' MAY-22-1997 14:52 --n'MELI ' " MYERS LLP SF6 984 8701 P. 16 EXHIBIT B Lind Parking Easement Area see attached page 5F1-365366.V6 B-1 MAY-22-1997 14:52 MELT" Y MYERS LLP SF6 e. 984 6701 P. 17 L I - ____�_1 1 _.—..—.�, MUTUAL ACCESS/ EGRESS I EASEMENT FOR CURB CUT , 1 . OFF E. VALLEY FRONTAGE RD. N na35'25 a 113.1 N 39"35.2:i r. 310 50' _ 1 _ - _ . II 4 -01140013 umz°worn = _ a 1 r Lt�' ''Oa' ...--lI . :,a • I - die �" = , `., 11`1'1�1`I.11.11`1`1` ' z 1 1 1' ::::._:_a--7 �17�T��alc s 1:7I I 711 • ^. 1 • is, • ::=_....z„ j �— — — RECIPROCAL ' - - PARKING ` .: �\ - ` \ IA NN: ARF�s I I S 8, 2 11 g 16 I. t I 'n$WF.11 11 ill,011 8 'gOZIRM i z.--7`,. Li I i I J.I.i.I.I.I.;.!.1-1.i.li I - I 1 _ I L— _ _ r r rl ' I I 1 •t f. I I l I I I r L—= .. I � 9 1 .s- I I 1 PROPOSED uaseuE nem I I d.ATortrl 1E0 UAT HOTS. , SW 19TM STREET PARK 110NUNENT _____ , DEVELOPMENT SIGN I I I :; LOCATION EASEMEN• 7:ob NORTH SW 19TH &I LIND EXHIBIT RECIPROCAL PARKING • LIND PARKING EASEM E B N T AREA EASEMENTS R 5/15/97 i, f 1 I • • 1 . 1 1 MAY-22=1997 14:52 -- MELT ' u MYERS LLP SF6 4 984 6701 P. 18 • EXHIBIT C Parking Lot Area see attached page SF -265346.V5 C-1 MAY—22-1997 14:53 `°=,'MELUr ' a MYERS LL. SF6 4 9E4.8701 P.19 _ _ _ t MUTUAL ACCESS/ EGRESS II 0 FEEE VALLEY FRONTAGE RD.MNT FOR CURB CUT1 - _ _ N 39.35.25. E 4..t5.•2_ —_ _ -_, N 8735'25 E 3t6:50' . ___ 1 ", 1 0 -- 1 II w• �12I. a°0°uNNn/NOTft --� • 1 RECIPROCAL 124 ,1 11 0; _ Ir =n I PARKING AREA i 1 �1;:i* RI # . Q a 1 _�, ...111 44444I.I. =i I I - 7 II I ze• 1 II111 { �• i a I ;!W_tdill —1_ I - W • IIlIi11 17�l* HIM _ J • I ii l I i I 1 % I I III ! I' i0 �.8 <I..,.,...•. i `(� I " •1.i• 1 I • I 1 16 i11_ 1 . I 1 !j 1 1 "is • I .,. I '/i IN I ,:; r~ T I I r/� 'OPCSID VPSCA NMI. I I I %/ .STINT!160 vie NOTIL I .lam 1 � 1I �_ I j SYI 19Td STREETI — — — — — PARK MONUMENT SIGN _ 1 - — DEVELOPMENT SIGN - I I I - - - - - - - - - - -I- LOCATION EASEMENT NORTH-- • SW 19TH & LIND EXHIBIT RECIPROCAL PARKING PARKING LOT AR EA C AREA EASEMENTS R 5/15/97 I • MAY-22-1997 14:53 ?'MELD a MYERS LLP SF6 4 984 E701 P.288 EXHIBIT D Additional Parking Easement see attached page SF1-2G5346.VE D-1 MAY-22-1997 14:53 --'1'MELT' ' MYERS LLP SF6 ' 984 6701 ' P'.21 1 ___v__ __. _.4._i MUTUAL ACCESS/ EGRESS EASEMENT FOR CURB CUT , OFF E. VALLEY FRONTAGE RD. N 373:, . E 414 A 14 5 T35'25 E 346 5EE I f - - - --1-7 - — 1J 1 1 i 4�' L= _ I I • ■ot/124 UNIT MOTEL I .a - 1 12� Nora. Q 1 I _ d ) r- I LI-V ; - - . 2I l L LLL.LLL.I.I< 1 , , -7 _t I _ 1 1 1 : • I ! I �` milli L fl - illflllL+ 16 CAR TEMPORARY ' ' ; , I , .I•i•�...i•�.�.,.I. INTERIM RECIPROCAL III ! III ! A (j I 0�8 _ PARKING AREA I 1 I I �J I .i.I.I.LI•I.1.LI•r• 1 ... 1. r L_w 1 55• i 9 —J ' / Lf ►?CPO3EO U►SCALE HOTEL • STORY,160 MT MOIIL I - I ) i -_---- SW IOW STREET_�__�__ _-__ i PARK 4ONUMENT SIGN-/ I __,__ ! DEVELOPMENT SIGN-I I I I ; LOCAtIION EASEMENT 11 II I' 410 i NORTH SW 19TH & LIND EXHIBIT RECIPROCAL PARKING D ADDITIONAL PARKING EASEMENT AREA EASEMENTS ` R 5/15/97 SA - 611 -OS 2. 6 CITY Or RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren MEMORANDUM DEVELOPMENT PLANNI; CITY OF RENTON 1 J i,, 19T To: Peter Rosen RECEIVED From: Lawrence J. Warren, City Attorney Date: June 26, 1997 Subject: Candlewood Hotel and Hilton Garden Suites Reciprocal Easement and Parking Agreement I have reviewed the above-referenced document and the same is approved as to legal form provided that: 1. the legal descriptions are correct, and 2. you are satisfied that the time restrictions set forth in paragraph 2(a) of this agreement will be satisfactory to meet the needs of overflow parking. gdff1)7/ Lawrence J. Warren LJW:as. cc: Jay Covington A8:132.46. Post Office Box 626 - 100 S. 2nd Street - Renton, Washington 98057 - (206)255-8678 �. Sp_q y osa • F, WHEN RECORDED RETURN TO: °C1 = fi Office of the city clerk �� g Renton Municipal Building � 200 Mill Avenue South �/ S,�p ✓ Renton,WA 98055 oe F. • RF�o o� 99� N oFR�Y RESTRICTION § THIS RESTRICTION (the "Restriction") is made as of July 29, 1997, by RENTON STUDIO HOTEL COMPANY, LLC, a California limited liability company. ("Owner") for the benefit of the City of Renton (the "City"). • RECITALS A. Owner is the owner of Parcel 6 and Parcel 7 of the City of Renton Short Plat No. LUA-97-032-SHPL, recorded under Recording No. 9707099006, Volume 115, Page 263 • 4-4 of the Official Records of King County, Washington (Tax Account Nos. 334040-3333 and ri 334040-3332, respectively) (the "Property"). Q) B. Owner intends to construct a 4 story, 134 unit extended-stay hotel on the Property (the "Project"), which will extend across the common lot line between Parcels 6 and 7. C. The City approved the Project by an Administrative Site Plan Approval & Environmental Review Committee Staff Report dated May 6, 1997 (the "Report"). As a condition of such approval, the Report requires that prior to the issuance of building permits for the Project, Owner record a covenant restricting the independent sale or financing of Parcel 6 or Parcel 7. D. Owner desires to restrict the independent sale of Parcel 6 and Parcel 7 as required by the Report. • NOW THEREFORE, in consideration of the foregoing recitals, and other valuable consideration, the.receipt and sufficiency of which is hereby acknowledged, Owner agrees as follows: ' • SF1-275181.V2 1 . 1 • 1 • 1. Sale Restriction. For so long as any structure on the Property extends across the common lot line between Parcel 6 and Parcel 7, the Property may only be sold, transferred or conveyed as a unified whole. 2. Successors and Assigns. This Restriction shall be binding upon the Owner and its successors and assigns, and shall operate as a restriction running with the land. 3. Constructive Notice and Acceptance. Every person or entity who now or hereafter owns, occupies, or acquires any right, title, or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to the restriction contained herein, whether or not any reference to this Restriction is contained in the instrument by which such person or entity acquired an interest in the Property. • 4. Rights of Mortgagees. No breach of the restriction herein contained, or any enforcement thereof, shall defeat or render invalid the lien of any mortgage or deed of trust now or hereafter executed upon the Property; provided, however, that Parcel 6 and Parcel 7 may not be separately encumbered and that any purchaser at a foreclosure sale under the provisions of any deed of trust or mortgage and its successors and assigns shall hold any and all property so purchased subject to this Restriction. IN WITNESS WHEREOF, Owner has executed this Restriction as of the day and year first above written. • OWNER: RENTON STUDIO HOTEL COMPANY, LLC, CD a California limited liability company By: arl K. Hoagland, III Its Managing Member • • • SF1-275181.V2 2 . STATE OF CALIFORNIA ) ss. COUNTY OF MARIN ) On 1\04.ti9a-N \\� ?, before me, �; C_ L . CJ Q a Notary Public n and for said State, personally appeared KARL K. HOAGLAND, III, r proved to me on the basis of satisfactory evidence) to be the person(s-) whose names) is/are- subscribed to the within instrument and acknowledge to me that he/she ley executed the same in his/hers-ir authorized capacity(i-es) , and that by his/leer/their signature(s) on the instrument the person(s) , or the entity upon behalf of which the person(e-) acted, executed the instrument. WITNESS my hand and official seal. [SEAL] Signature eml 0O .MCI-STONE 13 Cr) : :r�9 Notaw a eagtothk9 0 x WARN COUN'/ My Comm.Expires 9WAR i3<Yi i9 Cr) AFFIDAVIT OF PUBLICATION Kristina Thompson, being first duly sworn on oath states that he/she is the Legal Clerk of NOTICE OF ENVIRONMENTAL the DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON SOUTH COUNTY JOURNAL The Environmental Review Committee (ERC) has issued a Determination of Non- 600 S. Washington Avenue, Kent, Washington 98032 Significance - Mitigated for the following project under the authority of the Renton Municipal Code. a daily newspaper published seven (7) times a week. Said newspaper is a legal CANDLEWOOD HOTEL newspaper of general publication and is now and has been for more than six months EUAron Environmental review for a 134 unit hotel. prior to the date of publication, referred to, printed and published in the English language continually as a daily newspaper in Kent, King County, Washington. The South County Location: 1701 East Valley Rd. Journal has been approved as a legal newspaper order of the Superior Court of the The comment and appeal period for this pp gby P project will run concurrently and end at State of Washington for King County. 5:00 PM on May 27, 1997. Written corn- The notice in the exact form attached, was published in the South County ments and requests for reconsideration shallJournal not in supplemental form) which was regularly distributed to the subscribers Services be forwarded Lando th Developmenteew (andpp g y Division Use Review during the below stated period. The annexed notice, a Supervisor. Information on the project file and the mitigation measures imposed by the City of Renton's Environmental Review Notice of Environmental Determination - LUA 97-052, SA. ECF Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, as published on: 5/12/97 Washington 98055. Phone: 235-2550. Appeal procedures are available in the City The full amount of the fee charged for said foregoi g,publication is the sum of$39.30 Clerk's office, First Floor, Municipal Building. Legal Number 3018 Published in the South County Journal May 12, 1997.3018 Legal Cle , S uth Count Journal Subscribed and sworn before me on this IL- day of mGL4.1 , 19 �i 7 t Y• ? M.F F ,1 �� 4��` ;GJ Notary Public of the State of Washington — 0 T A R �i / residing in Renton 1*: -,_ _ • King County, Washington CIT's OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 9, 1997 • Mr. James Hansen Studio West Hotel Company 4088 Bridge Street#8 Fair Oaks, CA 95628 SUBJECT: Candlewood Hotel Project No. LUA-97-052,SA,ECF Dear Mr. Mr. Hansen: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed. This decision is final and application for the appropriately required permits may proceed. The applicant must comply'with all ERC Mitigation Measures and Site Plan Conditions of Approval. If you have any questions, please feel free to contact me at 235-2719. For the Environmental Review Committee, Peter Rosen Project Manager • • FINAL.DOC 200 Miiii Avenue South - Renton,Washington 98055 [J�.)Thic nannr rnnfaine Ffl%rnmirlari material 9n.nnet rnnci,mar WAi Washington State Northwest Region Department of Transportation 15700 Dayton Avenue North Sid Morrison P.O. Box 330310 Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 1ECEIV R), U 6 1997 DATE: May 30, 1997 DEVE opine�Jj p CITY OF R�1V ANNING TO: Pete Rosen City of Renton, Project Manager 200 Mill Avenue South Renton WA 98055 Subject: SR 405 MP 2.06 CS 1743 Mitigated Determination of Nonsignificance-Candlewood Hotel-134 unit extended stay hotel ( ,;(zg..e. File : 97052sAF FROM: obert A. Josephson, P , aPlanning&Lcal Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project, which is located at 1701 East Valley Highway. Our response is below: We have reviewed the subject document and hay11) 1 o further comments. The would like the opprotunity to review the traffic i ii ►act analysis. If you have any questions,please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name '> NTPLANNIN` • FIDAVI> 5 On the 2-2.2 day of ifbt -oi , 1997, I deposited in the mails of the United States, a sealed envelope containing T etorl av ci Vec tSWh documents. This information was sent to: Name Representing 7o��r liszercv.LI°w‘c...,/.7e.cf RouSk•t s w tat ► Lt' 41 LLL, 34YKZS tkahSeh V P my aloe vv eK (Signature of Sender) j 4 s k. STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 6 -VV.DK4 i, S�EG� `"s• ljned this instrument and acknowledged it to be his/her/their free and voluntary act for tt etiR1,,se s and putposes mentioned in the instrument. • Dated: `7 ��.C� 1��,!��.�t ` . �_•. otary P c in and he State of Washingtcr) Notary (Print) My appointment exp ARGARET1R COMMISSION EXPIRES 6/9/98 Project Name: Cay.elzl��vood tEo'te� Project Number: LUPt cti—DS 2 , SPs Ic Lp NOTARY.DOC a REPORT City of Renton & Department of Planning/Building/Public Works DECISION ENVIRONMENTAL REVIEW& ADMINISTRATIVE LAND USE ACTION REPORT DATE: May 6, 1997 Project Name: Candlewood Hotel Applicant: Studio West Hotel Company, James Hansen Owner: Rodger Fagerhome, Jeff Roush File Number. LUA-097-052, SA, ECF Project Manager. Peter Rosen Project Description: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. Project Location: 1701 East Valley Road Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 71,916 s.f. Site Area: - 2.24 acres, 97,384 s.f. Total Building'Area SF: 71,916 s.f. G :sw P'f, N�t n m a a ''w' 11 1,t) s1.'k I.!tY��' (:------Th----\\ OS!.l �.'�.,�-t �� "'-sw' `--III „,. la @ °�'6 rid o : I am11H t 7 ' -,,,:,��1�� -� +l'InIa change \fit figr rim '`' o �, "1 ` ) ' 'a+' ti ^IE!, n t." / r.: ;4,,: _ OF ICE 1_ OFFICE uj o Tc . tg nP _� __._..:..... In NI - --(A—n .!_ > q '}{ [7 SITE ii-Ia • :+—._'-=�� OI?,FI�'E I 5 —'7--e RESIN_ II -r -- 7 _,1— —1 t_ 10i _- - S F'-, 1=----- OFFICE--- F-14 :'--- _.-_:-WETX t,DS `- IIIiI STATION= .nT---- :\ 1 l-- „ OFFICE _ w_ — � I- —'""'` 1 t mo \\I' In_ I _ — `' r H-am- 7 1 r _ l2. I I r nY%q_=-- -UJ.iro_ d ' . -7.^_trz: I : SW 19TH & LIND NEIGHBORHOOD MAP (r) SCAT E 1'a?OW _ - NORTH WV Of c3N*.w tuewnw a.e BY Project Location Map SITERCDOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi rental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 2 of 18 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant seeks Site Plan Approval and Environmental Review to construct a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. A total of 165 parking stalls are provided; with 130 spaces on the subject site and 35 spaces proposed as reciprocal parking stalls on an adjacent parcel to the west. Access is proposed via a common drive/entry off East Valley Road. The proposed building is configured in an "L" shape layout, situated toward the northwest portion of the subject parcel. The "L" shape of the hotel building creates an enclosure for an entry plaza/ courtyard area in front of the hotel. It also orients the back of the hotel building towards adjacent development, so the building serves to buffer adjacent uses from hotel activity and traffic which would be focused in the front of the hotel. The site plan incorporates a circular-shaped, colored concrete, ground texture feature both in the plaza/entry area and along the common entry drive into the site. The main parking area for the hotel (130 spaces) is located between the front of the building and East Valley Road. A landscape strip proposed along the site frontage would partially screen the parking lot from street view. The hotel is proposed on a portion of a site that totals 14.1 acres. The existing property owner is proposing to short plat the entire property into 9 lots (LUA97-032, SHPL). The proposed hotel building appears to be located across 2 of the lots proposed under the short plat application. It is anticipated that a second hotel building will be proposed just to the south of the subject hotel site. It appears that both hotel proposals have been master planned and the site plan developments coordinated on the site. The common access/entry drive would serve development of both hotels. PART TWO: ENVIRONMENTAL REVIEW 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. A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site is generally level except for some small depressions due to previous inconsistent fill placement. The site has been previously filled and it is estimated that the fill is approximately 8 feet deep and consists of silty sand with concrete rubble throughout. Underlying the fill, the native soil consists of peat interlayered with organic silt and elastic silt. Preliminary indications are that cut and fill activities on the site will balance and that additional fill will not be required for the project. The conceptual structural system is proposed to be grade beams, structural one-way slab, and auger piles which does not necessitate importation of fill or preloading building pads. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi rental Review Committee Staff Report • CANDLEWOOD HOTEL LUA-97-052,SA, ECF REPORT OF MAY 6, 1997 Page 3 of 18 The site would be stripped of existing vegetation and graded for asphalt and building areas. Erosion could occur during the construction phase of the project. Potential erosion impacts would be mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan and prior to issuance of Construction Permits. Mitigation Measures: No further mitigation is recommended. Nexus: NA 2) Air Impacts Impacts to air quality can be anticipated during construction and after occupancy of the proposed project. Impacts during construction would include increased levels of airborne particulates (especially dust) from disturbance of exposed soils. Construction impacts would be short term in nature and would be mitigated through best management practices of the required TESCP and with the Construction Mitigation Plan. Emissions from construction equipment exhaust would have a minor impact on local air quality. Exhaust from construction vehicles is regulated by State and City Codes. After,construction the impacts would be associated primarily with vehicle exhaust from customer and employee traffic. Vehicle emissions are regulated by the State of Washington. Overall air impacts would be relatively minor in nature and not considered significant to warrant special mitigation measures. Mitigation Measures No further mitigation is recommended. Policy Nexus NA 3) Water Impacts There is no surface water or wetlands located on the site. South of the subject site across SW 19th street is a large Category I wetland area. The environmental checklist states that the site is not within the 100-year floodplain. Actually, the site is mapped within the current FEMA floodplain. However, the site has been filled and is no longer floodplain if no portion of the site is below FEMA. If there are still areas below the FEMA floodplain, then compensatory storage must be provided. The hotel development is proposing to utilize a stormwater detention system which has been designed to serve the overall development anticipated on the 14 acre parcel. The stormwater system has been proposed with the short plat application for the entire parcel (LUA97-032, SHPL). Therefore, the approval of stormwater plans for the subject hotel application will rely upon approval of the stormwater facility that is proposed to serve potential development on the entire parcel. The applicant for the hotel proposal should provide an access, use, and joint maintenance easement agreement because the stormwater facility will be located on a separate parcel with approval of the short plat. The proposed stormwater system includes a wet/detention vault on the south property line of the 14 acre parcel along SW 19th Street. The wet/detention vault will also be sized to provide dead storage and sediment storage for water quality purposes, potentially eliminating the need for surface bioswales to provide stormwater quality treatment. The stormwater system has also been designed to utilize the wetland across SW 19th Street for control of peak runoff rates. The King County Surface Water SITERC.DOC • City of Renton P/B/PW Department Administrative Site Plan Approval&Envi -ental Review Committee Staff Report • CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 4 of 18 Design Manual (KCSWDM) allows for stormwater detention in wetlands, subject to specific conditions. If the applicant is not able to secure approval for using the wetland for purposes of stormwater detention, additional detention would have to be provided for with either a larger detention vault serving the development or with detention provided on the individual development lots. In any case, the stormwater detention and water quality system will be required to meet the standards of the 1990 King County Surface Water Manual as adopted by the City of Renton. Mitigation Measures The applicant shall provide an access, use, and joint maintenance easement agreement for the stormwater facility which will be located on a separate parcel with approval of the short plat. The easement agreement shall be subject to the approval of the Development Services Division and the City Attorney, prior to the issuance of a Building Permit. Policy Nexus NA 4) Fire Protection Impacts The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee applies to all new construction. The required mitigation fee is based on a rate of $0.52 per square foot of new construction. For the proposed development the fee is tentatively estimated at $37,419.20 (71,916 square feet X $0.52 = $37,396.32). The Fire Mitigation Fee is payable at the time that Building Permits are issued. Mitigation Measures The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of new construction. This fee is estimated at $37,396. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. Policy Nexus Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. 5) Transportation Impacts Access to the hotel is proposed via a common driveway/entry off East Valley Road. As mentioned previously, it is anticipated that another hotel will be proposed just to the south of the subject hotel and the common drive would serve to provide access to both hotel applications. The common driveway limits curb cuts onto East Valley Road which is classified as a principal arterial. The proposal would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The Transportation Mitigation Fee is calculated to be $75 per each average daily trip attributable to the project. City staff has estimated that the project would generate a total of 932.64 new average daily trips. Therefore, the Traffic Mitigation Fee is estimated at $69,948 (932.64 trips x $75 = $69,948). The applicant has submitted a Construction Mitigation Plan which describes the hauling and transportation routes to the site. Because the site will not require a large amount of grading, impacts associated with hauling are not anticipated. The Construction Mitigation Plan states that construction would be performed between the hours of 7:00 a.m. and 4:30 p.m. Monday through Saturday. Construction-related truck traffic could impact traffic flows if occurring during AM or PM peak traffic flows. This truck traffic should be limited to off-peak hours. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Env ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052,SA,ECF REPORT OF MAY 6, 1997 Page 5 of 18 Mitigation Measures The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at$69,948. (932.64 trips x$75 = $69,948). This fee is payable prior to issuance of Building Permits. The Construction Mitigation Plan shall be revised to restrict construction related truck traffic between the hours of 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction Permits. Policy Nexus: Environmental Ordinance, Transportation Mitigation Fee Ordinance B. Recommendation Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. X Issue DNS-M with 15 day.Comment and Appeal Period. Issue DNS with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. C. Mitigation Measures 1. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$0.52 per square foot of new construction. This fee is estimated at $37,396. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. 2. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at$69,948. (932.64 trips x$75 = $69,948). This fee is payable prior to issuance of Building Permits. 3. The Construction Mitigation Plan shall be revised to restrict construction related truck traffic between the hours of 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction Permits. 4. The applicant shall provide an access, use, and joint maintenance easement agreement for the stormwater facility which will be located on a separate parcel with approval of the short plat. The easement agreement shall be subject to the approval of the Development Services Division and the City Attorney, prior to the issuance of a Building Permit. SITERC.DOC • City of Renton P/B/PW Department Administrative Site Plan Approval&Envi ental Review Committee Staff Report • CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 6 of 18 • Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM May 27, 1997 (15 days from the date of publication). Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor City of Renton Development Services Division 200 Mill Avenue South Renton, WA 98055 • Environmental Determination Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3),WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM May 27, 1997 (15 days from the date of publication). If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner City of Renton 200 Mill Avenue South Renton, WA 98055 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. SITERC.DOC • City of Renton P/B/PW Department Administrative Site Plan Approval&Envi ental Review Committee Staff Report CANDLEWOOD HOTEL _ LUA-97-052,SA,ECF REPORT OF MAY 6, 1997 Page 7 of 18 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. FIRE 1. The preliminary fire flow is 4,000 GPM. One fire hydrant is required for each 1000 gpm of required fire flow. This requires one hydrant within 150 feet of the building and three additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance. 2. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 3. Fire Department equipment access is required to be located so that all portions of the building exterior can be reached within 150 feet of that location. Fire access roadway is required to be a 20 foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. PLAN REVIEW Water 1. Fire Department indicates a required fire flow of 4,000 gpm required. Fire flows above 2,500 gpm require a loop water system. The loop pipe size to be determined when final fire flow is determined. 2. The System Development Connection charge for water is$0.129 per square foot of gross site area. 3. Construction plans to be provided to City of Renton Standards. The gross site area and impervious area needs to be shown on the title sheet of the construction plans. 4. A utility easement minimum width is 10-feet. However, it should be noted that a 10-ft horizontal separation is required between the proposed water line and storm line. 5. The proposed loop water line is not allowed to angle into the street. It must be installed at 90-degree to the curb line. See attached comments. 6. Applicant should note water valve location as shown on the conceptual plan. Storm/Surface Water 1. The System Development Connection Charge for stormwater is$0.129 per square foot of new impervious surface. The impervious surface area is to be shown on the plan. 2. Comments for stormwater include all subject matter discussed in attached memos from Scott Woodbury to Clint Morgan (dated April 25, 1997) and a memo from Neil Watts to Peter Rosen (dated April 17, 1997). 3. King County Special requirement#6 is activated for a coalescing plate oil/water separator. Wastewater 1. Should the hotel decide to connect to the sewer main in SW 19th Street which flows through a sewer lift station, then we would require a capacity analysis of the lift station. They do have the option of connecting to a system to the north of the site which will bypass the lift station. 2. A System Development Connection charge would be applied to this development. Cost of$0.078 per square foot of gross site area. 3. Construction plans required to City drafting standards. Transportation 1. A six(6) foot wide sidewalk is required the full length of the property frontage to East Valley Road and also SW 19th Street. 2. A six(6)foot wide planter strip is required to be located between the roadway curb and the sidewalk front edge. 3. The back edge of the sidewalk is to be located at the right-of-way line. 4. Drawings need to show the full roadway frontage width. Drawings to meet City drafting standards. 5. A brief traffic impact analysis report will need to be provided. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi ienta!Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 8 of 18 Police 37.2 police calls are estimated annually, based on the size of the building. The south Renton are reports the highest number of commercial burglaries and thefts of building materials in the city. The applicant will need to take precautions to help deter common crimes on these types of properties: burglary, theft of building materials, auto theft, vandalism,thefts from vehicles. All building materials need to be secured when not in use. Recommend the use of security fencing, lighting, and the use of off-duty police officers or private security guards to patrol the site during the night hours. Recommend posting of"No Trespass"signs during construction. After the building is completed, security lighting in the parking lot is a necessity. The doors to each hotel room should be accessed only by electronic keys- metal key locks are too easy to pry,which allows burglary of hotel guests. Dead-bolt locks and peep-holes are needed on each guest room, and in office rooms in the business. Planning 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. • SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi. ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052,SA,ECF REPORT OF MAY 6, 1997 Page 9 of18 PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT& DECISION This decision on the administrative land use action is made concurrently with the environmental determination. A. Type of Land Use Action XX Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade &Fill Administrative Code Determination B. Exhibits The following exhibits were 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: Drawing No. 1, Site Plan (Entire Property Boundaries), (Received April 16, 1997). Exhibit No. 3: Drawing No. 2, Site Plan (Received April 16, 1997). Exhibit No. 4: Drawing No. 3, Site Plan With Proposed Future Development(Received April 16, 1997). Exhibit No. 5: Drawing No. 4, First Floor Plan (Received April 16, 1997). Exhibit No. 6: Drawing No. 5, Second Floor Plan (Received April 16, 1997). Exhibit No. 7: Drawing No. 6, Building Elevations (Received April 16, 1997). Exhibit No. 8: Drawing No. 7, Landscape Plan (Subject Site) (Received April 16, 1997). Exhibit No. 9: Drawing No. 8, Landscape Plan (Subject Site and Proposed Future Hotel) (Received April 16, 1997). Exhibit No. 10: Drawing No. 9, Preliminary Grading and Storm Drainage Plan (Received April 16, 1997). Exhibit No. 11: Drawing No. 10, Preliminary Sanitary Sewer and Watermain Plan (Received April 16, 1997). SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi Dental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 10 of 18 C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the site Plan Approval Criteria set forth in Section 4-31- 33(D) of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. GENERAL CRITERIA: A. CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS AND POLICIES; The subject site is within the Employment Area-Valley (EAV) designation of the Comprehensive Plan. The EAV designation is intended to provide for a mixture of commercial, office, and industrial uses. The proposed hotel use falls within the range of uses anticipated for the designation. The hotel use is consistent with the following applicable EAV policies which encourage flexibility in allowing a variety of compatible uses to develop as secondary supporting uses to the primary office and industrial uses of the EAV. Objective LU-EE.b: Provide flexibility in the regulatory processes by allowing for a variety of zone designations in the Employment Area-Valley designation. Policy LU-212.1 Develop the Renton Valley and the Black River Valley areas as a place for a range and variety of commercial, office, and industrial uses. Policy LU-212.10 Commercial uses should be encouraged as secondary uses in industrial and office designations. Policy LU-212.2 Compatible and related land uses should be encouraged to locate in proximity to one another. The site plan for the hotel proposal incorporates a number of elements which are consistent with the EAV Comprehensive Plan policies listed below. The site plan elements proposed include: a common access drive to be shared with a future hotel proposal, a reciprocal parking arrangement with adjacent properties, and street trees and landscaping along street frontages to screen parking areas. Policy LU-212.6 Developments should be encouraged to achieve greater efficiency in site utilization and result in benefits to users with techniques including: a. shared facilities such as parking and site access, recreation facilities and amenities; b. an improved ability to serve development with transit by centralizing transit stops; and c. an opportunity to provide support services (e.g. copy center, coffee shop or lunch facilities, express mail services) for nearby development that otherwise might not exist. Policy LU-212.21 Vehicular connections between adjacent parking areas are encouraged. Incentives should be offered to encourage shared parking. Policy LU-212.19 Street trees and landscaping should be required for new development within the Valley to provide an attractive streetscape in areas subjected to a transition of land uses. Policy LU-212.20 When more intensive new uses are proposed for locations in close proximity to less intensive existing uses, the responsibility for mitigating any adverse impacts should be the responsibility of the new use. Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. (Community Design policies) SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 11 of 18 B. CONFORMANCE WITH EXISTING LAND USE REGULATIONS; The subject site is zoned Commercial Office (CO). Hotels are not presently addressed as an allowed or conditionally permitted use in the CO zone. The purpose statement of the CO zone states that policies support a mix of secondary uses which provide retail and service support to the employees of these areas and support a mix of uses which effectively blend in with the office environment. A zoning code amendment has been proposed to add hotels as a secondary permitted use in the CO zone. Because the hotel use would support the primary office uses of the CO zone, the proposed amendment may be considered compatible with adopted policies. The code amendment has been recommended for approval by the Planning Commission and it is scheduled for a public hearing before the City Council in mid-May. Site plan approval of the hotel proposal should either be delayed until the CO zone is amended to allow for hotels or approval should be conditioned upon approval of the code amendment. The hotel site plan proposal complies with the development standards of the CO zone. The building is setback approximately 130 feet from the front property line along East Valley Road, meeting the 20 foot minimum setback requirement. The hotel proposal includes a 15 foot wide landscape strip with street trees and plantings to screen the view of the parking area. The CO zone requires a minimum 10 foot wide landscape strip where property abuts public streets. No interior or side yards are required in the CO zone. The hotel building is setback a minimum of 10 feet from the north property line which is adjacent to the existing office development. The CO code requires a pedestrian connection to be provided between a building's public entrance and the street. The site plan does not indicate sidewalks or a pedestrian connection and it should be added to the site plan for compliance with the code provision. The proposed hotel building would have a maximum height of 49 feet 6 inches. The CO zone allows building heights up to a maximum of 250 feet. The proposed building coverage would be 16% of the total site area. The CO zone allows up to 65% lot coverage for buildings. The hotel site plan proposes 5,850 square feet of interior parking lot landscaping, which equals approximately 9.5% of the parking lot area. The Parking Code requires a minimum of 5% of a parking area to be provided as interior parking lot landscaping. The subject site is within the Green River Valley Planning area. An environmental mitigation agreement between the City and the Soil Conservation Service (SCS) requires that 2% of a site area be provided as a natural landscape area for wildlife habitat. The proposed landscape plan should be revised to provide a natural landscape area equal to 2% of the total site area in order to comply with the code requirement. The hotel proposal includes a total of 165 parking spaces. 130 spaces are provided on the subject site while 35 are proposed as reciprocal parking spaces on an adjoining parcel (will not formally be a separate parcel until recordation of the proposed short plat) to the west. The Parking and Loading Ordinance requires 1 parking space per guest room and 2 parking spaces per each 3 employees. Thus, 134 parking spaces would be required for the 134 proposed guest units. The environmental checklist states a maximum of 7 employees per shift would work in the completed project. Therefore, an additional 4 parking spaces would be required for the number of anticipated employees. The reciprocal parking agreement would therefore be needed for a minimum of 8 parking spaces which are not provided for on the subject site. The Parking and Loading Ordinance addresses joint use (or reciprocal) parking in Section 4-14-4E. The code requires that the joint-use parking facilities have dissimilar peak-hour demands, that the parking be located within a radius of 500 feet from the building or use it is intended to serve, and that a joint-use contract covering a minimum of 5 years be approved by the Building Department and the City Attorney. The adjoining parcel is anticipated to be developed with an office use and SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 12 of 18 the hotel proponent justifies the reciprocal parking arrangement because of the different peak parking requirements between hotel and office uses. Peak parking for offices occurs during normal work day hours (8:30 a.m. to 5:00 p.m.) while hotel's peak parking needs occur during the hours of 10:00 p.m. and 7:00 a.m. The joint parking facility is within 500 feet of the hotel. The shared parking spaces are only needed for a minimal number of the required spaces. The applicant should submit a joint-use contract for a minimum of 5 years for the joint use parking area. This contract should be subject to the approval of the Building Department and City Attorney. The Parking Code specifies that standard parking stall dimensions shall be 20 feet in length and 9 feet in width. Compact parking spaces shall be a minimum of 16 feet in length and 8 1/2 feet in width and may comprise up to 40% of designated employee parking and 30% for all other uses. Aisle widths for 90 degree parking are required to be 24 feet. The proposed site plan includes a large number of parking stalls with a length of 18 feet. The applicant should either revise the site plan to comply with the required dimensions of the Parking Code or the applicant may apply in writing for modification to the code standard with a justification for the proposed modification. The Administrator of the Planning/Building/Public Works Department makes decisions on parking code modifications. The hotel is proposed on a portion of a site that totals 14.1 acres. The existing property owner is proposing to short plat the entire property into 9 lots (LUA97-032, SHPL). The proposed hotel building appears to be located across the common lot line of 2 of the lots proposed under the short plat application. If the short plat is recorded prior to issuance of building permits, the applicant will need to address the fact that the building crosses lot lines. The applicant may perform a lot line adjustment or record a covenant restricting the sale of one of the lots. C. MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES; The only adjacent property that is presently developed is the 4 story office building directly to the north of the subject site. The footprint of the proposed hotel building is setback from the street and located in a similar position on the site as the adjacent office. The back of the hotel building is oriented toward the office development. The landscape plan shows a landscaped buffer (between 10 and 65 feet wide) along the north property boundary which should serve to mitigate potential impacts between the adjacent uses. The landscape buffer appears to be most heavily planted where the building is setback only 10 feet from the property line. The proposed landscaping would serve to soften the appearance of the back of the hotel building walls from the existing office. The hotel proposal also proposes a landscape strip/buffer approximately 15 feet wide along the west property boundary. This would function to buffer the hotel development from future adjacent development to the west of the subject site. The subject site was previously included as part of a proposed office development which received site plan approval in 1985. The plans were to develop 4 matching office buildings, and one of the offices was in the approximate location of the proposed hotel. With the site plan approval of the first office building (SA-038-85, approved July 8, 1985), there was a condition of approval for execution of a restrictive covenant requiring "A contiguous cooperatively designed and maintained area totaling not less than 1 acre near or at the junction of the corners of the four lots of the Short Plat 022-85, and further requiring that the development pattern established on the subject site shall provide the pattern for future development of the remaining three lots in such matters as on-site circulation, landscaping themes, and concordant appearance and operation." The 2 office buildings directly north of the subject site were subsequently developed, implementing the covenant and incorporating a central open space plaza area located just northwest of the subject property. The covenant was originally established when the properties were master planned as a coordinated office development. This situation no longer applies to the development of the subject property, negating the original basis for imposing the covenant. Both the proponent of the hotel SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envin Intel Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052,SA,ECF REPORT OF MAY 6, 1997 Page 13 of18 and the office tenant (Boeing) to the north of the subject property do not want to provide common plaza.areas or link on-site circulation between the sites and in fact seek to establish a landscaped buffer between the properties. The applicant for the short plat proposal of the property and the property owner to the north have filed an application for removal of the restrictive covenant. The application must be approved by the Hearing Examiner because he initially imposed the covenant as a condition of approval for the previous site plan. The proposed site plan is predicated upon the removal of the covenant because the proposed hotel building is located within the 1 acre area that was to be developed as a common plaza. Therefore, site plan approval should be contingent upon removal of the restrictive covenant. The applicant for the short plat of the property is proposing to replace the:existing .covenant with_a new restrictive covenant requiring a 10 foot wide landscape buffer to.run along the north property boundary. The proposed hotel development is consistent with the newly proposed covenant and includes a minimum 10 foot width landscape buffer along the north property boundary. The proposed landscape buffer would function to effectively buffer the hotel development from the abutting the office development to the north. The proposed hotel is an extended-stay facility intended for corporate customers requiring lodging for a week or more. Common areas are kept to a minimum; limited to a small lobby, back office exercise room and guest laundry. This type of hotel facility would be compatible with the existing and anticipated land uses in the Commercial Office zone. D. MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE; The subject site has been previously filled and the existing vegetation and natural features present on the site are relatively insignificant. Construction activities related to the proposed development would be required to utilize best management practices which would reduce potential construction impacts on the site. Required utility improvements, including the stormwater drainage system would be designed to mitigate the potential impacts of the hotel development on the site. Therefore, the construction and operation of the proposed hotel development is not anticipated to adversely impact the subject site. E. CONSERVATION OF AREA-WIDE PROPERTY VALUES; The proposed hotel development is anticipated to increase the property values in the vicinity of the site. F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the hotel is proposed via a common driveway/entry off East Valley Road. The common access would limit the number of driveway curb cuts onto East Valley Road which is classified as a principal arterial. City staff is concerned about the number of driveway cuts onto arterials and the proposed common driveway addresses staff concerns and would ensure safe vehicular circulation for access and egress onto the subject site. The entry drive landscape island should be revised to provide a break, allowing for through and left turn traffic maneuvers. The break should coincide with the north/south aisle connecting the 2 hotel properties. This would improve vehicular circulation on the site and between the adjacent hotel site. There is no pedestrian connection provided on the site plan between the subject hotel and the future hotel proposal. A pedestrian connection; either a sidewalk, differentiated paving pattern, and/or a painted crosswalk should be provided to enhance the pedestrian circulation between the two hotels and to further unify the master planning of the hotels on the site. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Enviri Intel Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052,SA,ECF REPORT OF MAY 6, 1997 Page 14 of 18 The proposed site plan does not include a pedestrian access linking the public sidewalk to the building entry nor providing for pedestrian access through the parking area. The site plan should be revised to provide for pedestrian access. G. PROVISION OF ADEQUATE LIGHT AND AIR; The proposed hotel building is sufficiently setback from property boundaries and existing buildings to allow for adequate light and air circulation to the building. H. MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR.UNHEALTHY CONDITIONS; The operation of the proposed hotel use is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors which may result from construction of the project would be mitigated through measures described in the Construction Mitigation Plan and with best management practices. I. AVAILABILITY OF PUBLIC. SERVICES AND FACILITIES. TO ACCOMMODATE THE PROPOSED USE;AND The project site is adequately served by utilities and roads necessary to accommodate the proposed hotel use. The hotel applicant will be responsible for extension of utilities on-site to serve the building. See the Advisory Notes section of this report for detailed information concerning utilities and public services. J. PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would serve to prevent neighborhood deterioration and blight by improving a vacant site with a hotel use that supports existing and anticipated office and industrial users in the area. The peak hours of operation for a hotel are in the evening, and the presence of evening activity may assist in preventing neighborhood deterioration. XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envii _ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 15 of 18 D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant has requested Environmental Review and Site Plan Approval for development of the Candlewood Hotel. 2) Environmental Review: The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. 3) Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 thru 11. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Employment Area Valley (EAV). 5) Zoning: The site plan as presented will comply with the zoning requirements and development standards of the Commercial Office Zoning designation prior to final approval. 6) Existing Land Use: Land uses surrounding the subject site include: North: Boeing Offices; East: East Valley Road and SR 167; South: Vacant presently, anticipated to be developed with a hotel, wetland area across SW 19th Street; and West: Vacant. E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton. 2) The proposal complies with the Comprehensive Plan designation of Employment Area - Valley (EAV); and the Zoning designation of Commercial Office (CO), assuming City Council approval of the zoning code amendment to allow hotels in the Commercial Office zone. 3) Specific Land Use (e.g. Site Plan Approval) issues were raised by various City departments. These issues are addressed in the body of this report. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envi • ,ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 16 of 18 F. Decision The Site Plan for Candlewood Hotel, File No. LUA-97-052, SA, ECF, is approved subject to the following conditions. 1. Final approval of the proposed site plan shall be subject to City Council adoption of a zoning code amendment to allow the establishment of hotel uses in the CO zone. The proposal shall.be subject to all applicable conditions which are adopted with the zoning code amendment. 2. The applicant shall revise the site plan to provide a sidewalk or pedestrian connection between the building entry and the street. This revision shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 3. The applicant shall revise the site plan to provide a pedestrian connection between the subject hotel and the future hotel proposal. The pedestrian connection may include or be a combination of a grade-separated sidewalk, a differentiated paving pattern, and/or a painted crosswalk. The site plan revision shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 4. . The applicant shall revise the landscape plan to provide a natural landscape area for wildlife habitat, equal to 2% of the total site area, in order to comply with the environmental mitigation agreement between the City and the Soil Conservation Service (SCS). This revision shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 5. The applicant shall submit a joint-use contract for the reciprocal parking agreement with the adjacent parcel to the west. The contract shall be for a minimum of 5 years and shall be subject to the approval of the Development Services Division and City Attorney, prior to issuance of building permits. 6. Site plan approval shall be contingent upon removal of the existing restrictive covenant which applies to the subject property and conflicts with the proposed building location. The restrictive covenant is recorded under King County Recording No. 8507250538. Removal of the restrictive covenant shall be completed prior to issuance of building permits. 7. If the proposed short plat of the subject property (LUA97-032, SHPL) is recorded prior to issuance of building permits, the applicant shall rectify the fact that the building is proposed across a common lot line of 2 parcels. The applicant may perform a lot line adjustment or record a covenant on the property restricting the sale of one of the lots. This shall be completed prior to issuance of building permits and shall be subject to the approval of the Development Services Division. 8. The applicant shall revise the site plan to provide parking stall dimensions in accordance with required standards. Alternatively, the applicant may apply in writing for modification to the code standard. Modifications to parking code standards are subject to the approval of the Administrator of the Planning/Building/Public Works Department. The approval of the Parking Code modification or approval of the site plan revision shall be completed prior to the issuance of building permits. SITERC.DOC City of Renton P/B/PW Department Administrative Site Plan Approval&Envii: .. _,9ntal Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 17 of 18 9. The landscape island in middle of the entry drive shall be revised to provide a break, allowing for through and left turn traffic maneuvers. The break shall coincide with the north/south aisle connecting the 2 hotel properties. The applicant shall revise the site plan incorporating this change, subject to the approval of the Development Services Division, prior to the issuance of building permits. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: James anon,Zoning Administrator date Michael D. Ka ermann, Zoning Administrator date TRANSMITTED this 21st day of May, 1997 to the applicant and owner: Rodger Fagerhome &Jeff Roush SW 19th Lind, LLC 1109 First Avenue North, Ste. 500 Seattle, WA. 98101 James Hansen, VP Development Studio West Hotel Co. 4088 Bridge Street#8 Fair Oaks, CA. 95628 • TRANSMITTED 21st day of May, 1997 to the following: Larry Meckling, Building Official Bob Arthur, Land Use Inspector Art Larson, Fire Marshal Neil Watts, Public Works Division Lawrence J. Warren, City Attorney South County Journal SITERC.DOC . City of Renton P/B/PW Department Administrative Site Plan Approval&Envii, ental Review Committee Staff Report CANDLEWOOD HOTEL LUA-97-052, SA,ECF REPORT OF MAY 6, 1997 Page 18 of18 Land Use Decision Appeal Process Appeals of the administrative land use decision must be filed in writing on or before 5:00 PM June 4(14 days from the effective date of the decision). If no appeals are filed by this date, the administative decision will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner City of Renton 200 Mill Avenue South Renton, WA 98055 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. SITERC.DOC R . NT.PLANNI . 1 .F,.ID>.:.. I .,,:>.;.:.„, ERV .: Y.M. :;::> , >< '><isig '`< > '» mig ommis'> <o<> ::::::: >::: :::::>:<:::>»> ::........... .....::: ::::::....» ::......:......:.AFF DAVIT.. .F.. ERVI.CE..B. ..MAI .;.;.:.;.;.;:.;..;:;.:.:::<::.;:.:>�>:.;;.�::::::.:;::.:;::.:_..::::::::::.:::.:;:::.::.;:.:::::::.::........... ...............0......5.................... .1�. LING.........................................................:::::::::.:::..............-.... On the_,E5 ' day of , 1997, I deposited in the mails of the United States, a sealed envelope containing eRL cl.eXEY IM1 vu 'lclv. documents. This information was sent to: • Name Representing Department of Ecology • Dick Anderson Department of Transportation • KC Water Pollution Control Metro • Department of Wildlife Larry Fisher Department of Fisheries . • David Dietzman Department of Natural Resources • Sue Rumery City of Seattle Duwamish Indian Tribe Rod Malcom, Fisheries Muckleshoot Indian Tribe Rita Perstac Puget Power • - (Signature of Sender) istkti I(. STATE OF WASHINGTON ) ) SS COUNTY OF KING ) - -_ I certify that I know or have satisfactory evidence that .S—Ii-1c41 4 Fir S-eel4 signed this instrument and acknowledged it to be his/her/their free and voluntary act fore he uses and purposes mentioned in the instrument. Dated: `---?2 76 ef, /117 " 72 /c, - 1� ... - Notary Pu in and for the Start,e/ f Washington yJ. Notary (Print) MA-de;I A. f r� 1/14C�e'-(-r c♦ • -'4'-. My appointment expire )6-a i-95' ._F'ro�;e(;t ,i) 1cl leuooci 1tote,� .! .`aq_9. .4. .,ar°j?ct,Ni!mb.er.: LVh 411 -052 , /'t e q NOTARY:DOC .................................................................................. ................. . . . . cgrpfiggNTo..wisiiiiiiiiiiiiiiiiiiii!iiiii!iiiiiimigi!iiiiiii.qgisiiimi!!iiiii.Aiiiiiiii,:aiiii%;!i;!;:,:iiiiiiiiimiggiiiiiiiii:1:aga: c.pf3..Rpi7upILAtsiNtiNai!DivisioN ....................... .. .............................•.......•........•....•..•.......•.........•.....„....„....:.......,........................................................_••••••••••••_•••••••••••••....._ •••••••••••.••••••••••••••••••••••• ••. ••• AFFIDAX/17:FOF.:SERVICE13Y1VIAJILINW,%i::.'a::.: .''''''''::: ''''.::::.::''': :::'.:i.:.:''i'::''''',:-'i::'." .:.".:M:,':.':':' .:.:.:.::''a':'.:''i''':'-'''''.:''i''' On the 613'1— day of Mo-.1.1 , 1997, I deposited in the mails of the United States,'a sealed envelope containirig EARL, cW_Ie.V NA AckturteN documents. This information was sent to: Name Representing 3csinv‘ Sa•Ackurc IL"--r16 R• OetiSeil 0-,IVA5soc. . tz.z4neys Tainee IA me, 3R.i4. `Fou_s\,,N Sk.s.1 I ait14— L.t v‘cl , L.LC_ Zames "Havvisev) S`Ncleo LteCt i+6te-1 Co. (Signature of Sender) 950..„Kikati, ke-- • S. STATE OF WASHINGTON ) , ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ,•=i-nd_./z . 11"- -.-e-. .,P.i.z signed this instrument and acknowledged it to be his/her/their free and voluntary act fdr the uses and purposes mentioned in the instrument. Dated: "TY)cc-cd /q/-7 `"-- ) 7)nA-tk Notary Public' in and for the State ofA/Vashington • ,..• - • , .•, • ,r.b ,:•F•5' : Notary (Print)M II X;/ it-i AA vo r 11 e rr My appointment expired: & •4",---,:::- 4.` 0• . . a e • '-- - ' 4 ...'..•'*,o. MO : - I'441' ,fp : ' 1:• ^ • '', . F 10 jeCttitStra: • p• , i i , Z..?....•'. ,c:V • 4.--eiVNO1 le 1.000di tli t7te. .' rojc46---Fr; Iber: irFF LOA 9-1 • NOTARY.DOC .00F RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 07, 1997 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA .98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination and Environmental Checklist for the following project reviewed by the Environmental Review Committee (ERC) on May 06, 1997: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED /J' CANDLEWOOD HOTEULUA-97-052,SA,ECF Proposal for a 134 unit extended-stay hotel. The proposed building is four(4)stories(49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. Location: 1701 East Valley Road. Environmental Determination Comment Process. Comments regarding the environmental determination must ' be filed in writing on or before 5:00 PM May 27, 1997. Any aggrieved person feeling that the environmental ' determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or,the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Environmental Determination Appeal Process. Appeals of either the environmental determination [RCW 43.21.0075(3),WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM May 27, 1997. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. If you have questions, please call me at(206) 235-2719. For the Environmental Review Committee, ?e_ Peter Rosen ' Project Manager cc: King County Water Pollution Control Division, Metro Department of Wildlife Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Sue Rumery, City of Seattle • Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Rita Perstac, Puget Power ' AGNCYI.TR.DOCI 200 Mill Avenue South- Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer o CIT'. OF RENTON • or& 1 Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 7, 1997 Mr.John R. Baldauf Kurt R. Jensen &Associates 3131 East Madison, Suite 200 Seattle, WA 98112 SUBJECT: Candlewood Hotel Project No. LUA-97-052,SA,ECF Dear Mr. Baldauf: This letter is written on behalf of the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental impacts of the above-referenced project. The Committee, on May 06, 1997, issued a threshold Determination of Non-Significance-Mitigated with conditions. See enclosed Mitigation Measures document. WAC 197-11-660 states that the responsibility for mitigation measures may be imposed upon an applicant only to the extent attributable to the identified adverse impacts of the imposed action. Since an environmental impact statement has not been prepared for this project, any mitigation measure established by the ERC not directly attributable to an identified adverse impact is deemed to be voluntarily accepted by the applicant. Staff urges you to contact the various City representatives, as appropriate, (e.g., the Public Works Division) as soon as possible, to obtain more information concerning specific mitigation elements recommended for this project, if you have specific questions. This information will assist you in planning for implementation of your project and will enable you to exercise your appeal rights more fully, if you choose to do so. Environmental Determination Comment Process. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM May 27, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must .be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Environmental Determination Appeal Process.. Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM May 27, 1997. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. If you have any questions or desire clarification of the above, please call me at(206) 235-2719. For the Environmental Review Committee, Ir.,. Peter Rosen Project Manager cc: SW 19th Lind, LLC/Property Owners Mr. James Hansen, Studio West Hotel Co./Applicant Enclosure DNSMLTR.DOC 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE. (MITIGATED) MITIGATION MEASURES j11 APPLICATION NO(S): LUA-97-052,SA,ECF APPLICANT: Studio West Hotel Company PROJECT NAME: Candlewood Hotel DESCRIPTION OF PROPOSAL: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 1165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. LOCATION OF PROPOSAL: 1701 East Valley Road MITIGATION MEASURES: 1. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square, foot of new construction. This ;fee is estimated at $37,396. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. 2. The applicant shall be required to pay a Tr ffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at$69,948. (932.64 trips x$75=$69,948). This fee is payable prior to issuance of Building Permits. 3. The Construction Mitigation Plan shall be revised to restrict construction related truck traffic between the hours of 8:30 a.m.to 3: 0 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction Permits. 4: The applicant shall provide an access, use, and joint maintenance easement agreement for the stormwater facility which will be located on a separate parcel with approval of the short plat. The easement agreement shall be subject to the approval of the Development Services Division and the City Attorney, prior to the issuance of a Building Permit. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-052,SA,ECF APPLICANT: Studio West Hotel Company PROJECT NAME: Candlewood Hotel DESCRIPTION OF PROPOSAL: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. LOCATION OF PROPOSAL: 1701 East Valley Road 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. FIRE 1. The preliminary fire flow is 4,000 GPM. One fire hydrant is required for each 1000 gpm of required fire flow. This requires one hydrant within 150 feet of the building and three additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance. 2. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 3. Fire Department equipment access is required to be located so that all portions of the building exterior can be reached within 150 feet of that location. Fire access roadway is required to be a 20 foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. PLAN REVIEW Water 1. Fire Department indicates a required fire flow of 4,000 gpm required. Fire flows above 2,500 gpm require a loop water system. The loop pipe size to be determined when final fire flow is determined. 2. The System Development Connection charge for water is$0.129 per square foot of gross site area. 3. Construction plans to be provided to City of Renton Standards. The gross site area and impervious area needs to be shown on the title sheet of the construction plans. 4. A utility easement minimum width is 10-feet. However, it should be noted that a 10-ft horizontal separation is required between the proposed water line and storm line. 5. The proposed loop water line is not allowed to angle into the street. It must be installed at 90-degree to the curb line. See attached comments. 6. Applicant should note water valve location as shown on the conceptual plan. I ' Candlewood Hotel Project LUA-97-052,SA,ECF Advisory Notes(Continued) • Storm/Surface Water 1. The System Development Connection Charge for st•rmwater is $0.129 per square foot of new impervious surface. The impervious surface area is to be shown on the plan. 2. Comments for stormwater include all subject matter discussed in attached memos from Scott Woodbury to Clint Morgan (dated April 25, 1997) and a memo from Neil Watts to Peter Rosen (dated April 17, 1997). 3. King County Special requirement#6 is activated for a coalescing plate oil/water separator. Wastewater 1. Should the hotel decide to connect to the sewer main in SW 19th Street which flows through a sewer lift station,'then we would require a capacity analysis of the lift station. They do have the option of connecting to a system to the north of the site which will bypass the lift station. 2. A System Development Connection charge would be applied to this development. Cost of $0.078 per square foot of gross site area. 3. Construction plans required to City drafting standards. i Transportation 1. A six (6) foot wide sidewalk is required the full leng h of the property frontage to East Valley Road and also SW 19th Street. 2. A six(6) foot wide planter strip is required,to be loca ed between the roadway curb and the sidewalk front edge. 3. The back edge of the sidewalk is to be located at th right-of-way line. 4. Drawings need to show the full roadway frontage wi th. Drawings to meet City drafting standards. 5. A brief traffic impact analysis report will need to be provided. Police 37.2 police calls are estimated annually, based on the size of the building. The south Renton are reports the highest number of commercial burglaries and thefts.of building materials in the city. The applicant will need to take precautions to help deter common crimes on these types of properties: burglary, theft of building materials, auto theft, vandalism, thefts from vehicles. All building materials need to be secured when not in use. Recommend the use of security fencing, lighting, and the use of off-duty police officers or private security guards to patrol the site during the night hours. Recommend posting of No Trespass" signs during construction. ' After the building is completed, security lighting in the parking lot is a necessity. The doors to each hotel room should be accessed only by electronic keys - metal key locks are too easy to pry, which allows burglary of hotel guests. Dead-bolt locks and peep-holes are needed on each guest room, and in office rooms in the business. Planning 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. ADVNOTES.DOC ' I CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-97-052,SA,ECF APPLICANT: Studio West Hotel Company PROJECT NAME: Candlewood Hotel DESCRIPTION OF PROPOSAL: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. LOCATION OF PROPOSAL: 1701 East Valley Road LEAD AGENCY: 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. PUBLICATION DATE: May 12, 1997 DATE OF DECISION: May 06, 1997 • SIGNATURES: Gregg9/ tieW s n A Inlstrator DAT� g9 qq,� Depart. : t o Planning/Building/Public Works • Sam Chastain, Administrator DATE' 7/ Community Service Department . F;17 Leeo eeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-052,SA,ECF APPLICANT: Studio West Hotel Company PROJECT NAME: Candlewood Hotel DESCRIPTION OF PROPOSAL: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. LOCATION OF PROPOSAL: 1701 East Valley Road MITIGATION MEASURES: 1. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of new construction. This fee is estimated at $37,396. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. 2. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at$69,948. (932.64 trips x$75 = $69,948). This fee is payable prior to issuance of Building Permits. 3. The Construction Mitigation Plan shall be revised to restrict construction related truck traffic between the hours of 8:30 a.m.to 3:30 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction Permits. 4. The applicant shall provide an access, use, and joint maintenance easement agreement for the stomiwater facility which will be located on a separate parcel with approval of the short plat. The easement agreement shall be subject to the approval of the Development Services Division and the City Attorney, prior to the issuance of a Building Permit. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-052,SA,ECF APPLICANT: Studio West Hotel Company PROJECT NAME: Candlewood Hotel DESCRIPTION OF PROPOSAL: Proposal for a 134 unit extended-stay hotel. The proposed building is 4 stories (49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. LOCATION OF PROPOSAL: 1701 East Valley Road 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. FIRE 1. The preliminary fire flow is 4,000 GPM. One fire hydrant is required for each 1000 gpm of required fire flow. This requires one hydrant within 150 feet of the building and three additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance. 2. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 3. Fire Department equipment access is required to be located so that all portions of the building exterior can be reached within 150 feet of that location. Fire access roadway is required to be a 20 foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. PLAN REVIEW Water 1. Fire Department indicates a required fire flow of 4,000 gpm required. Fire flows above 2,500 gpm require a loop water system. The loop pipe size to be determined when final fire flow is determined. 2. The System Development Connection charge for water is$0.129 per square foot of gross site area. 3. Construction plans to be provided to City of Renton Standards. The gross site area and impervious area needs to be shown on the title sheet of the construction plans. 4. A utility easement minimum width is 10-feet. However, it should be noted that a 10-ft horizontal separation is required between the proposed water line and storm line. 5. The proposed loop water line is not allowed to angle into the street. It must be installed at 90-degree to the curb line. See attached comments. 6. Applicant should note water valve location as shown on the conceptual plan. Candlewood Hotel Project LUA-97-052,SA,ECF Advisory Notes(Continued) Storm/Surface Water 1. The System Development Connection Charge for stormwater is $0.129 per square foot of new impervious surface. The impervious surface area is to be shown on the plan. 2. Comments for stormwater include all subject matter discussed in attached memos from Scott Woodbury to Clint Morgan (dated April 25, 1997) and a memo from Neil Watts to Peter Rosen (dated April 17, 1997). 3. King County Special requirement#6 is activated for a coalescing plate oil/water separator. Wastewater 1. Should the hotel decide to connect to the sewer main in SW 19th Street which flows through a sewer lift station, then we would require a capacity analysis of the lift station. They do have the option of connecting to a system to the north of the site which will bypass the lift station. 2. A System Development Connection charge would be applied to this development. Cost of $0.078 per square foot of gross site area. 3. Construction plans required to City drafting standards. Transportation 1. A six (6) foot wide sidewalk is required the full length of the property frontage to East Valley Road and also SW 19th Street. 2. A six(6)foot wide planter strip is required to be located between the roadway curb and the sidewalk front edge. 3. The back edge of the sidewalk is to be located at the right-of-way line. 4. Drawings need to show the full roadway frontage width. Drawings to meet City drafting standards. 5. A brief traffic impact analysis report will need to be provided. Police 37.2 police calls are estimated annually, based on the size of the building. The south Renton are reports the highest number of commercial burglaries and thefts of building materials in the city. The applicant will need to take precautions to help deter common crimes on these types of properties: burglary, theft of building materials, auto theft, vandalism, thefts from vehicles. All building materials need to be secured when not in use. Recommend the use of security fencing, lighting, and the use of off-duty police officers or private security guards to patrol the site during the night hours. Recommend posting of"No Trespass" signs during construction. After the building is completed, security lighting in the parking lot is a necessity. The doors to each hotel room should be accessed only by electronic keys - metal key locks are too easy to pry, which allows burglary of hotel guests. Dead-bolt locks and peep-holes are needed on each guest room, and in office rooms in the business. Planning 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. ADVNOTES.DOC NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. CANDLEWOOD HOTEL LUA-97-052,SA,ECF Environmental review for a 134 unit hotel. Location: 1701 East Valley Rd. The comment and appeal period for this project will run concurrently and end at 5:00 PM on May 27, 1997. Written comments and requests for reconsideration shall be forwarded to the Development Services Division Land Use Review Supervisor. Information on the project file and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. Appeal procedures are available in the City Clerk's office, First Floor, Municipal Building. Publication Date: May 12, 1997 Account No. 51067 dnsmpub.dot rNil NO- t • ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION • • PROJECT NAME: CANDLEWOOD HOTEL '• - - - PROJECT NUMBER: LUA-97-052,SA,ECF ' ' Proposal far a 134 unit extended•stay hotel.The proposed building is four(4)stories(49 feet 6 Inches In height)and 71,916 square feet. 1e5 parking stalls are provided. Access is proposed via a common, •) drive off East Valley Road.Location:1701 East Valley Road. . ' THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED • • THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ' ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. • ® YOU MAY COMMENT ON THIS DETERMINATION BY 5:00 PM ON MAY 27.1997 OR APPEAL THIS DETERMINATION BY 5:00 PM,MAY 27.,1997. THE COMMENT AND APPEAL PERIODS' . - ' WILL RUN CONCURRENTLY. WS'r':'1 Gc"1'xj f�,4•t'lf I�:�N Y... 1 . .I Y.o..,1( r rya-ya-..:_;4,.�'/ ,�•IL' i t H4L;t; }`, r P.T _:m ▪ • ::t'-1l I .y.1 • .IILi r '._Y' I .. l orrA:r g .1'.� . l jorrSE M < 'fir t.:. ,I ' . 'il'ti 4 i I:l, ."1". SW I4TN A LIND ® '1 NEIGHBORHOOD NAP •cur_. .............. 1 • FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT • SERVICES DIVISION AT 235-2550. . DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION • .. -Please Include the project NUMBER when calling for proper file Identification. . • I . • CERTIFICATION . . • 1.. c4,1,A4JacLson • , hereby certify that 3 copies of the above document were poste y me in conspicuous places on or nearby the described property on . 11\/\(n , °Mt' . . • Signed: — 'tcCr 2i1'(/Xt'l l . STATE OF WASHINGTON ) • ) SS COUNTY OF KING ) . I certify that I know or have satisfactory evidence that by 3/1-GKSdhI signed this instrument and acknowledged it to be his/her/their free and voluniary\act.fOrthe uses and purposes mentioned in the instrument. \'�,-•''• ` v P P - �6`6., • ))/1 Dated: #)q 1 0,o n- • Notary Pub• in and f r e Stletaf`4.4ppir ion Notary (Print) f/9-rQ�-4 ,'�d', •..e_,L l./(c� My appointment expires: &O 4'/ I ' • • 14O TAR Y.00C . ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: CANDLEWOOD HOTEL PROJECT NUMBER: LUA-97-052,SA,ECF Proposal for a 134 unit extended-stay hotel. The proposed building is four(4)stories(49 feet 6 inches in height) and 71,916 square feet. 165 parking stalls are provided. Access is proposed via a common drive off East Valley Road. Location: 1701 East Valley Road. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. XXX YOU MAY COMMENT ON THIS DETERMINATION BY 5:00 PM ON MAY 27, 1997 OR APPEAL THIS DETERMINATION BY 5:00 PM, MAY 27, 1997. THE COMMENT AND APPEAL PERIODS WILL RUN CONCURRENTLY. LWati.t. Pr:•31L'r •-"-j 'yL3.1 uulkh), 74, fRi:-_•'.Atrt-A • I 7 A • .off'; ' •� OFFICE OF ICE 1 1°,), r • s _� OFF E I ._-- ti i III��NI :f lea xlR OFFICE STATI FIRS:;.ON' ! I :.WET41�hO5;':� Rj _- = I' I I_ OFFICE w _ 1 -i _ I', . .� -..1:.J 1�.=1- 'i'I�-\ 1,1 "I SW 19TH 8 LIND 113 ! ' NEIGHBORHOOD MAP scue r•zoo' wnnrn m•o-,1w3.w.m 31217 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION . :.:.. .::. . E •..._call:. for_ ro et•:.:.tiie' dentificatil » >` " City-. ..enton Department of Planning/Building/Puoilc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 11 % COMMENTS DUE: APRIL 28, 1997 APPLICATION NO: _LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 LOCATION: 1701 East Valley Road SITE AREA: 2.24 Acres(97,384 Sq.Ft.) I BUILDING AREA(gross): 71,960 Sq.Ft. SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165) PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. 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 Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS C .---6Z-Cr.,e56?-1,V1726 62-Pa' 206-C-4,) pc)riacre-ot fto-/---p-6?.,(,)-rd &for ,LZ., 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' needed to properly assess this proposal. ! / ignature of Director or Authorized Representative 1 / Date DEVAPP.DOC Rev.10/93 e ?. City of Renton Department of Planning/Building/ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Nicer COMMENTS DUE: APRIL 28, 1997 APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 LOCATION: 1701 East Valley Road SITE AREA: 2.24 Acres(97,384 Sq.Ft.) 1 BUILDING AREA(gross): 71,960 Sq.Ft. SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165)PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. 0 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 Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use utilities Animals Transportation Environmental Health Public Services Energy/ HistortdCultural • Natural Resources Preservation Airport Environment • 10,000 Feet 14,000 Feet 3'1 a Qollce, calls es+mated Cu'►n(ui-J kj/ based Dr) sc- Ob ^ • The South Renton area reports the highest number of Commercial Burglaries and thefts of building materials in the City. The applicant will need to take precautions to help deter common crimes on these types of properties : burglary, theft of building materials , auto theft, vandalism and thefts from vehicles . All building materials need to be secured when not B. POLICY-RELATED COMMENTS in use. Recommend the •use of security fencing, security lighting, and the use of off-duty police officers or private security guards to patrol the site during the hours of darkness . Security lighting in the parking lot and around the building after it is completed , is a necessity. The doors to each hotel room should •be accessed only by electronic keys -metal key. locks are too easy to pry, which allows burglary of hotel guests. Dead-bolt locks and peep-holes are needed on each guest room, and in office rooms in the business. �Cv►m�n�nc pcsf rig 0-1) •' 1JD -Tres ?ass '' s'► 2 as 0 1 -' 0.0n5WLL on- eeF&( attaduol Thy\ 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. - raav Sign r o Director or. uthodZed Representative Date DEVAPP.DOC Rev.10/93 ' 1 • Trespass vIiRcuAaO•^D2mfE; is USINES En fo rc e m e n t Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY-THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY,AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code#6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code#6-18-10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. • G`cY oft COURTESY OF RENTON POLICE DEPARTMENT • j CRIME PREVENTION UNIT • 235 - 2571 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET , REVIEWING DEPARTMENT:S% 4 .eI WctS.'.rW( OMMENTS DUE: APRIL 28, 1997 • APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSENriTY !?ENTO\I r, PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 LOCATION: 1701 East Valley Road '11997 SITE AREA: 2.24 Acres(97,384 Sq.Ft.) I BUILDING AREA(gross): 71,960 S,q t,„_,d,401 AoltiN SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165) PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. 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 Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilitles 1 Animals Transportation 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 addrtio I info ation is needed to properly assess this proposal. 6/7 7 Signature of Director or Authorized Represental Date DEVAPP.DOC l/ Rev.10193 CANDLEWOOD HOTELS NW Corner Of SW 19th St. &E.Valley Rd. EIS Review Development Service April 25, 1997 WASTE WATER. 1. Should the hotel decide to connect to the sewer main in SW 19th St. which flows through a sewer lift station then we would require a capacity analysis of the lift station. They do have the option of connecting to a system to the North of the site which will bypass the lift station. 2. A System Development Connection charge would be applied to this development. Cost is $0.078 per square foot of gross site area. 3. Construction plans required to City drafting standards. STORM SURFACE WATER: 1. The System Development Connection charge for Storm is $0.129 per square foot of new impervious surface. The impervious surface area to be shown on plan. 2. Comments for this items incorporates all subject matter in the attached memo to Clint Morgan from Scott Woodbury, dated April 25, 1997. 3. Comments for this items incorporates all subject matter in the attached memo to Peter Rosen from Neil Watts,dated April 17, 1997. 4. King County Special Requirement#6 is activated fora coalescing plate oil/water separator. 97cm021S Document3\ CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: April 25, 1997 TO: Clint Morgan FROM: Scott Woodbury /J SUBJECT: Candlewood Hotel SEPA review I received your request to comment on the SEPA for the Candlewood Hotel. Following are my comments: • The development must comply with City of Renton drainage requirements, such as providing peak rate runoff control and water quality treatment in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City, and constructing the finish floor of any structures a minimum of 1-foot above the 100-year FEMA floodplain. • If the Candlewood development proposes to combine its stormwater facilities with those of another project site, then maintenance and operations agreements and easements would be needed between the parties involved. • The attached April 17, 1997,memo from Neil Watts identified a need for additional information in order to review the proposal to use the wetland at the southwest corner of SW 19th Street and East Valley Road for storm water detention. It is important that the applicant understand that increases greater than 0.1 feet are allowed provided the conditions of Special Requirement#8 of the King County Surface Water Design Manual (KCSWDM) are met. Other sensitive area ordinance requirements may also apply which I assume Development Services will identify. • As I had previously noted in an April 2 E-mail to you, we proposed under the Surface Water Utility's East Side Green River Watershed Project (ESGRWP) to replace the existing 12" outlet for the wetland with a minimum 36" pipe at the same invert elevation as the 12". This will enable floodwaters in the 60" storm drain to flood into the wetland during extreme flood events (greater than 2-year storm events only). However, the permission of the owners of the wetland would be needed for the outlet culvert to be replaced. The SEPA review for the wetland outlet culvert replacement is being completed as part of the ESGRWP EIS. We suggest that the developer replace the approximately 30-foot long outfall pipe as part of the wetland outlet control structure construction. If the developer makes the proposed wetland outfall pipe replacement, then we could grant a code modification/alteration for item #3 of KCSWDM Special Requirement #8 (see attached) so that the design of the development project's wetland outlet detention control structure only need consider the 2-year and 10-year design storms. Control of peak flows from the wetland would not be necessary for larger events because the purpose of the proposed larger outlet pipe would be to allow overflows from the 60" inch storm in SW 19th Street to freely drain into and out of the wetland. Without the code modification/alteration, the detention performance requirement to use the wetland for detention is much more stringent. t • Candlewood Hotel SEPA Review Page 2 • Attached is a copy of a page of the preliminary drainage report With some comments noted. • Appendix C of the wetlands report incorrectly noted under item 7Ai that the wetland is not associated with a lake, river, or estuary. However, the wetland is associated to Rolling Hills Creek according to the Department of Ecology which has mapped the wetland as a Shoreline of the State. Rolling Hills Creek flows in the 60" storm drain in SW 19th Street that the wetland outlets to. Any outfall to the wetland would therefore be subject to the Shoreline Master Program. • Section B.3 of the SEPA checklist does not include any information on the existing drainage systems in the vicinity of the site or on the project's proposed drainage system. It does not disclose any information about the wetland although there is a wetlands delineation report. How can impacts be evaluated without disclosure of this information? If the project proposes to discharge to the wetland south of the site,then what are the impacts of the discharge? • Section B.3.a.5 says the site is not within the 100-year floodplain. However,the site is mapped within the current FEMA floodplain. A more appropriate response would have been that the site is mapped as floodplain, but that the site has filled and is no longer floodplain, if in fact no portion of the site is below FEMA. It is important to remember that FEMA is now on a different datum that the current City of Renton datum. If there are still areas below the FEMA floodplain,then compensatory storage must be provided. • Section A.8 of the SEPA checklist should have referenced the ESGRWP Draft Plan and EIS as related environmental information because of the ESGRWP's proposal to replace the existing 12"wetland outlet. • Section A.10 fails to list that a shoreline permit would be required for work within the wetland or if water is discharged to the wetland. Also a Corps of Engineers Section 404 permit would be required for the proposed discharge and outlet control structure. Thanks for your help. If you have any questions,please call me at 277-5547. cc: Ron Straka Neil Watts CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: APRIL 17, 1997 TO: PETER ROSEN l FROM: NEIL WATTS Aj/�(i(/ SUBJECT: DRAINAGE CONTROL PLAN- CANDLEWOOD HOTEL I have reviewed the drainage plan and drainage report submitted with the site plan application for the Candlewood Hotel. We will need additional information to proceed with our drainage review for this project. The proposal includes using a wetlands located south of SW 19th St for detention purposes, as allowed under Special Condition#8 of the King County Surface Water Design Manual (KCSWM). The use of the wetlands for this purpose will require drainage easements from all the property owners abutting the wetland. The calculation of increased volume of runoff to the wetland must include the development site, and "the increased volume of runoff from equivalent potential developed tributary area". The calculations must include future runoff from the site south of the wetlands, based on potential future development conditions. We need a couple of items at this time to proceed with our site plan review. • A map showing the wetland location and boundaries, along with labeling of adjacent properties and property owners. • Revised calculations including runoff from the sub-basin tributary to the water body within an equal distance from the water body as the highest point on the proposed project site analyzed at potential developed conditions (based on existing zoning). Prior to approval of the site plan, confirmation of drainage easements from the adjacent properties must be addressed to demonstrate that the conceptual drainage plan for the proposal is valid. A maintenance and operations agreement must also be implemented between the newly created parcels to insure the benefits and responsibilities of this facility will be shared by all the parcels of the short plat. Further questions regarding the public works review of this project should be directed to Clint Morgan, 277-6216. cc: Clint Morgan Ron Straka • ::•::•::•••••; ''•'•:....;• ::•:: ,. • - - Y•.•'•:,,'$.:•,2;iii:.:: -_ . :;.:•:::::':.::: :.::.•1;,-,::::•: . • , . .. ....„ . :•::.•;,:; •::,, . .. „ . .. . . • :.';','4:',.•:: ,•,. • ... ,, ••..., : 1;•:',::?,.:'11,: _• ••••'`... ..'..",_. '', :'. ••'.".f• :':: . ::':..''.24'•,;:::, KING COUNTY, WASHINGTON, •.S.0,.IV 'ACE WATER DESIGN MANV•4:1. •,:: ::•-.,,, • ':• "::';f::';'..:,:;:::, .. • . , ... •:!:•.?:-::,.•:::•.••• .;f::. •. 1:!-'::::::•::':: .g.!::.1".3.8 SPECIAL REQUIREMENT #8: :.USE OF LAKES, WETLANDS OR CLOSED DEPRESSIONS FOR:••::: ::',' . •• ..:.'; ':: :•:: PEAK RATE RUNOFF CONTROL "::::•:•:•:. :,••: , •.:;•::::.:•:: :.• :•:: : •:•, .:-:!;•Y,:-:•sR: ::.:::;:," .„. . . . •:',.•;:kf;),:.,..i?..::•: Threshold •,.... ...., ,, Requirement . ':.,•::.::::.:::,,.:.: .:. . • •:;::::!;::••••.:•-:. ,;::::::::::::•.;•:::: • • i: .:•:,,U'i'3,';f..t-.'::: • 2 • • •:• ;':::..:f.',:.:.•••:::::: ' :';:. :. : : If a project proposes to use a lake, , :•••,:!::•.:::.', :THEN the project must: -. *. :::::;;;.:,'•;:::•:• .: • : : . : •:';-,:',.:::::::"•:;i::.: • -- - -wetland or closed depression for peak , :':':'•;i';',':,:: : ::'•::•,•:::•;.'•:•:',••:. : •::: , :: •."'••••;:-:::'5!:•:.:•::. "::•::.;•:•,::•:::•:•.• : :. rate runoff control consistent with Core . :•:••:,:' :.(a) meet all requirements of the :::..:: :•::.:••,..i. : :.:,:: ,• :.: , • ••.••••• • •:..:: • .,. .... . Requirement 3: Runoff Control . . . :••,:•::•;• Sensitive Areas Ordinance and : ....;,;•••.,:.' : • : Th . : • Rules for such use; •i::',.'•:',:. •: ::.:: 1:::.•'•.'••.:: :•..: ..:.:: :.••• i::':•••:. ; :::: . :•:;•.,,;:::.!•.'i'' . ;•.,i': • .‘.,,i.H..:::. :•,;: •:. • :(b) include water quality controls ::.•:•: :: :;: '•:•;','•;::•••: . consistent with Special ::.: ,:,•,,, , , Requirement #5: Special Water Quality Controls; AND ,:::• ;i '41.%, ••::,• • • (c) observe limits on any increases :•;::: :. . : to the floodplain as described • . •••"::::.:!':':: Sensitive Areas Ordinance • : • H• below. •,...: • •..•.... • .„ '•::'"....'::: As lakes and wetlands are sensitive areas by definition, the rules contained in the Sensitive AreaS:::•• . •.. •.:••.:::•..: Ordinance and Rules must be met, even if the particular water body was not included in the County . . Wetlands Inventory. Note: review under the Sensitive Areas Ordinance may result in precluding the.use ::: •:,:.: of a lake, wetland or closed depression as a retention/detention facility in many cases. ;'.....• .:•:,: !,"•;;; .• •• : ':• . • Water Quality Controls . ,: • . . ,?.;,!;'• i• . The controls specified under Special Requirement #5: Special Water Quality Controls in Sectio.::n.:..'f.,;..;::.:1:.:.:.3•.5..... must be met if.the proposed project will construct more than one (1) acre of impervious surfacehat will be subject to vehicular use or storage of chemicalS. ... :::.:•••:';'-' • ••••;•••"::::••• : :::••••• Floodplain :H.:: :•:.:: ...• . : . • .: ::*:: ,:•; The increased volume of runoff from the proposed Project, (and the increased volume of runoff from . . „ •..H, H ::.:,.:•• : equivalent* potential developed tributary area) may not increase the 100-year floodplain elevatiO‘ri'O'ff.a ::,•:•::.: :.::•:;•.,:.:'r:',' lake, wetland, or closed depression more than 01ifeet unless: •:::.:''.:. -: :,:::::•::: •:.•.,•:'•:•':', : ;: .., •.•:•::•.••••,. . (1) The lake, wetland, or closed depression is contained totally on the proposed project site; ANt0'... • :::•-::-:•••:::si: (2) There are no existing flooding problems; AND:',:: ..?,:•....::••• ';:„•::,••:• :,'"::••••":: :: : •'•::;•:.-:.:::',•::.:;:•';::: . , • : :::;:: :,..% , :":".;.::;:',..'•:, • ';f.:::.:::;:. •:':..X (3) ;The outlet control will be modified so that the peak rates of outflow from the lake, wetland, or closed y ',.•;:,..•:, '';' : ''..,'• . depression with construction of the proposed project will not increase for the 2-, 10-, or 100'iyear; ." :' :',:;':::•• : r.''...:.: •24-hour or 100/ear, seven-day duration design storms, and to allow adjustment for future Con,ti'ol of • the entire tributary basin for full build-out developed runoff conditions (based on current zoning or ' ,:; .•';:•::::•:••::,•,:•,.:;• community plan, whichever is the higher density use); AND ',:::....::•••••. : • •::::, ::••:::•::••• . .,..._... ,-,.,:::-:•:::-: ,.......(4) The applicant has secured drainage easements from all of the property owners abutting the lake wetland, or closed depression for the change in the floodplain on their property and for access to •'-':::••,..:•::': the control structure; AND .. •• ••:•:::::".•''•-•' "; :,:': : - ,. • , • •,, (5) All other permits required for such outlet control changes (such as a King County Shoreline6:;permit ,.: ::: :;:•,; ::: '.. ..., and several of those from the other agencies listed in the beginning of this chapter) for sucrt:;-otitlet •::••••••:::::•:•:: : •,•:: :•:: control changes have been secUred. . ::, :'''•••••:, :::•••••••-•::>. •- :: •••:'•-•::;::;'!•,(;.:?..:; .:::::-.,,:,•;„', *Equivalent potential developed area is defined a$ sub basin area tributary to the water body within an ::: :"'••••.:::::i;,.:, '.; equal distance from the water body as the highest point on the proposed project site analyzed 6V.:: ::::: •:::.:::: potential developed Conditions (based on existing zoning or proposed land use in an adopted ::::::,•:::,i'.:C...:2;: . ••••::::,:f;,•:: :::i':::::•:-i';:: : Community plan, whichever has the potential for:If:le:Most impervious surface) '::..':.':.:••,:•':•• ....,::::::::::•:.::•::::"..:',:•;:: ....,.. ,‘„ •:.:•::::::::. : • ;.• . -:•:' ,,,,: •::::;•••• ,.. . ‘"---••.„ • ::::.•:.,..: :::: .::•:', :.':''',:,:•,;:• ,•••;:•::: ::::::::: :::-:•:;.• . •: . , .. , ::::::;i::;:::::::::::• ',.: .: :•• : :••.: :: : : : : . ::::,-..•;::,,:::,•• :::::•;•:•::-::::,,::•; • . :. :• ,, , :•:::;:i:::,::::.:,•••• - •.,:•:•:•:,.-!..:•: :',,,,;•:';:.•:',,:•:::••'...,'!:!:.':'5•*;::',.,•,::‘,:•••:%;..:,•: ,/::.:::1: : ' . . : : • " :.; : : . : ::', , 1.5..i:.g.1::•:::::' . , ';-:,.:•::::5:: .:;,•: .:•;:'.1:00'';':',;;;'...',':::: , :: : : ' .•.;'.:;:';f:I:::'.7.•.: '..'•:'.:.'.'',.::;::•:, :',:;'.;;;;• -.::::::•:•:•;-:•:•:.: • : • . . ::•:•:::::::::•:!::::: . •.:-:k:.:;;':!.:',. • • .' ::'::::,,,':: ::...:::'::;',.' '•. '..:',..:.::.., CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: APRIL 17, 1997 TO: PETER ROSEN FROM: NEIL WATTS APIA/ SUBJECT: DRAINAGE CONTROL PLAN- CANDLEWOOD HOTEL I have reviewed the drainage plan and drainage report submitted with the site plan application for the Candlewood Hotel. We will need additional information to proceed with our drainage review for this project. The proposal includes using a wetlands located south of SW 19th St for detention purposes, as allowed under Special Condition#8 of the King County Surface Water Design Manual (KCSWM). The use of the wetlands for this purpose will require drainage easements from all the property owners abutting the wetland. The calculation of increased volume of runoff to the wetland must include the development site, and "the increased volume of runoff from equivalent potential developed tributary area". The calculations must include future runoff from the site south of the wetlands, based on potential future development conditions. We need a couple of items at this time to proceed with our site plan review. • A map showing the wetland location and boundaries, along with labeling of adjacent properties and property owners. • Revised calculations including runoff from the sub-basin tributary to the water body within an equal distance from the water body as the highest point on the proposed project site analyzed at potential developed conditions (based on existing zoning). Prior to approval of the site plan, confirmation of drainage easements from the adjacent properties must be addressed to demonstrate that the conceptual drainage plan for the proposal is valid. A maintenance and operations agreement must also be implemented between the newly created parcels to insure the benefits and responsibilities of this facility will be shared by all the parcels of the short plat. Further questions regarding the public works review of this project should be directed to Clint Morgan, 277-6216. cc: Clint Morgan Ron Straka City of Renton Department of Planning/Building/Pudic Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cbv\Vkls t.cvl Sert[Ic COMMENTS DUE: APRIL 28, 1997 APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 . ' APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN CITY OF IEPITON PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 APR LOCATION: 1701 East Valley Road 7 1997 SITE AREA: 2.24 Acres(97,384 Sq.Ft.) 1 BUILDING AREA(gross): 71,960 Sq.Ft. iji(I a 1fesiG 17IVISIC)N SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165) PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. 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 Housing Air Aesthetics Water LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 110i�cc C. CODE-RELATED COMMENTS • it1 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 a,•'J onal information is needed to properly assess this proposal. ri4e"e-114t'V. 1,r/q 7 ig'nature of Dir r or Authorized Representative Date DEVAPP.DOC Rev.10/93 ,i-?1,- - , . _. RENTON FIRE I EPT FIRE PREVENTION BUREAU City of Renton,'Department of Planning/Building/Public Works ENVIRONMENTAL it DEVELOPMENT APPLICATION REVIENFRtH?E1 REVIEWING DEPARTMENT: Fw-e_, PreuevAwN COMMENTS DUE: APRIL 28, 1997 R R M l V E D . APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN • . PROJECT TITLE: CANDLEWOOD HOTEL • WORK ORDER NO: 78207 LOCATION: 1701 East Valley Road • . SITE AREA: 2.24 Acres(97,384 Sq.Ft.) I BUILDING AREA(gross): 71,960 Sq.Ft. SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES.(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165)PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable 1 More Element of the Probable Probable More Environment Minor. Major in.formation Environment Minor •Major Information Impacts • impacts Necessary Impacts Impacts Necessary Earth • i • Housing Air 1 Aesthetics Water ' • Light/Glam Plants 1 Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health 1 Public Services Energy/ Historic/Cultural Natural Resources Preservation 1 . Airport Environment. • 1 • 10,000 Feet 14,000 Feet J / 0 4 o�- J r� ci /V0r2liT • B. POLICY-RELATED COMMENTS • • itiA . • • C. CODE-RELATED COMMENTS • . L21-12. ' beid ci„...„,.,,,,,,,;6 . i • • • . . 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 pro y assess this proposal. Imo,, 4ir 9" Signature . P;rector or Authoriz Representative Date DEVAPP.0• Rev.10/93 Gti O� . ® . CITY OF RENTON 4,�N� FIRE PREVENTION BUREAU MEMORANDUM DATE: April 18, 1997 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal 1 41,111 SUBJECT: Candlewood Hotels, SW 19th & East Valley Rd. Fire Department Comments: CANDLEWOOD HOTEL 1. The preliminary required fire flow is 4000GPM. This requires one Hydrant within 150 feet of the building and three additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance. 2. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 3. Fire Department equipment access is required to be located so that all portions of the building exterior can be reached within 150 feet of that location. Fire access roadway is required to be 20 foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. 4. A fire mitigation fee of $37,396.00 is required. This based on $.52 _ a square foot of the total building square footage. Please feel free to contact me if you have any questions. • City tenton Department of Planning/Building/f Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pt r ReAJLc , W ip-COMMENTS DUE: APRIL 28, 1997 APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 LOCATION: 1701 East Valley Road SITE AREA: 2.24 Acres(97,384 Sq.Ft.) I BUILDING AREA(gross): 71,960 Sq.Ft. SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165) PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. 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 Housing Air _ Aesthetics Water !/ _ Light/Glare Plants Recreation Land/Shoreline Use _ Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS G)f-t ',Vet PI Y Y GV I --1 C.0-17.7 ten�— 'S 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' ormation' needed to prope ess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 I CANDLEWOOD HOTELS NW Corner Of SW 19th St. &E. Valley Rd. Environmental Review Development Service April 22, 1997 WATER COMMENTS: 1. Fire Department indicates a required fire flow of 4,000 gpm required. Fire flows above 2,500 gpm require a loop water system. The loop pipe size to be determined with final fire flow is determined. 2. One fire hydrant is required for each 1000 gpm of required fire flow. Therefore, four hydrants will be require. 3. The primary fire hydrant must be within 150 of building, but not closer than 50-feet and all secondary hydrants must be within 300-feet of the building. 4. The System Development Connection charge for water is $0.129 per square foot of gross site area. 5. Construction plans to be provide to City of Renton Standards. The gross site area and impervious area needs to be shown on the title sheet of the construction plans. 6. A utility easement minimum width is 10-feet. However, it should be noted that a 10-ft horizontal separation is required between the proposed water line and storm line. 7. The proposed loop water line is not allowed to angle into the street. It must be installed at 90- degree to the curb line. See attached comments. 8. Applicant should note water valve location as shown on the conceptual plan. 97cm058 • 97CM058.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I Sp a-tVV\ COMMENTS DUE: APRIL.28, 1997 APPLICATION NO: LUA-97-052,SA,ECF DATE CIRCULATED: APRIL 17,1 997 APPLICANT: STUDIO WEST HOTEL COMPANY PROJECT MANAGER: PETER ROSEN rTr' RENTO I PROJECT TITLE: CANDLEWOOD HOTEL WORK ORDER NO: 78207 APR 7 LOCATION: 1701 East Valley Road 1997 SITE AREA: 2.24 Acres(97,384 Sq.Ft.) 1 BUILDING AREA(gross): 71,960 Sq-F+t��1—nd§,V.,,, e�1,..111'6i SUMMARY OF PROPOSAL: PROPOSAL FOR A 134 UNIT EXTENDED STAY HOTEL. THE PROPOSED BUILDING IS FOUR STORIES(49 FT. 6 INCHES)AND 71,916 SQ.FT. ONE HUNDRED SIXTY FIVE(165)PARKING STALLS ARE PROVIDED. ACCESS IS PROPOSED VIA A COMMON DRIVE/ENTRY FEATURE OFF OF EAST VALLEY ROAD. • A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable. Probable Mq�e Environment Minor Major Information . Environment Minor Major information Impacts impacts. Necessary impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation 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 needled to properly assess this proposal. - '9pri 1 S— `777 Signature of Director or Authoriz Representative Date DEVAPP.DOC Rev.10193 I CANDLEWOOD HOTELS NW Corner Of SW 19th St. &E. Valley Rd. EIS Review Development Service April 25, 1997 TRANSPORTATION: 1. A six(6)foot sidewalk is required the full length of the property frontage to E. Valley Rd. and also SW 19th Street. 2. A six(6)foot planter strip is required to be located between the roadway curb and the sidewalk front edge. 3. The back edge of the sidewalk is to be located at the right-of-way line. 4. The traffic mitigation is $75 per trip end. Transportation mitigation fee is $69,948.00. See attachment for fee calculations. 5. Drawing needs to show full roadway frontage width. Drawings to meet City drafting Standards. 6. A brief traffic impact analysis report will need to be provided. 97cm021T 97CM021T.DOC\ 'a • 6C)R. adr4111.-;.. • ARA + " ------ 0 0 CP KtyLF-17-,--rer> tY VPI�iIOW�Y�FT...!Yiv§p vw IMAM .'•• .n.rancN.reKwYr..►sr.%:wLa..nc.rwaYix..�r»wwJ.wrxaw..:wwaiuwr ... Project Name C QPid!wood ood Hotel Project Address 170 I East Ida lle Roa d Contact Person 764144e5 H (I set,/ Studio U)es7 Nobel Co. Address Li 0 ZI Svale St. $ t=u,✓ Oaks., CA 15(62 g Phone Number (q 16) - R65- 16 go • Permit Number L OA - R 7- O 5 Z Project Description 13 y i't o xte r u rt' � stay y tto e 1. 1-I- 5 io y h 1 7 ) 1 ' l 6 5 c f�• (.L 16 5 park,x.l sicr //s , Land Use Type: Method of Calculation: Rote 1 (310) ❑ Residential �TE Trip Generation Manual P 5 1q ❑ $etail 0 Traffic Study fi..e4 BP Non-retail 0 Other oc.c.a9,eei Room 8.70 d ity 71,11,3 Calculation: !}ss u wee g0/0 oce.K, aiic1 e CPa g , 5„„.CLie ki t Total vlai( -tries : 34)(0,80) 8,70 A't 75 p.vA 010(77 trip Cg32. 6.q ) ($75) = "16114$ . oc Transportation Mitigation Fee: Calculated by: Ajef,C W Date: 14107 Account Number: Date of Payment , ::;:::.:�. ::.� �:::•:s<>;»>s:�::.::::.><<:>;.;<>{:;<::�:.::::::::::::::::::>::;;�:.;:::<:::>':::>::>:CITY;OF..:.�RE T0. ... .. . . v . :..::..:::.:.::.....::. ..... n: . .. ...........1•. . ::}:::::}:•.::: :;:.. ......: :. ..v:•:;•. •:'.;•.:..:',y•.::{{: i::i::�:i::t':':::::,:':•i>;':.;{:....5::.:::.•.,n•::i.',v..::.�:::.::v:::::':.:i::. .:�.{..:.:r:?.:f iii:J}i{..:::.'::h.::•ii::}}i?i:{,vi•py::.i ::•i .............:.. ..;..............:.:....::.::.:.,..... m.300.feet..of.ihe..su ect.site :.:.::.;:.;:.::;:{::;::;><>::::<:.::;:»>>s:.:�>:::{<:»»>>:<;>'s�::::{:>;:.:.::::>;�:.>::>c�><. :.,.::.v:>.:.:;:.v.:;{.:.:.::: :::.;:.:::..:.:;:.;;.:: ;::i.:.�::<.;..,;:.:...;...:,�::.with.:... .. . ...... .:.::.:.,.:. . 1 ....... .... ...... .. .................. . ....::.... .... .. . .. eotykdieOod t ooe.& \ PROJECT NAME: MARTIN SMITH REAL ESTATE — RENTON — 14 ACRES APPLICATION NO: LWIN 91 r O 52 SAS III:L The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Stonehenge II Limited 3605 132nd Ave SE Suite 300 Partnership Bellevue WA 98006 192305-9013-03 The Austin Company 3650 Mayfield Rd 334040-0585-08 Cleveland OH 44121 City of Renton 200 Mill Ave S. 334040-1065-05 Renton WA 98055 ATTN: Accounts Payable CMD Realty Investment Fund 227 W Monroe St Suite 3900 334040-3341-07 Chicago IL 60606 CMD Realty Investment Fund 227 W Monroe St Suite 3900 . 334040-3320-02 Chicago IL 60606 Rosche One Interests L P 5350 S Staples Suite 100 334040-4006-01 Corpus Christi TX 78411 City of Renton 200 Mill Ave S 334040-0425-02 Renton WA 98055 ATTN: A/P City of Renton 200 Mill Ave 334040-1020-09 Renton WA 98055 City• of Renton 200 Mill Ave 334040-107503 Renton WA 98055 ATTN: Accounts Payable r) CMD Realty Investment Fund 227 W Monroe St Suite 3900 334040-3340`.,$� . -�- Chicago IL 60606 Renton Delaware Inc C/O GSIC Realt Corp — 7� �. q / y p 334040 4000 0 � ,l 255 Shoreline Dr Suite 600 Redwood City CA 94065 f. City of Renton 200 Mill Ave S 192305-9016-00 Renton WA 98055 (Attach additional sheets, if necessary) J ,- (Continued) NAME • ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification 1, Rocky A. Jones , hereby certify that the above list(s) of adjacent prcperty (Print Name) • owners and their addresses were obtained from: . ❑ City of Renton Technical Services Records f ❑ Title Company Records King ounty Assessors Records 1 Date • /Z' l Signe .� -L�l',v ( p' ant) )\ {/rE1 • NOTARY ATTESTED: Subscrib:1 and sworn before me, a Notary Public, in and for the State of Washington, residing at - • •'L_ . _ - - on the1 day of �t�o In , 19 13r ili '•t . fI IILllIlLiIt I !1 � /- -.Signed i //SFyiN blic) 9- /�f allINIM .. .....r..... :.. ...r .... ... ..... ..............,.. .........., ... ..:,»3 ....nn. . .....n..::•. .... i:::ti:2::{Y?}:�2;�y3. :•..n r•.t•::?.'.3g r..xv: .. a ii? 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'r}?:•i-. '•$'::v.•...v ':r' ' ..Y..{v3•}:.......n $?t?is ..r. ..W•:{ :. n...: .:.:n..n. .}..;4. ...:•::: r....r .. . ^YY+:v ::w:{.:}YS'•i::.............::•:: ..4: i$$::•i{:ix.�f ,r37$::$$YYY ^; .:::nv:::•:::::::*::i •::Y..:.•.,•t•:.v}}Y:$;i•}?+; ...,..ri,-,..•Y$iv`:: .•:••. y,:{;'r:i+r .,.,:. .. :, .,..}Y:;"•YY:'..•.. .' ;•:?•:^:: $?:$$riv{v ...... :•$ ... .v. v. ,, :x:•":)'$:: n. :k: k '' :�..: •.)..v:r::.v:w.:}nv.v. ..:4.3}r.•:: : iivt•:{i;tih;iv:::v}•):.y:::{:n Sigr�ed'$:::.;�$} .. . :: ::r?'i<;::i;$:. � . . .?,.?.:{.y.,.:k.:;::>; :�<;:�:>::$:,.:x.{}:?•.h.:,..,.:..5{:,..n.r,. .. listprop.doe 6/"//q6 REV 07/95 2 � A YY O selt + ru ilifiR + vP— NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION AND SITE APPROVAL RENTON, WASHINGTON A Land Use Action (LUA) Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: CANDLEWOOD HOTEL/LUA-97-052,SA,ECF DESCRIPTION: ' Proposal for a 134 unit extended stay hotel. The proposed building is four stories (49 ft. 6 inches) and 71,916 sq.ft. One hundred sixty five (165) parking stalls are provided. Access is proposed via a common drive/entry feature off of East Valley Road. GENERAL LOCATION: 1701 East Valley Road PUBLIC APPROVALS: Environmental Review Site Plan Approval Building Permit The application can be reviewed in the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted anytime prior to the Environmental Review Committee (ERC) meeting date, Public Hearings, during Public Hearings, or prior to an administrative decision. For further information on the application, or if you wish to be made a PARTY OF RECORD_and receive additional notifications, by mail, of the City's environmental determinations, appeal periods and/or the public hearing date(s) for this project, please contact the•Development Services Division at 235-2550. Please include the project NUMBER when calling for proper file identification. 1;t V,u -..7-_,,, .1 ,7,-,---- „,„.\\:___,„ ,_ n\• g' .I 15 ``,,r.13r. ne i+"-ko11 u \h ento II //// _ -___ Ili_ � / .....'e—',t'...®,— gift 'en and Biel I '/ ‘� --��,, � ' FLU•-s:51-H; -=� � 'oo _��-�\-.__//lp�� ,_/� �j/ rn,�=1 tf:1_ ,: t '.• f- _,u10E O±VciE \ Ile'i —/ •!` ;E[t-„-'., m =T :- \ 1,11, •ti.\\ °_2 11.1 —°;' -ail ' OFFICE OFFICE Illi•; __---: ; j o"„'i , 1 ,, n i-Lliii", III -y �Q . ,., 1 F IB _, �:-, I fv SITE 44, 9 r,''' -,U I, —1or,Ag.IE I .;a - 'RS�'1 --'L_--_-, 0"'1; 1 --- - may• FiS -- -;'WE'rL.ANDS [' I ' I II OFFICE sTAlI0N-_- �_ - — ' I,i is I I o C-_ i�i' 1 i I OFFICE —w t— — -' `: GENMALOT.DOC -= r• ---ri :-,C. = 1;u .,, - - i- '-.-=9: --: 11^i�1.-Arij_;,J_-..._---, . IMOflOEt PENDING APPLICATION ! , PROJECT NAME/NUMBER: CANDLEWOOD HOTEL/LUA-97-052,SA,ECF DESCRIPTION: Proposal for a 134 unit extended stay hotel.The proposed building Is lour stories(49 ft. • 6 Inches)and 71,916 ug h. One hundred sixty five(165)parking stalls are provided.Access Is proposed via a common drive/entry feature off of East Valley Road. • GENERAL LOCATION: 1701 East Valley Road PUBLIC APPROVALS: . -Building Permit _Preliminary Plat _Shod Plot -Conditional Use Permit _Rezone XXXX Site Plan Approval • • XXXX Environmental Review _Shoreline Conditional Use Other Permit . _Fill.5 Glade Permit _Shoreline SubslanOal _Other Development Permit The applicalion can be reviewed In the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted anytime prior to the Environmental Review Committee(ERG)meeting dale,Public Hearings, ' during Public Hearings,or prior to an administrative decision.For furltler Information on the application,or If you wish to • be made a PARTY OF RECORD and receive additional notifications, by mall, of the City's environmental delemninalions,appeal periods and/or the public hearing dales)for Ihis pproject,please contact the Development Services Division at 235.2550.Please include the project NUMBER when calling for proper file Itlenll0cellon. de;'!'•iy-r,r:,`:n u`(ai." '7'',i'.�w641'n l:� • Ij ' T'JI/4'ayrm" - . • g s, . • I N6L efliI ..._. ' swnNE1GHa0ePN000 MAP ® -^' • IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. ! • CERTIFICATION I, SA.,vi&L 3a-.�1< 01 , hereby certify that 3 . copies.of the above document were posted'by me in 3 conspicuous places on or nearby-the described property on Yi l !1, 1 �1q7 Signed: SD n 4_t/1_, C �h STATE OF WASHINGTON ) ��/ • ) SS COUNTY OF KING ) • I certify that I know or have satisfactory evidence that --3111/4/b1 ,:J signed this instrument and acknowledged it to be his/her/their free and vole awa-ct for the uses and purposes mentioned in the instrument. ?;=�, ,3`1' �y ' Dated: 4 ) 7 .0/ ,��6f fi`,.-'yI // / blic in a he State �1 I /a�.. ton Notary P or t 9 Notary (Print) YY1/4&, R� tl..A-(- My appointment expires: '/ 9',l,/f • • NOTARY,DOC . NO1TICE PENDING APPLICATION PROJECT NAME/NUMBER: CANDLEWOOD HOTEL/LUA-97-052,SA,ECF DESCRIPTION: Proposal for a 134 unit extended stay hotel. The proposed building is four stories(49 ft. 6 inches)and 71,916 sq.ft. One hundred sixty five(165)parking stalls are provided. Access is proposed via a common drive/entry feature off,of East Valley Road. GENERAL LOCATION: 1701 East Valley Road PUBLIC APPROVALS: • Building Permit Preliminary Plat • Short Plat Conditional Use Permit Rezone XXXX Site Plan Approval XXXX Environmental Review Shoreline Conditional Use Other Permit Fill&Grade Permit Shoreline Substantial Other Development Permit The application can be reviewed in the Development Services Division located on the third floor of Renton City Hall. Comments will be accepted anytime prior to the Environmental Review Committee(ERC)meeting date,Public Hearings, during Public Hearings,or prior to an administrative decision. For further information on the application,or if you wish to be made a PARTY OF RECORD and receive additional notifications, by mail, of the City's environmental • determinations, appeal periods and/or the public hearing date(s) for this project, please contact the Development Services Division at 235-2550. Please include the project NUMBER when calling for proper file identification. I{r, ,� Plv,•r.. I1'':n, WAIT: •,-' J _'-�W lll'�I'��m, •� I:.t�J.t'Il'•.swT r`INa1,',(�1'r=`x J;.1• �� -_::�� nits l Ittgir's nv- ,' ) V I i11:�5ItILLKi!SslNf.1.I' , prfrg,i,W,,!w;:�'o.wp .._-.=:,_ —_- _•='d`=es=a-1 iiijX eos__-_.=:-::=; - - Ili Jd;J Lur AER.• �II i. \ /11.I', „i f4/ o`' -.'-'-Stj ,:. .OFI+t dritE - -_" , 1J( zi p•. I//.. , ,'; . 2 `--1, OFFICE OFFICE QII +> ,! I_IOf1�l±E I , ® �' O iv.I; I I_ 9 v -REjI F I I- I I I iNl .l, ' 1: OFFICE FIRE o� i ;,WFIC/ti1 ',::: r jl,'II i II l I' I ".� EI I .Sr ''S, II, OFFICE .._: I z+ I�r '\ .,...... I v SW 19TH & LIND " I NEIGHBORHOOD MAP SCALE r•0.00' xox.x arvnxrr.uwrur ara er PLEASE INCLUDE`THE PROJECT NUMBER WHEN CALLING FOR PROPERPILEIbENTIPICATION. :;' <';;.:1.I y CITE,_ DF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 17, 1997 Mr. James Hansen Studio West Hotel Company 4088 Bridge Street#8 Fair Oaks, CA 95628 SUBJECT: Candlewood Hotel Project No. LUA-97-052,SA,ECF Dear Mr. Hansen: 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 May 06, 1997. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at 235-271,9, if you have any questions. Sincerely, Peter Rosen Project Manager cc: Mr. Rodger Fagerhome/Property Owner Mr. Jeff Roush/Property Owner ACCP LTR.DOC 200 Mill Avenue South - Renton, Washington 98055 This paper contains 50%recycled material.20%post consumer ri .:...�:::::.:�,c:::n:iiJ:':::::s;2:;:::: i:::i:;:::iP?i':4Gi>ii:::;J h';<4::�::;f::; : .:�:...:.. .. .. ;�•` ':::. .r::'.�:i:['::;:.:::::..Y. :' :`.::::�r.::4::.:..'<':::.:ifs;<::i'•.;`:::r::r.rr'::ii;i-.'.:i s::::'..o:::::;:'•::iS;;;;i::.:::o-> .:: .. -;� ;:: ;;; :• ".:::CITY'OFRENTON.;::�:; "'::`; '-.:.. DEVELOPMENT<.SERV.ICES:DIVISION `•MA• SER APPLICATION • . • • PROPERTY OWNERS) PROJECT INFORMATION Note: If there is more than one legal owner, please attach an additional notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: Rodger Fagerhome & Roush Austin Site Office and Candlewood SW 19th Lind, LLC Hotel Project PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 1109 First Avenue North, Ste. SW 19th Between Lind and East Valley 500 CITY: Seattle, WA ZIP: 981 01 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334040-3325 & 334040-3330 TELEPHONE NUMBER: ( 206) 682-3300 . EXISTING LAND USE(S): Vacant Office to North, Wetlands to South, APPLICANT.(if other than owner) Offices to West, Hwy. 167 to East PROPOSED LAND USES: NAME: James Hansen VP Development Undetermined COMPANY (if applicable): Studio West Hotel Co. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Employment Area Valley ADDRESS: 4088 Bridge St. #8 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A CITY: Fair Oaks, CA z)P:95628 EXISTING ZONING: °ieSs7 TELEPHONE NUMBER: ( 91 6 ) 965-1 690 DEVELor-N,Cr.� PROPOSED ZONING (if applicable): C(TYOF „dNIN CO APR IC, N/A RIENTON CONTACT PERSON SITE AREA (SQ. FT. OR ACREAGE): NAME: 97 , 384 s.f. COMPANY (if applicable): �j PROJECT VALUE: ,..A) lyY • 3E-7.1se-N $9,000, 000 ADDRESS:''.0(. ( 1�n�qq 1Ot �0/i IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? ' VV 1 ab NO CITY: ZIP: 98( ( - IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SEA-Fr 1-E SENSITIVE AREA? TELEPHONE NUMBER: 6.e,L,) 32 _ �9 b NO • • LEGAL>: ES.CRII )Nfj.. R.ROP.ERTY::: Attachse ar., heet<:af><rie.cessar: ) .:': . Lots 2 and 3 of City of Renton Short Plat No. 022-85, recorded under Recording No. 8507169002, Records of King County, Washington. TYPE :O.E<>' . .!.c4T'QN. FEES`' ;< `< :> « ; ''Gh`eck all;`a licat(oh t pes:tfiat`p I Cif`ataff vi.1..l determine:fees: pp Yp... pp.Y. .......Y. _ ANNEXATION $ SUBDIVISION: _ COMP. PLAN AMENDMENT $ REZONE $ _ LOT LINE ADJUSTMENT $ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ 490.0 _ FINAL PLAT $ _ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _ WAIVER $ _ FINAL WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ _ SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ VARIANCE $ EXEMPTION $No Charge xxENVIRONMENTAL REVIEW $ , O.0.(0 REVISION $ • :<>:>':>;::>;: ::> AFFIDi4VIT>>OF>:OWNERSHIP::<:< ::::<: <: .;;:.;;:;::':.:. • • I, (Print Name) 'I r2.TH/L14/�( yii , declare that I am (please check one)_the owner of the property involved in this application, . the authorized representative to act for the property owner (please attach proof of authorization), and that the foregoing statements end answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. , �� ATTEST: Subscribed and sworn to before me, a Notary Public, in and �! • dL./- I st3A/ for the State of G?4- residing at`T ci—h0/z-r 3 , C.4. ( / 'le'o• Own -/Representative) , on the/V day of la (Signature of Owner/Representative) ignature of Notary Public) :;' ' is sect ..:t.� completed;;by:City Staff:):``':: ``.' ;, .: . :.,>. .. . ,. ..;.• . .. City File .;SA"' R SHPL CU LLA PP P P P AV •V • .:<:.<:;>;::;> ;AAD::;:<W.;<:::FPUD.;::;.S ::< SME.;;;. MHP;:: <:;BSR::::< A::>sG'`a :>:,.:.. ._.;;::.. . TO.TAL::FEES:.>:S• . TOTAL POSTAGE PROVIDE • *..� r ,. • :: > z=e Y MASTERAP.DOC REVISED 9/96 r� � ' • 0 sAcRAMEivro COMFY 4! My Comm.Expfros JUL 9.1997 3,V STUDIO WEST HOTEL DEVELOPMENT CO., LLC CORPORATE OFFICES: 101 LARKSPUR LANDING,#318 LARKSPUR LANDING,CA 94939 (415)925-3100 DEVELOPMENT OFFICES: 4088 BRIDGE STREET,#8 FAIR OAKS,CA 95628 (916)965-1690 AUSTIN SITE OFFICE AND HOTEL PROJECT EAST VALLEY ROAD AND SW 19th ST. RENTON,WA PROJECT DESCRIPTION The subject site consists of 14.1 acres, of which, 4.5 acres will be developed as two separate hotel projects, one of which will be an extended stay type hotel project. The site is situated in an area of existing commercial development. Immediately to the north are two Boeing office buildings. On the western portion of the site is the proposed Martin-Smith office development. To the south is an open wetlands area and a new fire fighter training center and fire house. To the east is East Valley Parkway and Hwy 167. All of these uses are synergistic with the proposed project and will benefit from each other to a certain extent. The proposed extended stay hotel project consists of a 134 unit, four story Candlewood Studio Hotel. The building square footage is 71,960 sf configured in an "L" shape building layout. The site plan will provide for approximately 130 parking stalls. The site has been master planned to be consistent with the adjacent hotel parcel to the south and the office development to the west. The office parcel to the west has allocated 60 reciprocal parking spaces in addition to those on the hotel parcels. The 60 spaces to the west and all of the parking on the two hotel parcels are proposed to be for reciprocal use. It is anticipated that the peak parking requirement for the office parcel will be during the normal work day hours, 8:30 am to 5:00 pm, while the hotel's peak parking needs occur during the hours of 10:00 pm to 7:00 am. The subject site is rectangular in shape. Access to the site can be achieved from East Valley. The "L" of the hotel building is situated so that an inviting plaza/courtyard is created and is presented to the east towards Hwy 167. It is anticipated that the second hotel structure will employ the "L" shape completing the enclosed courtyard/plaza feel. Additionally, a common driveway and entry feature off of East Valley will serve both hotels and it will connect Fittacr ,rpp drive through the adjacent Martin-Smith project. APR 1 6 1997 DEVELOPMENT PLANNING CITY OF RENTON t Page 2 AUSTIN SITE OFFICE AND HOTEL PROJECT EAST VALLEY ROAD AND SW 19th ST. RENTON,WA PROJECT DESCRIPTION CANDLEWOOD,YOUR STUDIO HOTEL The hotel's design is an interior corridor product with all rooms entered from a common corridor. The building's exterior will consist of a three color, EIFS skin with architectural series roof shingles. Architectural relief elements are positioned at window bays to provide interest and variations in the exterior skin depths. The primary market segment being served by the proposed hotel is the commercial traveler with upscale, focussed service, extended stay needs. Of the 126 well-appointed, over-sized units, 48 are two room king suites and 78 are one room studios. Each room has a work station equipped with technology needs, such as, two line phones, data ports, speaker phones, category 5 cabling and ISDN line capabilities, full kitchen, CD player/AM FM stereo, a VCP and a 25 inch television. • Candlewood rooms are comparable to upscale extended stay competitors, such as, Residence Inns, Homewood Suites and Summerfield Suites, but at a much more attractive rate structure. The extended stay product is a segment of the market place where the demand for such room types is great and the supply is low. Relocating employees, training groups, extended consultants and other groups requiring lodging for a week or more are the target customers. Additionally, traveling families or groups desiring the ability to prepare their own meals and two private living areas will be well served with this product. This property is not considered residential and will produce transient occupancy taxes for the City. Common areas are kept to minimum with a small but luxurious lobby, back office, exercise room and a guest laundry as the only common/public spaces provided for. The site plan amenities will include a plaza area with an outdoor spa that is accessible off of the exercise room and an entertainment gazebo and BBQ area. R EL CONSTRUCTION MITIGATION DESCRIPTION DATE: April 10, 1997 PROJECT: Candlewood,Your Studio Hotel Proposed Construction Dates: Construction of the above referenced project is scheduled to start around July 15, 1997 and be completed by April 1, 1998. If the option is available, we may pursue fast-tracking this process by securing a grading permit and/or foundation permit ahead of the full building permit. On the adjacent parcels, our same team will also be building a Hilton Garden Inn which is planned to run along a very similar timeline. Hours of Operation: Our job-sites typically operate from 7:00 a.m. until 4:30 p.m. Monday through Saturday. Proposed Hauling/Transportation Routes: As this site will not require a large amount of grading, we do not foresee having much impact due to a hauling operation. For the amount of hauling that will be necessary and for the transportation route to our site, we plan on using SW 19th St., East Valley road, SR 167 and the 405 and 5 freeways. We believe this route accommodates our site the best and minimizes our impact on the smaller surrounding streets. We will also make every effort to conform to any City of Renton requirements that apply to hauling/or routing. Dust, Traffic, Mud, Noise, Etc.: As a standard practice, Roel Construction measures all of our projects for potential impacts to the surrounding neighborhood. If planned for properly, all the potential issues listed above can be mitigated. For example, proper"wetting" of the site can largely eliminate dust as a problem. Our superintendents are trained to respond to dust problems before they are a problem. We require the same outlook from our Subcontractor's especially during critical activities like earthwork. Safety is one of Roel's eight ideals of which traffic control is a major component. Properly flagging our trucks and monitoring haul and transportation routes is essential. It is also our policy to clearly designate the access and/or egress to our_ rFn site's with signage to minimize confusion and maximize efficiency. As much possible, is we try heightened.tomaintain our construction activities onsite where our ability toAPR 997 supervise DEV CITY OF RE'NTONING ROEL CONSTRUCTION COMPANY,INC.• 3366 KURTZ STREET• P.O.BOX 80216• SAN DIEGO,CA 92138-0216 • (619)297-4156• FAX:297-1522 STATE LICENSE NO.184531 I�� Another requirement for a safe construction site is having a clean site. We require daily clean-up efforts from our own forces and all of our subcontractors. Cleaning of public streets, trash/debris removal and excess material removal are critical aspects of this effort. Noise, unfortunately, will always go hand-in-hand with construction. We have found that communication with those exposed is essential in resolving potential noise problems. By controlling work hours and keeping our neighbors informed. Roel has historically been very successful at minimizing noise complaints. All of these site specific issues are a direct function of how the job-site is run. At Roel, we take great pride in our field experience and supervision skills. We believe it is our responsibility to be the example for all of our extended "team" members. APR: PR 1 6 1997 DEVCr7Y h OrtcNT PLANNING F RENTON • 4 Environmental Chealdiot A. BACKGROUND 1. Name of proposed project, if applicable: Austin Site Office and Candlewood Hotel Project 2. Name of applicant: James Hansen VP Development 3. Address and phone number of applicant and contact person: Studio West Hotel Co. 4088 Bridge St. #8 Fair Oaks, CA 95628 (91 6) 965-1 690 4. Date checklist prepared: 4.1 0 .97 5. Agency requesting checklist: City Of Renton - Building & Zoning 6. Proposed timing or schedule (including phasing, if applicable): Start Construction: 09 . 01 .97 Complete Construction: 05. 01 .98 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. Site has undergone previous studies prior to this development. 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. 1 ) Proposed project is located on a portion of 14 acre unde- veloped site which is currently being reviewed for a short plat by the City of Renton **See item 9 below 10. List any governmental approvals or permits that will be needed for your proposal, if known. Site Plan Approval • Environmental Review 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. See attached Project Description **9 2) Approval for hotel use in CO zoning district is pending. RECFIVED AP161997 2 DEVELOPMENT PL gNPI►NG CITY nc Environmental Checklist 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. East Of Lind Ave. SW West Of East Valley Road North Of SW 19th Street South Of I-405 & West O.f Hwy. 167 • ENVIRONMENTAL CHECKLIST FORM Candelwood Hotel 3-11-97 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)? 4% slope at existing perimeter berms. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification for agricultural soils, specify them and note any prime farmland. Filled site silty sand over silt and silty loam. d. Are there surface indications or history of unstable soils in the immediate vicinity? if so, describe. No, peat and organic soils underly fills. e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. Preliminary indications are that the site will balance and that fill will not be required for the project.The conceptual structural system is proposed to be grade beams, structural one-way slab, and auger piles which does not necessitate bringing in fill or preloading building pads. f. Could erosion occur as a result of clearing,construction, or use? If so generally describe. No.Siltation and drainage control structures will be installed per city standards as future develop- ments occur. g. About what percent of the site will be covered with impervious surfaces after project construction (for example,asphalt or buildings?). 72% of entire parcel. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: See item F above. 2. Air 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. Some dust and particulate emmissions will be generated by construction equipment and vehicles during the short-term construction period. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. Pope-I Prepared by[urtL*sat 8 Primates kdiitect-kj.2295.wpd. c. Proposed measure to reduce or control emissions or other impacts to air, if any: N/A 3. Water a. Surface: (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. South of site is a wetland and pond, (south of SW 19th Street). (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. Yes,some work for processing drainage systems at perimeter upland areas. (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface wateror wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill anticipated. (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose,and approximate quantities if known. No surface water withdrawals or diversions will be required as part of this proposal. (5) Does the proposal lie within a 100-year floodplain? If so, note the location on the site plan. No portion of the proposal lies within a 100-year floodplain. (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. No. b. Groundwater: (1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description,purpose,and approximate quantities if known. No. (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 serviced (if applicable), or the number of animals or humans the system(s)are expected to serve. None. Page-2 Prepared by Kurt K.Jensen&Assoaates Architect-kj:229S.wpd. 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 so, describe. Storm water will be processed per City and King County Surface Water Standards. (2) Could waste materials 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: None. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other:few small trees (6-8 ft.Tall) evergreen tree: fir, cedar, pine, other shrubs: X grass pasture crop or grain wet soil plants: cattail, buttercup, bullruch, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation: N/A b. What kind and amount of vegetation will be removed or altered? Existing grasses will be removed. 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: Project will be landscaped to code as buildings are constructed. Native trees will be planted as Buffers and habitat as well as formal landscaping and grass berms. 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:Ducks Mammals:deer, bear, elk, beaver, other: small rodents. Fish: bass,salmon,trout, herring,shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None known. Page-3 Premed by Kurt K.Jmeen 8 Images Architect-kj2195.wpd. c. Is the site part of a migration route? If so,explain. None known. d. Proposed measures to preserve or enhance wildlife, if any: None, except for new landscape areas. 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 hearing, manufacturing,etc. Both electricty and natural gas will be used for heating and cooling. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kind of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: This project will meet or exceed the Washington State Energy Code. 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. No. (1) Describe special emergency services that might be required. None anticipated. (2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise (1) What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation, other)? Existing traffic on Lind Ave SW and Hwy. 167. (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. Page-4 Prepared by lust L Jensen&Assodetes Architect-42I95.wpd. Short-term noise will come from construction activity approximately between 7:00 a.m. and 5:00 p.m. Long-term noise should be negligible. (3) Proposed measures to reduce or control noise impacts,if any: Construction activity will be limited by local noise ordinances which will control the hours of operation. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Vacant; vacant to south except for new fire station and training facility. Office facilities to north and west. b. Has the site been used for agriculture? If so, describe. Unknown. c. Describe any structures on the site. None. • d. Will any structures be demolished? If so,what? None. e. What is the current zoning classification of the site? The site is currently zoned CO. f. What is the current comprehensive plan designation of the site? E.A.V.=Employment Area Valley g. If applicable,what is the 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. No. I. Approximately how many people would reside or work in the completed project? 7 people maximum per shift, daytime only. j. Approximately how many people would the completed project displace? No one will be displaced by completed project. k. Proposed measures to avoid or reduce displacement impacts,if any: None. Page- Prepued by tort IL Jensen 8 ksodries Ndiitect-kjI295.wpd. „ I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposed projects will be in conformence with all applicable City Ordinances and Codes. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high,middle, or low-income housing. None. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 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? The maximum height of the building 49'-6” feet to the ridge of the sloping roof. Exterior building materials include Dryvit/EIFS for the wall material, asphalt shingles for the roofing material and vinyl windows. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The project will meet all local height and setback requirements and will incorporate architectural features and colors that are indiginous to the area as well as generous landscaping buffers and berms to soften the impact of buildings and parking. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur. Site lighting and automobile traffic could produce some minor light and/or glare at night. 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? Page-6 Prepared by hurt P.Jensen&Assodstes Architect-kj.229S.wpd. None. d. Proposed measures to reduce or control light and glare impacts,if any: All site lighting will be HPS or Metal Halide light standards that will incorporate the use of cut-off diffusers that will greatly reduce any glare from occurring off site. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Sidewalks and paths.. 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: None. 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. N/A b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. N/A 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 plan, if any. Lind Ave., 19th Street, East Valley road and Hwy 167 to exist and 1-405 to north. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? Yes, existing metro facitilies on development to north. • c. How any parking spaces would the completed project have? How many would the project eliminate? 130 parking stalls, none eliminated(none existing). The balance required by ordinance (4) is proposed to be reciprocal parking on the proposed adjacent hotel site and proposed office development site immediately to the west of the site. Page-9 Prepared by[art P.Jeoree 6 kma,te,kcbitat-kr.229S.wpd. a • 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). None. 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. Approximately 965 vehicular trips per day (based upon 80% occupancy) will be generated by the proposed project. g. Proposed measures to reduce or control transportation impacts,if any: .None. 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. All facilities are already available. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. Utilities a. Circle utilities currently available at the site: electricity,water, refuse service,telephone, sanitary sewer, storm sewer, septic system,natural gas 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. Sewer,water,gas,telephone, electricity are all available on site or in streets. • C. SIGNATURE The above ans rs are true a complete to the best of my knowledge. I understand that the lead agency is ying on h make its decision. Sig re: bmi Date S , W J ! Page-8 Prepared by Kart IL*ea&kmaarn kdiitect-kj429S.repd. r SOUTHWEST 19TH LIND • DECLARATION OF RESTRICTIVE COVENANTS WHEREAS, SOUTHWEST 19th LIND L.L.C., are owners of the following real property in the City of Renton,-County of King, State of Washington, described as Exhibit "A" attached hereto. WHEREAS, the owner(s) of said described property desire to impose the following restrictive convenants running with the land as to use, present and future, of the above described real property. NOW, THEREFORE, the aforesaide owner(s) hereby establish, grant and impose restrictions and covenants running with the land hereinabove described with respect to the use by the undersigned, their successors, heirs, and assigns as follows: GENERAL DESIGN AND DEVELOPMENT DECLARATIONS 1. Minimum 10 feet interior landscape buffer between property lines - 5 feet on each side of property line. Exception; where mutual parking egress access occurs landscape areas can be eliminated, or if lot lines are merged for development, this landscaping requirement shall be eliminated for those particular lot lines. 2. Minimum 10 feet landscape buffer continuous along north property line from Lind Avenue SW to East Valley Frontage Road to provide buffer between existing parking on adjacent properties. 3. Minimum 15 feet landscape buffer along public streets - Lind Avenue SW, SW 19th Street and East Valley Frontage Road. Area shall be primarily lawn with a minimum 30" high berm from street sidewalk level, except at entry points and required traffic site lines. 4. Mutual use of cross access easements for circulation and parking is encourageW)EWER mixed use developments with total development. AR3 1 6 1997 DURATION +.JEVELOi.JMENT PLANNIN( CITY OF RENTON These covenants shall run with the land and expire on December 31, 2025. If at any time improvements are installed pursuant to these covenants, the portion of the covenants pertaining to the specific installed improvements as required by the Ordinances of the City of Renton shall terminate without necessity of further • documentation. 1/3 Any violation or breach of these restrictive covenants may be enforced by proper legal procedures in the Superior Court of King County by either the City of Renton or any property owners adjoining subject property who are adversely affected by said breach. Roger Fagerholm - Martin Smith Real Estate STATE OF WASHINGTON County of King On the day of , 1997, before me personally appeared the person(s) who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said person(s) for the uses and purposes therein mentioned. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my office seal the day and year first above written. Notary Public in and for the State of Washington residing at 2/3 • • EXHIBIT "A" Southwest 19th Lind, L.L.C. Partnership Lots 1, 2, 3, 4, 5, 6, 7, 8, and 9 of Southwest 19th Lind Subdivision No. , as per plat recorded under Auditor's file number , in volume , Page , records of King County. Located in the N.E. 1/4 of S.W. 1/4, Section 19, Township 23 North, Range 5 East, W.M. Renton, King County, Washington, City of Renton, Short Plat No. 3/3 i +-1',.i..- tri:j:-/ -----: 4, , '5.i 2 -.7, G•• ' 2, ..' I . ••'•• N•IF"- • pijel;I. I or's ' .":' .: - -,...-• ' ,±0. ,gli., . :... •- . .„'• -,i'i g -.; ,,,,is;,3,4" 1$.1,1171? - "-..s-.w. ' • '•k ' f'„110a 3 " 'ic4.0,61.1,4110rriiP 77•1:-...I::::•.... ..... -1 I i i,, ...• .::: •.. ..-t\:"1.‘'.; - ',vol.. :t. •••••-:',-6,11g$:`"•-16).(6:01111.. 11"1" .....;r•z:-./.. . . ....*:•.. .1..: :iF .....-..... .,.. . ( • ••. ;•• • ••i : -4-- S .... ....'41-111.. • .' 117.". ...... • ;-•-...-.-,Iii gal :::::,''.- • : • •.•.:1 If' ". 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Op"VA ,94t-41<4 tO b p H-1006-01 Wetland Delineation East Valley Road and Area South of SW 19th Street Renton, Washington RECEIVFO March 1997 APR 16 1997 DEVELOPMENT PLANNING CITY OF RENTON SOUTHWEST 19TH & LIND PROJECT LPN Architecture & Planning, Inc. 1201 Fourth Avenue South, Suite 102 Seattle, Washington 98134 NR NATURAL RESOURCE CONSULTING Assessment, Management and Regulatory Permitting • 5125 NORTH DEFIANCE, P.O.BOX 7208 TACOMA, WASHINGTON 98407 (206)756-0370 FAX: (206)756-0155 ire r EXECUTIVE SUMMARY The findings and conclusions presented in this report are based on an interpretation of information currently available to Natural Resource Consulting. This summary is for introductory purposes and should be used only with the full text of this report. This wetland delineation was based on the On-Site Determination Method described in the Corps of Engineers Wetland Delineation Manual(1987). Based on the information derived through site reconnaissance and readily available documents, Palustrine forested, scrub-shrub, emergent, open water, seasonally flooded/permanently saturated wetland communities exist on the site. The wetland would be classified as a Very High Quality, Category 1 Wetland using the City of Renton Wetland Management Ordinance. The wetland would meet this classification because it is greater than ten acres in size and has three or more vegetation classes, one of which is open water. We understand that this property is not proposed to be developed but may be the receiving water for storm water discharges from the parcel north of this site when it is developed. New surface water discharges, to Category 1 wetlands, from detention facilities, pre-settlement ponds or other surface water management structures are allowed provided that the discharge meets the requirements of the City of Renton Storm and Surface Water Drainage Ordinances, and provided the discharge will not result in a significant change in water temperature or chemical characteristics of the wetland. The wetland generally has moderate to high functions and values due to its size(over 10 acres), and structural diversity. H-1006-01 TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1.0 INTRODUCTION 1 1.1 Scope of Services 1 1.2 Site Location and Description 1 2.0 DOCUMENT REVIEW 2 2.1 U.S. Fish and Wildlife Service National Wetland Inventory Map 2 2.2 City of Renton Wetland Inventory 2 2.3 Soil Conservation Service Soil Survey of the King County Area 2 3.0 SITE RECONNAISSANCE 2 3.1 Site Conditions During Site Visit 2 3.2 Topography 3 3.3 Fauna 3 3.4 Vegetation 3 3.5 Soils 3 3.6 Hydrology 3 4.0 WETLAND AREA 4 5.0 WETLAND FUNCTIONS AND VALUES 4 5.1 Biologic Functions 4 5.2 Hydrologic Functions 5 6.0 WETLAND REGULATION 5 7.0 CONCLUSIONS 5 l 8.0 CLOSURE 5 REFERENCES 7 ii H-1006-01 TABLE OF CONTENTS (continued) LIST OF TABLES Table No. 1 Vegetation Species Identified On the Site 2 Results of the Triple Parameter Approach for Each Data Point LIST OF FIGURES Figure No. 1 Vicinity Map 2 Site Map 3 Soil Conservation Service Map LIST OF APPENDICES APPENDIX A WETLAND DELINEATION METHODOLOGY APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND FIELD SHEETS APPENDIX C MODIFIED REPPERT WETLAND VALUES EVALUATION SHEET m H-1006-01 WETLAND DELINEATION REPORT EAST VALLEY ROAD AND SW 19" STREET PROJECT RENTON,WASHINGTON 1.0 INTRODUCTION Natural Resource Consulting has completed a wetland delineation for the East Valley Road and SW 19`f` Street Project located on the southwest corner of said intersection in Renton, Washington(Figure 1). This work was performed to assist in site planning related to the sites potential to receive storm water discharges from a parcel north of this site. 1.1 Scope of Services The scope of work for this study was limited to the following tasks: ► Review of federal and local regulations pertaining to the wetland identified on the • subject site. The review was used to classify the on-site wetland. ► A visual assessment to observe existing site conditions and to identify and flag the wetland located on the site. This was accomplished using field procedures consistent with the Corps of Engineers Wetland Delineation Manual(1987) (Appendix A). ► A review of documents readily available, including local wetland inventory maps, U.S. Fish and Wildlife Service National Wetland Inventory Maps, and the Soil Conservation Service Soil Survey of the King County Area. ► Assessment of the identified wetland to help determine the overall functions and values of the wetland. ► A report documenting the process, findings, and conclusions for this project. 1.2 Site Location and Description The square-shaped site contains approximately 11 acres. It is located on the southwest corner of the intersection of Southwest 191 Street and East Valley Road, Renton, Washington(Figure 1). The property is located in the southwestern quarter of Section 19, Township 23 North, Range 5 East. The site is bounded on the north by Southwest 19th Street, on the east by East Valley Road, on the south by a storage facility and more wetlands, and on the west by fire station#14 currently under construction. 1 H-1006-01 • The site contains Palustrine forested, scrub-shrub, emergent, open water, seasonally flooded/permanently saturated wetland communities that would be classified as a Very High Quality, Category 1 Wetland using the City of Renton Wetland Management Ordinance (Figure 2). 2.0 DOCUMENT REVIEW 2.1 U.S. Fish and Wildlife Service National Wetland Inventory Map The U.S. Fish and Wildlife Service National Wetland Inventory Map of the Renton, Washington Quadrangle, 1:24,000 scale(1988), identifies a Palustrine forested, scrub-shrub, emergent, open water, seasonally flooded/permanently saturated wetland. 2.2 City of Renton Wetland Inventory The City of Renton Wetland Inventory(1992) identifies the on-site wetland as W-7, a Palustrine emergent/scrub-shrub wetland community located in the Valley Subbasin. Further comments in the inventory indicate that the wetland has"good structural diversity and structure, and is a good quality wetland". 2.3 Soil Conservation Service Soil Survey of the King County Area The U.S. Soil Conservation Service Soil Survey(SCS) of the King County Area, Washington (1973),was reviewed to determine the general nature of soils on the subject site. The site is mapped as containing Puget silty clay loam(Figure 3). The following soils information was taken from the SCS 1973 publication. The Puget series is a poorly drained soil found in depressions of river valleys. Typically, the soil is dominantly mottled dark grayish-brown and grayish brown silty clay to a depth of 45 inches. Often found in this unit is as much as 10 percent of Woodinville and Snohomish soils. The seasonal high water table is at or near the surface. Puget silty clay loam is listed by the Washington State and King County SCS as hydric(wetland) soil. 3.0 SITE RECONNAISSANCE 3.1 Site Conditions During Site Visit On February 20th, 1997, Ms. Theresa Henson with Natural Resource Consulting visited the subject site to delineate and evaluate the wetland. The site visit included a visual observation of the subject site and surrounding area. Vegetation, soils, and hydrologic conditions on the site appear to be fairly stable. The wetland appears to be a remnant of a historically larger wetland system. The edges of the wetland contain 2 H-1006-01 fill slopes with roads and parking areas near the tops of the slopes except in the southwest corner of the site where the wetland continues to the south and west off site. The on-site portion of the wetland is approximate is 10.8 acres in size and the total wetland system is approximately 14 acres in size. The functions and values on the wetland were evaluated using a Modified Reppert Wetland Values Evaluation for(Appendix D). 3.2 Topography Based on topographic data provided by Barghausen Consulting Engineers, Inc., and the Austin Company, topographic relief on the site ranges from approximately 16 feet near the boundaries of the site to 8 feet in the lower portions of the open water systems. 3.3 Fauna Several species of songbirds were observed on the site. Evidence of various animal species on the site was also noted. Rabbit pellets and coyote scat were observed on the ground just south of the wetland off-site, on an old dirt road. Mallards, and dowitchers were seen in the wetland. No plant or animal species, listed federally or by the state as threatened or endangered, were observed on or near the site. 3.4 Vegetation Four representative data plots were established to document plant species and dominance of vegetation on the subject property(Figure 2). The vegetative species composition varied from a black cottonwood forest along the north, south and west edges of the wetland to a mixture of emergent vegetation dominated by cattails, and sedges to a scrub-shrub system dominated by willow, and red osier dogwood. The wetland plant communities are predominantly the shrub and emergent areas and the uplands are predominantly composed of the forested community. Data forms detailing observations for vegetation are included in Appendix B. 3.5 Soils During the site reconnaissance, soil conditions, including color, texture, and relative moisture content, were observed and recorded at two of the four data plots on the subject site. The indicators used to identify hydric soils can be found in Appendix A. Soil types observed on the site ranged from silt loams to silty clay loams within the wetland and gravelly sandy loam fills in the uplands. Field sheets detailing observations for soils are included in Appendix B. 3.6 Hydrology Hydrologic conditions, including saturated soils, as well as indicators of wetland hydrology as defined by the 1987 Manual, were observed with two of the four data plots (Appendix A). 3 H-1006-01 Generally the site contains saturated soils near the edges of the wetland and ponded water throughout the rest of the wetland. The southwest portion of the wetland contains a larger open water pond, several other smaller pond are also located throughout the wetland. A culvert located along the western property boundary empties into the wetland from the new fire station storm water ponds. A concrete culvert located along the northwestern property line near the northwestern corner of the site provides the only discharge from the wetland visually observed during the site visit. The culvert is not identified on the City of Renton Surface Water Drainage System Maps.. It appears that the culvert connects to the drainage system in SW 19th Street and flows west towards Springbrook Creek and the P-1 Channel. • Field reconnaissance of the site was conducted during the wet time of the year following a period of heavy rain. For this reason, the water table is not expected to rise much higher than the observed level unless a large flood event occurs. Areas in which the data points did not indicate wetland hydrology were classified as upland areas. 4.0 WETLAND AREA Based on the use of the triple-parameter approach defined within the 1987 Manual, one wetland was identified on the subject property. Vegetation species were identified and classified with a Wetland Indicator Status(WIS), soil conditions were identified and labeled, and observations of hydrologic conditions were made at 4 data points on the site. The wetland was classified as such because all three wetland parameters were present (Table 2). According to the classification system developed by the U.S. Fish and Wildlife Service(Cowardin et al., 1979),the wetland habitats on the site would be classified as Palustrine forested, scrub-shrub, emergent, open water, seasonally flooded/permanently saturated communities. Dominant vegetation within the wetland is comprised of willows, red osier dogwood, salmonberry, cattails, sedges, and reed canarygrass. The WIS for these species ranges from Facultative Wetland (FACW)to Obligate(OBL), which indicates plant species that have a high probability of being found in wetland areas; as such,they are considered wetland species (Appendix B). Soils were very dark in color and in many areas within the wetland had high organic content indicative of hydric(wetland) soil conditions. At least 50 to 60 percent of the wetland contained ponded water from one inch to six feet deep. The remainder of the wetland contained saturated soils at or near the ground surface. 5.0 WETLAND FUNCTIONS AND VALUES A Modified Reppert Wetland Values Evaluation form was completed for the project (Appendix D). The general biologic and hydrologic functions of the wetland are described below. 5.1 Biologic Functions The wetland in the project area provides generally high biologic functions. The general habitat contains diverse forested, shrub and emergent plant communities with downed logs, snags and low fill slope banks with vegetative cover. The wetland has some limitation due to its isolated 4 H-1006-01 condition. It is not directly connected to other habitat areas and is surrounded by either roads or developed areas. 5.2 Hydrologic Functions The wetland in the project area provides moderate to high hydrologic functions. In general the system is an isolated remnant of a historically larger wetland. Its only interconnection with other waters is through pipes in the City of Renton Storm water system. The system does retain surface water runoff during flood events. The system does receive runoff from non-point sources such as roads and storm water ponds, and the wetland structure does provide water purification functions. 6.0 WETLAND REGULATION The wetland would be classified as a Very High Quality, Category 1 Wetland using the City of Renton Wetland Management Ordinance. The wetland would meet this classification because it is greater than ten acres in size and has three or more vegetation classes, one of which is open water. We understand that this property is not proposed to be developed but may be the receiving water for storm water discharges from the parcel north of this site when it is developed. New surface water discharges,to Category 1 wetlands, from detention facilities, pre-settlement ponds or other surface water management structures are allowed provided that the discharge meets the requirements of the City of Renton Storm and Surface Water Drainage Ordinances, and provided the discharge will not result in a significant change in water temperature or chemical characteristics of the wetland. The U.S. Army Corps of Engineers(Corps) does regulate flooding of wetland systems under Section 404 of the Clean Water Act. The Corps should be notified if storm water discharges will alter water levels within the wetland system or if construction of new storm water outfall structures are proposed in the wetland. 7.0 CONCLUSIONS Based on the Corps' 1987 Manual,vegetation, soils, and hydrologic conditions necessary for an area to be considered wetland were found throughout a majority of the site. The on-site wetland generally has moderate to high functions and values due to its size(over 10 acres), and structural diversity. The wetland habitats on the site would be classified as Palustrine forested, scrub-shrub, emergent, open water, seasonally flooded/permanently saturated communities, and would be classified as a Very High Quality, Category 1 Wetland using the City of Renton Wetland Management Ordinance. • 8.0 CLOSURE The findings and conclusions documented in this report have been prepared for specific 5 H-1006-01 application to this project. They have been developed in a manner consistent with that level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area. Our work was also performed in accordance with the terms and conditions set forth in our proposal dated February 13th, 1997. The conclusions and recommendations presented in this report are professional opinions based on an interpretation of information currently available to us and are made within the operation scope, budget, and schedule of this project. No warranty, expressed or implied, is made. Wetland boundaries identified by Natural Resource Consulting are considered preliminary until the flagged wetland boundaries are validated by the Corps and/or the local jurisdictional agency. Validation of the wetland boundaries by the regulating agency(s) provides a certification, usually written,that the wetland boundaries verified are the boundaries that will be regulated by the agency(s)until a specific date or until the regulation are modified. Only the regulating agency(s) can provide this certification. Since wetlands are dynamic communities affected by both natural and human activities, changes in wetland boundaries may be expected;therefore, wetland delineations cannot remain valid for an indefinite period of time. The Corps typically recognizes the validity of wetland delineations for a period of five years after completion. Development activities on a site five years after the completion of this wetland delineation report may require revision of the wetland delineation. In addition, changes in government codes, regulations, or laws may occur. Because of such changes, our observations and conclusions applicable to this site may need to be revised wholly or in part. NATURAL RESOURCE CONSULTING Theresa R. Henson Natural Resource Ecologist H1006.01.RPT 6 H-1006-01 a I -- REFERENCES Cowardin, L.M., V. Carter, F.C.Golet, and E.T. LaRoe, 1979, Classification of Wetlands and Deepwater Habitats of the United States, U.S. Fish and Wildlife Service Publication FSW/OSB-79/31. Environmental Laboratory, 1987, Corps of Engineers Wetlands Delineation Manual Technical Report Y-87-1,U.S. Army Waterways Experiment Station, Vicksburg, Mississippi. Muncell Soil Color Chart, 1994, Rev. ed.: Baltimore, Maryland, Kollmorgen Instruments Corporation. Reed, P.B., Jr., 1988, National List of Plant Species that Occur in Wetlands: Northwest (Region 9), U.S. Fish and Wildlife Service Biological Report 88 (26.9). Renton, 1992, Ordinance No. 4346, Chapter 32 Wetland Management, Renton, Washington. Reppert,R.T., W. Sigleo,E. Stakhiv,L. Messman, and C. Beyers, 1979, Wetland Values Concepts and Methods for Wetland Evaluations: U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. U.S. Department of Agriculture, Soil Conservation Service, 1973, Soil Survey of the King County Area, Washington. U.S. Fish and Wildlife Service, 1988,National Wetland Inventory Map, Renton, Quadrangle, Washington. 7 H-1006-01 D TABLE 1 VEGETATION SPECIES IDENTIFIED ON THE SITE TREES Black Cottonwood Populus trichocarpa Red Alder Alnus rubra Willow Spp. Salix spp. SHRUBS Himalayan Blackberry Rubus discolor Red Osier Dogwood Cornus stolonifera Salmonberry Rubus spectabilis Scot's Broom Cytisus scoparuis HERBS Orchard Grass Dactylis glomerata Reed Canarygrass Phalaris arundinacea Rush Spp. Juncus spp. Sedge Spp. Carex spp. Stinging Nettle Urtica dioica Note: This listing represents the major plant species identified. There may be other species present on within the subject site that are not listed. • • H-1006-01 TABLE 2 RESULTS OF THE TRIPLE-PARAMETER APPROACH FOR EACH DATA POINT Wetland Wetland Wetland Data Point. 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L I tjuits - - .. 3 i . ••••• . —— • \...... \ _ . • A u . . . \ . . . , . . . 2 I- . . • . , . . . . . . . 0 • . m i.1 t..1\ . .. 3. . . (.0 -i 1 . < D fi; . .13.. \ . -< >" . . .• \ = CL o . -. • 0..... . 0 Ili 1:0640;oale S C AL:, 17: A " 0 I D __I 1 < I— , \ , NOTE: - I 1 ' 1 UJ 1' ....... \ SUPPLEMENTED WITH INFORMATION I SURVEY AND SESSOR'S MAP. FULL BOUNDARY I TAKEN FROM AS PRIOR TO THE START i): THIS BOUNDARY WAS TAKEN FROM AN UNRECORDED U. ...... t 8 ! FUNCTIONS. I i I ROEFSEANARYCI-DIESSHIGONULIDPLBAENDNOINNGE .,.. .... \ . \ , Lad and SW 19th Street Project - ....11e . \ • ' 1 :_ :. ... '.g, i, . . . , ,..v...;, :•1-, i , 0 \ ,,,, •,.,. = , . • F z • V • p..-1 a itUITS \ . Renton,Washington ,g CV 1 I 41 L.j . “-) -, -,i i •-•.--170.-..T1 1 4 SITE MAP .... ... \ __......-•-__•_.___—___ ____ __. _ . . _ ._ . . . . . . _ .___ ________ March 1997 Resource Consulting t-14,1.34,• . i :,- • _____ H-1006-01 ..,...• _ _ __Natural • , . • FIG. 2 ci• ••••:t ;•_. b.-fiv. coo0. I • . Assessment,Nlanagement and Regulatory Permitting . . . . •. 1.0 i • / .—I _ • •cr _ . ..... . • o I I.:,: ... . . . , , t 1 au BeD • 41�• I v w - P —=---- ...X\ . 5.retell \ . 0 11 'S, Rp ROAD Tq \\--,.4-.-.-.......1.II ii 1. --7 0 •: . WM Nl it kilI! ,, \\d 3Wo RtiN K 1 oA '\. 1 /` :.( " ' lFy0l \ . . Ur\. / ‘ wo Wilt' im '\* 'il?‘ 1 9MiNIVA .1: •: . 1 :1111. / x ,,. .. 1*et illik -—•=•-_..7.= Jr GolPy� 1 gai ■ .,{,L� .Pi.1.::: \ \•V\'t\ '''••=4,.,........ , i I ( nurse / Ur I FJ. r AmC. 4 ■�a Sew._ RTHE --= ...j • �� I -- ; : Ur ' �� '�_ . Substa i AmC y\ •` , qgC — D 20 \ I ,s.. .rs,,,,, I i pro \� f►,• `'s, I I • ` � 4 r . • :4\( iiT II I R i� iIP Ur it': ` Wo 5� BeD as .n • �+ I IL, i•� Ur' • ii• • .:ii' AgD v • % 1 °IIi e'Track 1 1 r •V • •• .0' I 1 n • u i l u ' Ur-.- +i ll, I g "' •J. Nei I ❑ R:s:rvoir r IIIlit 0 i qg (2 )i 2 :f So i > I. O .. )' W j Pu i m ... . . Sk • Wo '1 25 ;0 = IeM 29 . .' e III r.. P _ 169203ggC .• . y . ( Ur • �• — .. i I _ — __.,r a:.. N East A Valley Road and SW 19th Street Project Renton, Washington Approximate Scale 1 inch to 2,000 feet SOIL CONSERVATION . SERVICE MAP March 1997 H-1006-01 Note: Soil Conservation Service Map for the Natural Resource Consulting FIG. 3 King County Area(1973). Assessment,Management and Regulatory Permitting 1 w APPENDIX A WETLAND DELINEATION METHODOLOGY H-1006-01 w " APPENDIX A WETLAND DELINEATION METHODS The triple parameter approach of the Corps of Engineers Wetland Delineation Manual(1987) was used to delineate the extent of wetlands on the site. Under this methodology, vegetation, soils, and hydrology are each evaluated to determine the presence or absence of wetlands. Based on the use of this method, an area is considered to be a wetland if each of the following are met: (1) dominant hydrophytic vegetation is present in the area, (2)the soils in the area are hydric, and (3) the necessary hydrologic conditions within the area are met. The Routine On-Site Determination Method described in the Corps of Engineers Wetland Delineation Manual, were used for the evaluation of triple parameter criteria for this project. This methodology was selected because differences in vegetation types were easily observed, aiding in the identification of areas likely to meet the hydrology and soils criteria of the triple parameter approach. Wetland boundaries were determined by conducting a walking inspection of the property. As part of this inspection, species of vegetation, soil conditions, and hydrologic conditions were noted at several data plots to more accurately determine the boundaries of on-site wetlands. Wetland Vegetation Hydrophytic plants are plants specially adapted for saturated and/or anaerobic conditions. The U.S. Army Corps of Engineers and the U.S. Fish and Wildlife Service has assigned an indicator status to many plant species that is based upon the estimated probability of the species existing under wetland conditions. Plants are categorized as Obligate(OBL),Facultative Wetland (FACW), Facultative(FAC), Facultative Upland(FACU), and Upland(UPL). Species with an indicator status of OBL, FACW,'or FAC are considered to be adapted to saturated and/or anaerobic(i.e., wetland) conditions and are referred to as hydrophytic vegetation (Appendix B). Trees and shrubs within a 30-foot radius and herbs within a 5-foot radius of each data plot were identified and noted. The approximate percentage of cover for each of the different plant species occurring within the tree, shrub, and herb strata was determined. Dominant plant species are considered to be those that, when cumulatively totaled in descending order of abundance, exceed 50 percent of the areal cover for each vegetative stratum. Any additional species individually representing 20 percent or greater of the total areal cover for each vegetative stratum are also considered dominant. A-1 H-1006-01 The indicator status of the dominant plant species within each of the vegetative strata are used to determine the presence of hydrophytic vegetation near each data plot. A data plot was considered to have hydrophytic vegetation if greater than 50 percent of the dominant plant species within the area had an indicator status of OBL, FACW, or FAC. Hydric Soils Hydric soils are defined as those soils which are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic vegetation. As a result of anaerobic conditions, hydric soils exhibit characteristics directly observable in the field, including high organic matter content, greenish or bluish grey color (gley formation), accumulation of sulfidic material, spots of orange or yellow color (mottling), and dark soil colors(low chromas). Throughout a large portion of the area delineated as wetland, identification of hydric soils was aided through observation of surface hydrologic characteristics and indicators of wetland hydrology(i.e., drainage patterns). The areal extent of hydric soils was defined through direct soil observation within several data plots placed both inside and outside the wetland. Soil observations were completed within soil data plots dug with a shovel to a depth of at least 16 inches below the existing ground surface. Soil samples were examined for the presence of hydric °indicators. Soil,organic content was estimated visually and textually. The presence of sulfidic material was determined by the presence of sulfide gases(i.e., a "rotten egg" odor). Soil colors were recorded after being determined through use of the three aspects of color in the Munsell Soil Color Chart: hue,value and chroma(e.g., a soil designated as 10YR 6/2 has a hue of 1OYR, a value of 6, a chroma of 2, and a soil color name of light brownish gray). A soil chroma of two in combination with soil mottling or a soil chroma of one without soil mottling typically indicates a hydric soil. Wetland Hydrology Hydrologic conditions identifying wetland characteristics occur during those periods when the soils are inundated permanently or periodically, or the soil is continuously saturated to the surface for sufficient duration to develop hydric soils and support vegetation typically adapted for life in periodically anaerobic conditions. Research has indicated that duration of soil saturation and inundation during the growing season is more influential on the plant community than the frequency of soil saturation and inundation during the growing season. For the purposes of this A-2 H-1006-01 wetland delineation, the wetland hydrology criterion was considered to be satisfied if it appeared that wetland hydrology was present for at least 5 to 12 percent (12 to 29 days) of the growing season. The growing season begins when the soil reaches a temperature of 41 degrees Fahrenheit in the zone of root penetration. The hydrology was evaluated by direct visual observation of surface inundation or soil saturation within 16 inches below the existing ground surface in data plots. According the 1987 Manual, "for soil saturation to impact vegetation, it must occur within a major portion of the root zone (usually within 12 inches of the surface) of the prevalent vegetation." Therefore, if saturated soils or indicators were observed within 12 inches of the surface, positive indicators of wetland hydrology were noted. The area near each data plot was also examined for indicators of wetland hydrology. These ' indicators include dried water marks, drift lines, sediment deposits, and drainage patterns. It was not possible to observe conditions during the entire growing season. Areas where positive indicators of hydrology were noted were assumed to contain wetland hydrology. A-3 H-1006-01 APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND FIELD DATA FORMS H-1006-01 � I . APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND DATA FORMS Indicator Category Definitions OBL Obligate Wetland. Occurs almost always (estimated probability>99%) under natural conditions in wetlands. FACW Facultative Wetland. Usually occurs in wetlands (estimated probability 67-99%), but occasionally found in uplands. FAC Facultative. Equally likely to occur in wetlands or uplands(estimated probability 34-66%). FACU Facultative Upland. Usually occurs in uplands(estimated probability 67- 99%), but is occasionally found in wetlands(estimated probability 1- ( 33%). UPL Obligate Upland. Occurs in wetlands in other regions (as defined in the National List of Scientific Plant Names), but occurs almost always (estimated probability>99%)under natural conditions in uplands in the region specified. NI No Indicator. These species have not been given an indicator status. They are assumed to be upland. Source: National List of Plants That Occur In Wetlands:Northwest(Region 9). U.S. Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. 1 H-1006-01 r3 Data Point: 1 of L/ DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: V alley 4 5 Li) c041S t`. Date: 2-Z o-9 Applicant/Owner: t;P!v Are 1,. City: R e Investigator: r f2 14 Job#: N - 10 O 6 -0 1 County: k State: w A Have vegetation, soils, or hydrology been disturbed: Yes . Is the area a potential Problem Area: Yes 46130 (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.?k.1.. ;s uyand. N yO PAW 1. 2. Tjpho. H 2.0 0$L 2. 3.Popk1 As cke. T 2.0 rISC 3. 4. Sa11 x Sp 'r 10 FV%C.J 4. 5. uet:ca. a,r06c*. 14 Trice. Ffict 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 1 00'7o Cowardin Classification: Pa l u5 fr•: rtC. S c.r b-5k.-wb1 e mit rten1' Remarks: ank Sys 'HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage _Aerial Photograph ., Inundated _Other K Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: ` (in.) 12 Inches Depth to Free Water in Pit: g (in.) Water-Stained Leaves Depth to Saturated Soil: L (in.) _'Local Soil Survey Data Other(Explain in Remarks) Remarks: Data Point: ) of y SOILS Map Unit Name: RA sei Si Icy C 141 Ioawt Drainage Class: Poor1 A to.;vlizA Field Observations , Taxonomy(Subgroup): F1k s t n'h. Petqletlu.e0S Confirm Mapped Type? 'o No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 0- 10 icy K (4)2 10y'R 5/ Z. mp 5; Ioavvt )0- 18 1011Z3) 1 s; H Ioann Hydric Soil Indicators: _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking A Probable Aquic Moisture Regime Listed on Local Hydric Soils List .j Reducing Conditions X Listed on National Hydric Soils List AC Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: • WETLAND DETERMINATION Hydrophytic Vegetation Present? ® No Hydric Soils Present? ® No Is this Data Point Within a Wetland? 45 No Wetland Hydrology Present? No Remarks: 2-97/DATAFRWCRH-trh Data Point: 2 of `1 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: E. J u-11 a`k f S LA) l 9‘-h S'F. Date: 2-2 D- 9 7 Applicant/Owner: L Pe A +'o k. City: R a nix)✓I Investigator: TIC N Job#: N -1006 -0 1 County: k 1 n as Have vegetation, soils, or hydrology been disturbed: Yes /� State: w A Is the area a potential Problem Area: Yes o (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.PhOl.r;s arena. . 14 50 P14C L) 1. 2. Popwi s Tr;cho, T '10 PAC 2. 3. ur-4: co. .1%o;c^, H 10 FArt 3. 4.D.t.e-1,11,s 0,I on,t r.L'1� H 1 O Ffic v. 4. 5. 5. 6. • 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. ►O 0 20 Cowardin Classification: lJ�Q l d-n.4 Remarks: 2.0 Ao o p e rl s re)v‘hci — 3 0%0-kit , • HYDROLOGY _ Recorded Data(Describe in Remarks): Wetland Hydrology Indicators N 0►1.e_ _Stream,Lake,or Tide Gage _Aerial Photograph Id _Other Saturated nundate in Upper 12 Inches No Recorded Data Available Water Marks Water Lines Sediment Deposits Field Observations: IU 0 At Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: 0 (in.) 12 Inches Depth to Free Water in Pit: O (in.) Water-Stained Leaves Depth to Saturated Soil: 0 (in.) Local Soil Survey Data Other(Explain in Remarks) Remarks: Data Point: 2 of SOILS WeJ ' Map Unit Name: r, \ Drainage Class: _ `. c`If•ct.i'AQ ci Field Observations Taxonomy(Subgroup): " Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 0-2o ►o`l rt y13., dm= grcLuell Scout� loam • Hydric Soil Indicators: IJ G AA, Histosol Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(Explain in Remarks) Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? 4101 No Hydric Soils Present? 'es C. Is this Data Point Within a Wetland? Yes GD Wetland Hydrology Present? Yes o Remarks: 2-97JDATA.FRMf CRH-trtr Data Point: 3 of `i DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Z. t)alte`yj'i S W 1914 S't Date: -10 - 47 Applicant/Owner: l?]d 'A P c k City: Re n*o►1 Investigator: TrZ Job#: H -10 0 6 - 01 County: K,'✓l 5 State: 14.1A ' Have vegetation, soils,or hydrology been disturbed: Yes Is the area a potential Problem Area: Yes • (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. f halar:g arAncl:d. N 100 P/Ic 1. 2. 2. 3. 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. I 0 0 7D Cowardin Classification: P 1 u S 4 r.. e 61.2 cse Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage Aerial Photograph Inundated _Other A. Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: 0 (in.) 12 Inches Depth to Free Water in Pit: 6 (in.) Water-Stained Leaves Depth to Saturated Soil: ; 9_ (in.) )( Local Soil Survey Data _ Other(Explain in Remarks) Remarks: Data Point: 3 of y SOILS Map Unit Name: {'.?1 S% I'-y c Ioam Drainage Class: pa0 r I cl('ai vtQctl J Field Observations Taxonomy(Subgroup): r l u u eau e etS Confirm Mapped Type? No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. o- y ` .sNI 3/Q -)8 104 2.3/1 5,7 4-j 001 lockwl Hydric Soil Indicators: Histosol _ Concretions _ Histic Epipedon High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking j Probable Aquic Moisture Regime _X Listed on Local Hydric Soils List X Reducing Conditions X Listed on National Hydric Soils List ZC Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: h; It 0 is otn;C S WETLAND DETERMINATION Hydrophytic Vegetation Present? a) No Hydric Soils Present? WO No Is this Data Point Within a Wetland? Yes No Wetland Hydrology Present? 'es No Remarks: 2-97/DATA.FRM/CRH-tfi Data Point: `i of SOILS Map Unit Name: F. 1 Drainage Class: wei 1 d Field Observations Taxonomy(Subgroup): Confirm Mapped Type? CA No ' Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. O-20 1 oy R 413 gravtllt Stnd I04.01 Hydric Soil Indicators: Pi a _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: • WETLAND DETERMINATION Hydrophytic Vegetation Present? es No Hydric Soils Present? Yes Is this Data Point Within a Wetland? Yes o Wetland Hydrology Present? Yes Remarks: 2-97/DATAFRM/TRH-trh Data Point: of L{ DATA FORM ROUTINE WETLAND DETERMINATION ; Project/Site: E . J �1�{ v S W 1.1141 St, Date: -10-17 Applicant/Owner: L?N Arc 6 , City: Q e n'-ov1 . Investigator: T R N Job#: H -lb 0 e-o l County: k,.n 5 State: UM Have vegetation, soils, or hydrology been disturbed: Yes " No Is the area a potential Problem Area: Yes 4010 (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Cli;sus Seo fei.t: S_1 3 D N_ 1. 2. Q a arKnct, H 20 PALL) 2. 3. D 4e}�1;S eslon+er4.14 I�} '.ZD Pik it 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 3 3 yD Cow•ardin Classification: I a K c) _ _ _ _ Remarks: �- 20? c air o'E tArt, eA4 .`F it'd s frcSS Species HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators 1S d A.. Stream,Lake,or Tide Gage Aerial Photograph Inundated _Other Saturated in Upper 12 Inches No Recorded Data Available Water Marks TWater Lines Sediment Deposits Field Observations: N(9'`C- Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: I (in.) 12 Inches Depth to Free Water in Pit: J (in.) Water-Stained Leaves Depth to Saturated Soil: JJJ _ (in.) Local Soil Survey Data Other(Explain in Remarks) Remarks: 1 APPENDIX C MODIFIED REPPERT WETLAND VALUES EVALUATION SHEET H-1006-01 '1 APPENDIX C MODIFIED REPPERT WETLAND VALUES EVALUATION Values Basis For Evaluation 1. Natural Biologic Function High A. Food Chain Support Moderate i. Net Primary Production high Marsh vegetation ii. Mode of Transport low Isolated remnant of a former wetland iii. Food Chain Support moderate Moderate diversity of vertebrate animals B. General Habitat High Diverse plant communities, SS, EM, FO C. Special Habitat High Downed logs, snags, and low banks with cover 2. Aquatic Study Areas, Moderate Education facilities in the local.area Sanctuaries, Refuge 3. Hydrologic Support Function Moderate A. Hydrologic Periodicity Low Isolated wetland remnant B. Elevation in Basin Moderate Flooded infrequently 4. Shoreline Protection N/A No shoreline 5. Storage of Storm and Flood Water High A. Flood Storage Factor High Total wetland is> 10 acres in size B. Flood Retardation Factor High > 30% of wetland vegetative cover is woody trees and shrubs 6. Natural Groundwater Recharge High Total wetland is > 10 acre in size with an open water component 7. Water Purification High A. Wetland Type Moderate i. Hydroperiod low Intermittently flooded system, not associated with a lake, river or estuary C -1 H-1006-01 Y , ii. Vegetative Density moderate Wetland vegetative cover is > 80% B. Areal & Waste Loading High Relationship i. Total Wetland moderate Total wetland is > 10 acres in size ii. Proportion of Water to high 40-60% of wetland is covered with Wetland water iii. Proportion of Runoff high >50% of surface water runoff is retained Retained in Wetland in the wetland for no more than a 2 year event C. Location Factor High i. Frost-free Days high >250 days ii. Location Related to moderate Wetland adjacent to non-point sources; Pollution Sources roads, surface water ponds 8. Cultural Values (Economics, High Remnant wetland of a historically larger Aesthetics, Recreational, system Archeological Sites. C -2 H-1006-01 fi H-1006-02 Wetland Determination Lind Avenue and Area North of SW 19th Street Renton, Washington March 1997 RECEIVED APR 16 1997 DEVELOPMENT PLANNING CITY OF RENTON SOUTHWEST 19TH & LIND PROJECT LPN Architecture & Planning, Inc. 1201 Fourth Avenue South, Suite 102 Seattle, Washington 98134 NRCNATURAL RESOURCE CONSULTING Assessment, Management and Regulatory Permitting 5125 NORTH DEFIANCE, P.O.BOX 7208 TACOMA, WASHINGTON 98407 (206)756-0370 FAX: (206)756-0155 EXECUTIVE SUMMARY The findings and conclusions presented in this report are based on an interpretation of information currently available to Natural Resource Consulting. This summary is for introductory purposes and should be used only with the full text of this report. This wetland determination was based on the methods described in the Corps of Engineers Wetland Delineation Manual(1987). Based on the information derived through site reconnaissance and readily available documents it was determined that the site contained wetlands in the past but was filled between 1979 and 1987. Areas thought to contain wetlands are actually drainage swales behind rock check dams used for erosion control. All of these areas were constructed, in accordance with authorized permits, in the on-site fills to maintain(a)the water quality of surface water runoff leaving the site, and(b)upland conditions on the highly compacted fills. Human created ditches and storm water systems that are functioning, regularly maintained, and not created within existing wetlands are not and should not be regulated as wetland. H-1006-02 TABLE OF CONTENTS Page EXECUTIVE SUMMARY i 1.0 INTRODUCTION 1 1.1 Scope of Services 1 1.2 Site Location and Description 1 2.0 DOCUMENT REVIEW 2 2.1 U.S. Fish and Wildlife Service National Wetland Inventory Map 2 2.2 City of Renton Wetland Inventory 2 2.3 Soil Conservation Service Soil Survey of the King County Area 2 2.4 Historic Files Pertaining to the Property 2 3.0 SITE RECONNAISSANCE 3 3.1 Site Conditions During Site Visit 3 3.2 Topography 4 3.3 Fauna 4 3.4 Vegetation 4 3.5 Soils 4 3.6 Hydrology 5 • 4.0 REGULATION 6 7.0 CONCLUSIONS 6 8.0 CLOSURE 6 REFERENCES 8 LIST OF TABLES Table No. 1 Vegetation Species Identified On the Site 2 Results of the Triple Parameter Approach for Each Data Point ii H-1006-02 TABLE OF CONTENTS (continued) LIST OF FIGURES Figure No. 1 Vicinity Map 2 Site Map 3 Soil Conservation Service Map LIST OF APPENDICES APPENDIX A WETLAND DELINEATION METHODOLOGY APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND FIELD SHEETS iii H-1006-02 WETLAND DETERMINATION REPORT LIND AVENUE AND SW 19Th STREET PROJECT RENTON,WASHINGTON 1.0 INTRODUCTION Natural Resource Consulting has completed a wetland determination for the Lind Avenue and SW 19th Street Project located on the northeast corner of said intersection in Renton, Washington (Figure 1). This work was performed to assist in site planning related to the sites potential to be developed. 1.1 Scope of Services The scope of work for this study was limited to the following tasks: ► Review of federal and local regulations pertaining to wet areas on the site. ► A visual assessment to observe existing site conditions and to identify and flag the wetland located on the site. Wetland were not identified; therefore, no flags were. set. The wetland determination was accomplished using field procedures consistent with the Corps of Engineers Wetland Delineation Manual(1987) (Appendix A). • ► A review of documents readily available, including local wetland inventory maps, U.S. Fish and Wildlife Service National Wetland Inventory Maps, and the Soil Conservation Service Soil Survey of the King County Area. ► A report documenting the process, findings, and conclusions for this project. 1.2 Site Location and Description The site is located on the northeast corner of the intersection of Lind Avenue and Southwest 19th Street, Renton, Washington (Figure 1). The property is located in the southwestern quarter of Section 19, Township 23 North, Range 5 East. The site is bounded on the north by two office buildings and related parking, on the south by Southwest 19th Street, on the east by East Valley Road, and on the west by Lind Avenue. The subject site is a 14.5 acre, rectangular shaped parcel of undeveloped land that has been filled. The north central portion of the site is significantly higher than the rest of the site due to the 1 H-1006-02 presence of"pre-load"fills that were placed in anticipation of constructing two buildings in these areas. These drainage swales contain wetland vegetation and hydrologic conditions, but would not be considered wetland due to there being storm water systems constructed and maintained, in accordance with authorized permits, in on-site fills (Figure 2). 2.0 DOCUMENT REVIEW 2.1 U.S. Fish and Wildlife Service National Wetland Inventory Map The U.S. Fish and Wildlife Service National Wetland Inventory Map of the Renton, Washington Quadrangle, 1:24,000 scale (1988), does not identify wetland on the subject site. 2.2 City of Renton Wetland Inventory The City of Renton Wetland Inventory(1992) does not identify wetland on the site. The nearest wetland is located south across SW 19th Street. 2.3 Soil Conservation Service Soil Survey of the King County Area The U.S. Soil Conservation Service Soil Survey(SCS) of the King County Area,Washington (1973), was reviewed to determine the general nature of soils on the subject site. The site is mapped as containing Puget silty clay loam(Figure 3). The following soils information was taken from the SCS 1973 publication. Puget soils were not identified on the subject site. Highly compacted fill soils between 5 to 10 feet deep were placed on the site in accordance with authorized permits from the City of Renton and the U.S. Army Corps of Engineers (Corps). The texture and colors of the fill soils appear to represent (a)gravelly sands, (b) construction debris, and (c)Woodinville soils mixed with sand and gravel. 2.4 Historic Files Pertaining to the Property Review of files located at the City of Renton, and the Austin Company(the current property owner) provided the history of how and when the site was altered and what permits were issued. The northwestern two thirds of the site was filled in accordance with City of Renton Permit Number SP-320-79 issued April 19th, 1979. The remainder of the site was filled and the entire site brought to the proposed development grade in accordance with City of Renton Permit Number SP-078-86 issued October 27th, 1986, and U.S. Army Corps of Engineers authorization 2 H-1006-02 issued in a letter dated December 2"a, 1985. In May 1987, "pre-load"fills were placed where two buildings were proposed to be constructed. Fills placed on the site in accordance with the permit issued in 1986, were a combination of Woodinville soils excavated from the P-1 channel, and Class B pit run, gravelly sands. This confirms that much of the fill soils on the site was formed in a wetland condition off-site and is not representative of conditions on the subject site. The plans approved for the 1986 permit also required the site to be seeded upon completion of fill placement, and swales to be constructed for site drainage and erosion control. The site seed mix included meadow fescue the dominant species currently present on the site. In accordance with City of Renton Permit Number B-18047 issued October 21", 1992,the existing swales located on the site were maintained, and new erosion control systems including swales, check dams, and erosion control fences were constructed on the site (Figure 2). 3.0 SITE RECONNAISSANCE 3.1 Site Conditions During Site Visit On February 211, and March 7t, 1997,Ms. Theresa Henson with Natural Resource Consulting visited the subject site to evaluated site conditions to determine if wetlands were present on the site. Ms. Henson also visited the site on July 10th, 1992, for another client to review the site for potential wetlands. Information from the July site visit related to grass species that would not normally be able to be determined during the winter months were used in this report. Vegetation, soils, and hydrologic conditions on the site appear to be fairly stable. Wetlands were not present on the site. Areas thought to contain wetlands are actually drainage swales behind rock check dams used for erosion control. All of these areas were constructed in the on-site fills to maintain(a)the water quality of surface water runoff leaving the site, and (b)upland conditions on the highly compacted fills. Data Point 4 contains a small depression at the upper end of a drainage swale. This area could potentially be considered a wetland; however, appears to be a part of the storm drainage system constructed on the site. Information relating to this depression as a collection area for water draining off of the"pre-load"fill was not indicated in the documents reviewed for this report. 3 H-1006-02 3.2 Topography Based on topographic data provided by Barghausen Consulting Engineers, Inc., and the Austin Company, topographic relief on the site ranges from approximately 20 feet in the north central portion of the site to 15 feet in the southeastern portion of the site where a storm water catch basins are located. 3.3 Fauna 'Several species of songbirds were observed on the site. No plant or animal species, listed federally or by the state as threatened or endangered, were observed on or near the site. 3.4 Vegetation Twenty three representative data plots were established to document plant species and dominance of vegetation on the subject property(Figure 2). The vegetative species composition varied from an upland grassy field dominated by meadow fescue (seeded on the site after fills were placed) with patches of scot's broom, and Himalayan blackberry to the drainage swales that were dominated by foxtail and birdsfoot trefoil. The dominant vegetation species in the uplands, and drainage swales are considered invasive/exotic species as identified in the Washington State Wetland Rating System as compiled by the Washington State Department of Ecology(Ecology). A list of vegetation species identified on the site is located in Table 1. Data forms detailing observations for vegetation are included in Appendix B. 3.5 Soils During the site reconnaissance, soil conditions, including color,texture, and relative moisture content, were observed and recorded at twenty three data points on the subject site. The indicators used to identify hydric soils can be found in Appendix A. Although the SCS has mapped the site as containing Puget silty clay loam soils, this soil type was not observed on the site. The site was filled between 1979 and 1987 in accordance with authorized permits. The texture and colors of the fill soils represent (a) gravelly sands, (b) construction debris, and(c) Woodinville soils mixed with sand and gravel. Subsurface soils on the site are highly compacted and to dense to dig in with a hand held shovel. In several areas test pits could only be dug to a depth of six to twelve inches. The highly compacted subsurface soils are very dense gravelly sands. The surface soils in the central portion of the site are a mixture of concrete rubble and 4 H-1006-02 asphalt to a depth greater than one-foot. The surface soils throughout the remainder of the site are Woodinville soils mixed with sand and gravel. Woodinville soils are considered hydric (wetland) soils; therefore, the majority of the surface soils on the site have hydric soil characteristics. These hydric soil characteristics are not representative of on-site wetland conditions but are representative of the conditions that were present when the soils originally formed off of the subject,site. Given this problem of identifying actual hydric soils on the site, hydric soil conditions would only have been identified if wetland vegetation and hydrologic conditions not associated with the human constructed drainage swales were present. Field sheets detailing observations for soils are included in Appendix B. 3.6 Hydrology Hydrologic conditions, including saturated soils, as well as indicators of wetland hydrology as defined by the 1987 Manual, were observed on the site(Appendix A). Generally the site contains saturated soils in and near the edges of the drainage swales. Ponded water was present in the downstream portions of the drainage swales used for storm water quality control. Saturated soils were identified in several other areas of the site(Data Point 3, 5, 8, 9, 15, 19, 21, and 22). This soil saturation was located in approximately the upper one to four inches of the soil profile and was not saturated below the respective depths. It was expected that these areas were saturated due to very heavy rainfalls in the week preceding the site visit and are likely not indicative of wetland hydrologic conditions. To confine this expectation,the site was visited on March 7th, 1997, after a period of four days without rainfall to compare the conditions at the above data points between the two site visits. The test pits were filled between the site visits and a new test pit within one-foot of the original was excavated during the second visit. On March 7t; as expected, the data points(with the exception of Data Points 15 and 19) did not contain saturated soil conditions as they did on the February 216` site visit; therefore,these data points were determined not to contain wetland hydrologic conditions. The areas at Data Points 15 and 19 are not expected to contain ponded water or saturated soils for 12 to 29 days during the designated growing season(Appendix A, Page A-2). Water located on the site is entirely from rainfall. Groundwater is located approximately five to ten feet below the ground surface. Surface water runoff from the site is collected'in several drainage swales. Water from the drainage swales flows generally south and leaves the site in two catch basins located along the southern property boundary(Figure 2). These catch basins are connected to the City of Renton storm water system located in SW 19th Street and flows west towards Springbrook Creek and the P-1 Channel. 5 H-1006-02 Field reconnaissance of the site was conducted during the wet time of the year following a period of heavy rain. For this reason, the water table is not expected to rise much higher than the observed level unless a large flood event occurs. Areas in which the data points did not indicate wetland hydrology were classified as upland areas (Table 2). 4.0 REGULATION Wetlands were not identified on the site; however, drainage swales and associated shallow depression were present on the site. Given that the drainage systems on the site were constructed on legally placed fill soils, and maintained as a storm water system in 1992, in accordance with permit number B 180447 issued by the City of Renton,they would not be regulated as wetlands emerging on fill soils (one of the wetland categories identified in the City of Renton Wetland Management Ordinance). The U.S. Army Corps of Engineers (Corps) does not regulate human created ditches and storm water systems that are functioning, regularly maintained, and not created within existing wetlands. The drainage system on the subject site was constructed in fill soils, was last maintained in 1992, and would not be considered abandoned;therefore,would not be regulated as wetland by the Corps. In addition, the Corps already provided authorization to fill wetland that was located on the site as indicated in Section 2.4 of this report. 7.0 CONCLUSIONS Based on the information derived through site reconnaissance and readily available documents it was determined that the site contained wetlands in the past but was filled between 1979 and 1987. Areas thought to contain wetlands are actually drainage swales behind rock check dams used for erosion control. All of these areas were constructed, in accordance with authorized permits, in the on-site fills to maintain(a)the water quality of surface water runoff leaving the site, and (b) upland conditions on the highly compacted fills. • 8.0 ,CLOSURE The findings and conclusions documented in this report have been prepared for specific application to this project. They have been developed in a manner consistent with that level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area. Our work was also performed in accordance with 6 H-1006-02 the terms and conditions set forth in our proposal dated February 13th, 1997. The conclusions and recommendations presented in this report are professional opinions based on an interpretation of information currently available to us and are made within the operation scope, budget, and schedule of this project. No warranty, expressed or implied, is made. This wetland determination provided by Natural Resource Consulting is considered preliminary until accepted and validated by the Corps and/or the local jurisdictional agency. Validation of this determination by the regulating agency(s)provides a certification,usually written, that the drainage system and associated depressions would not be regulated by the agency(s) as wetland. Only the regulating agency(s)can provide this certification. If the drainage systems on the site are not maintained in the future and are abandoned they could potentially be regulated as wetlands by the Corps and local agency. In addition, changes in government codes, regulations, or laws may occur. Because of such changes, our observations and conclusions applicable to this site may need to be revised wholly or in part. NATURAL RESOURCE CONSULTING lAULed-zt- 12 %i Theresa R. Henson • Natural Resource Ecologist H1006.02.RPT 7 H-1006-02 REFERENCES Environmental Laboratory, 1987, Corps of Engineers Wetlands Delineation Manual Technical Report Y-87-1, U.S. Army Waterways Experiment Station, Vicksburg, Mississippi. Munsell Soil Color Chart, 1994, Rev. ed.: Baltimore, Maryland, Kollmorgen Instruments Corporation. Reed, P.B., Jr., 1988,National List of Plant Species that Occur in Wetlands: Northwest (Region 9), U.S. Fish and Wildlife Service Biological Report 88 (26.9). Renton, 1992, Ordinance No. 4346, Chapter 32 Wetland Management, Renton, Washington. U.S. Army Corps of Engineers, 1985, Letter Regarding Proposed Wetland Fills, December 2na U.S. Department of Agriculture, Soil Conservation Service, 1973, Soil Survey of the King County Area, Washington. U.S. Fish and Wildlife Service, 1988,National Wetland Inventory Map,Renton, Quadrangle, Washington. Washington State Department of Ecology, 1993, Wetland Rating System for Western Washington, Second Edition,Publication#93-74. 8 H-1006-02 TABLE 1 VEGETATION SPECIES IDENTIFIED ON THE SITE SHRUBS Black Cottonwood Populus trichocarpa Himalayan Blackberry Rubus discolor Scot's Broom Cytisus scoparuis HERBS Bentgrass Agrostis spp. Birdsfoot Trefoil Lotus corniculatus Dandelion Taraxacum officinale Foxglove Digitalis purpurea Foxtail Alopecurus spp. Meadow Fescue Festuca pratensis Orchard Grass Dactylis glomerata Common Plantain Plantago major Red Clover Trifolium pratense Smartweed Polygonum spp. Soft Rush Juncus effusus Spiked Rush Eleocharis palustris White Clover Trifolium repens Yellow Parentucellia Parentucellia viscosa Note: This listing represents the major plant species identified. There may be other species present on within the subject site that are not listed. H-1006-02 - TABLE 2 RESULTS OF THE TRIPLE-PARAMETER APPROACH Wetland Wetland Wetland Data Point Vegetation Hydric Soils Hydrology Determination 1 No No No Upland 2 No No Yes in swale Drainage swale 3 No No No Upland 4 Yes Yes Yes Depression at upper end of drainage swale 5 Yes No No Upland 6 No No No Upland 7 No No No Upland 8 No No No Upland 9 No No No Upland 10 No No Yes Drainage swale 11 No No No Upland 12 No No No Upland 13 No No Yes Upland 14 No No Yes Upland 15 No No Yes Upland 16 No No No Upland 17 No No No Upland 18 No No No Upland 19 No No Yes Upland 20 No No No Upland 21 No No Yes Upland 22 No No No Upland 23 No No No Upland H-1006-02 , , ..• ••,, , ....,... . . --.'. go_____,.........__. -:---::-.; -.-- - . ..: ., : "„-",,-„,,,..-:;.:: .-.-..;,:-.- , -.2-...,,.., ,-..„-.,,,,.„:,- ,,,...,, :.:,..s... ; . : . -. . .._. :-,..,..-„; ....,7 ,,,,........ ... .. _ .,„....:: , . .. ... . . . _. . . .. ...„ ._,... , . .„ . . _ . . . .. ...„ .., . .. . . .„. ,. .... .... .. . .:.....„.-..-:,_'_,'''' ..:.-..:...;:.,.,,, -.,.,,,";: .,----,... , .,, , .,,...,..,..:,:.:,„„,.,.„,„:.s.:„.:.;.,„„....,,..,,,,,..;,....,„ r: 40, • 14t ,.:-..,..,..„. . ,,,,, ,),,.,,,,:;,.4„,,,,,„„..„:„.,...„:„.:...„,..:.:::..:, .,:-..::::.,,,;, . :........„,..,,,„„,i,,,,..:„, ....„:„..,.,,..„1„: -..,„,,,.:„..,,,...;:..,,,.., .....„:„..,,.:„...,-.;:,,,,,;,,,,,,i,.,,,,„...„,,,,,:,:::„.;,ni.!.R. .,:-.::, ,:,...;;:.:.::,,, ..,- ;,:?;,;:: •'.1::6-4'' ''''''''4;''''''''L'''':•' r.'•:.:::::.. — ''.'•:';'''i - ''''''- '1 :'•:1'...-.:'1';!';'- „,','...:'.'..'-'1...;'''!!:::-',1,--;;...!:,.' '•;';'T'.!•:•-ii:i .. r Z ,. 0 .g - ;:fli:Q Q l�I K H� Z _ ......•,x ..x..,.,.x,,.,-.r,....r.a.rx....,,x.,...,..c,r;.;:::;x� r•�.....,,,,n vvxx ..x,x ,:a,a., •.xa nn:isi-"vi ,, ,.<,r.+,<.•,,.::,....+. .:..a .:i,`:.:.xxv,r>,iz,> .. .i:::'ri�,:>:>i„r :. i igiiiii.11i]li,;,.; ::::::d.,:"L'i,;:i4 .•.•.<n.>x>,ra.n.x„a•.„.x>.-.n,a,�.v-,.,,,»a.•+a.,.xx.v,>,>�:.,....xx...-nev,,.•..,. ,:x,+,.x<r.<,..,x..,.,x.na xa.,....•„,,.rxa.-v,,.a..„,..>x>:,raxxn„.,..>„x+.:i„ri:-,. ,..,':i ':. _ ................................................... } 1 l i;:�iR -1 Yitiii .',r•• ..,x,x..r>x._.,,r,..x.,..x.x.,..,,. ,,. ..,..,,.,x,..,<. .x„,,,..> . „:.>x,,..>..x>,... ,x.,,xxr,...,.,x.."xx...x,,,x..., tJI .Q ro ...:....::..:x.<:..:>,,.:.;...„.:_.... .....,,,..•..rxx,xx,.x.x:......,...:r„x...„:.,,>rr, -:i: ,:,.x•,.,,...:..........:...... ,..,xx,.,x,,._xxxx,-,,....:.,.,..,,,,:::x< ._..:. x<......r.:v.>:,x..-..:.,.„.,.,........,..... ... ,,..•.,,..,........,. ,..<.. .., , ....._..,....,.>:. x:>xxx..x..+,xxxr.„.x,,.,<R ...,..:.,,.., .... -..„..... ;:::aiiii4:i::af i::.:.;ri;�"a..":`.�� N Lind AvenueVICIN and SW IT 19�`MAP Street Project Renton,Washington Approximate Scale 1 inch to 4800 feet A March 1997 H-1006-02 Ass Natural Resource Consulting FIG. 1 Note:Map adapted from The Thomas Guide, 1995. ;�im,� and xi.io(y r�, g _ •, ' • . . . . . _ . . • • - ,-• _ - - _ ______ _.__ .____ .. _____________-_______- -- . . • . . ., - EXISTING . r - EXISTING • .: . I - BUILDING 1 i BUILDING 2 i 1 I . • . I 1 - , . . . 1 • C3 . , . 1 . •:::( I . . _ 0 . I • . N 8935'25' E 556.93' cr: 'I 89'3575"_ - E 555.00' -- -___--_-__ 1 -- -- --I. , , ---.--_ -- t 16 d 13 -.4 . • .>- I . ' . L.._-_•.,...,_--.... !;-_...,. 1II:1:1Ii 42s I1 .la4 2 . .. 39 -19 •'1..‘ • . .. -. "..... '2 . IL 5..° • •• • . .0.•s6e_ • . i - 18 2 - -' 4 - - 4116 -4174 EXIST. BERM (TY2)--„ AD • 37' .1 -.- - --- - . --165 ,-,-.•.I I 4,09 20.6 -4197 - . , - t f) • . -_ . - • i 1:! 1 . • , •CV-1° -c:t • i._:__I ..... , • 1 i • . • • 1 - . I A19 .4 I 8 A 17 i --.... • 1' ' A r). . . , I - .• I . I . .,- 1 hl 1 A i- . • . ocioi • Ck 7 . . : . - • • ! i.: i . . ia 11 I I . -: . 1 •I ' X S +L.a* ..* -• - 16.5 15.3 57 1 • -r _.. : i!, I. PROPOSED I PROPOSED 4 16.5 . • 1 I:i • 43 . . , . _.:....i_e_-- Er 7--.:`,1 •.3...E i I ••! • BUILDING 4 -- BUILDING 3 . i .. r• •,.: . • I 59 • • I -,-- , 1 I.L.•..‘7 - . • A in...i:.'2!'.1:: t:AD ELEV. =-4'.3.5- ' ' • euit.Dor., PAD E:.Ev = 1 ..‘..• 1 , I I i I . 55 , • . A if _ . Ck 8 1 a 6 .. 3 -19 60‘ L 1.'.5 . • . ; • • • 416 . • . I i I 1 \ I . ,. 1 i . • \ - ' I ', z, • . • A IS • ! BOT T 014 EVALE \---ELD. -.‘• •...! 1 .-; . . )6 ..15 f 15 • . ,15 9 if -I 39.11.. •q \ . .,, 219114-: . . 172 - . . \ ' . CI4 9. . . • I: . . ''.1 . -. It-- . . -r 20.2 . _se. . .+20.01 - . a .- . --I-20.2 1 . . . \ 42• . I I ' • ‘ t 17 9 •- I - .../-7;,1.31.:..C.,14:,..15.4. El • 1. - 5 ,- 34 4' I..•-•• / , -s-17.3 -,-19:14F \ I•-i I • . I \,, 1 --........ •7 3 i -1 I • . 1 . K7T.c..1 FAALE • I -.1-.-- •••• \ --•<---F•or T.-..m '1•ALE ;I_LED ti'-'1:•tiOximATEL• :..'. 1-,P.1---/ 1 r:r• 1 I _._ _ \\\\ I / 5.•.-.....:-- ., • •Ck 10 I ' I 1 i! .', s.2 - ii.E.r. . •tr. 3 \ %,'a .71.1 : AT - -- Ir. I : I •II iiI .:,.31 -:..5::::-.Civ i'-•:.:'•,•••.::•:..T"i.•Flf..••!4• ... I ii. -- 7cl3 A 9 „, , - .---_ _..- ( 4 13 -166.3 7,-7._.-..-\c C..-1 -,•;",,. --AV - .-'\,‘.V 3. L "...,,,......1\ i i1! • - 1 • ' 3 - • ..... •Ck12 ' •Cki 60 I i I I \ EZzAH ).•S7' !.f - -,......., 1• .. -,, 1-15.9 I CCNSTRX1.0t: ACCESS '6'3 .15' v.•,',' S11-- i.--.--.. s' I 1 I • z-501T0.1,4 F.,W4_,LE . 1 1 , I -:,-.• 1 .1 . .... . . . 12.-6 li:Nt.'S C.r.il•RAY SP.,.....S , B -........ il EXIST. SPOTI ;(!g!-'1.EY (TYP) II 4.17....,,g7B 3 I ! t 16 9 28 -4.157.6', /-.----. ( ... '• .1..T ir•tim I 1 61 .15 9 / -.4 • . i 1 • . - • \.......\.\..) . ........''''......."."---. JO , \ 1 18.1 Co?iiI, .. " &V .:._,J 14 15.0 20 it i• 4-IA.a . . I . . ----j•--. _ • \ \ \ Is q te - -____________- _ \ .' 32• 31 3.5 •ek9- 2: 1• E.IST__k•"C• :Y.ALE ..\\ . _ -- \ SO '12 .:„.•,;•..,- s. 11.,...n 1. .2 A ctr. -i5-4:-A-",-- '7*:,.,. :117--.1't-7, ;.- -------7?-7- 1 --fJ,•:,;, 19.0 -..-•'- - -------'-d:-. •I --. **Nt5 . (' *0:I'S:" i ' s---.-.-A'r? *".--*• .- 1'.-...:'--r&i.j:....' . t .... -------- .-.. T - •- --- ----- ......\\2 - • . • Land Avenue and SW 19th Street Project ... - . .. • 6 .• . c.,a \ . • . i . . .7." - - ---- - ------------ -------7;:- - I 9 TH V./ (_-; i -. • Renton,Washington I.ECEN,,; . •,, EXIST C8 WITH SEDiltENT-FILTER( Sf) . -• \EXiST CEI W .1.•‘,1: RIM . 15.8 , .C.219 - RIM= 15.8 • _ . SI- -.01'11ES -30'In- ':3 S;EA cr ..ock!ZED SETTLEmTNT • LONER RIM TO El. 14.8 EXISTING C11R8 CUT GRAPHIC SCALE :.•,--*ER Pt.LA SITE MAP • IC = 9 6•OERiFY) . 10.5 +19.0 Et:•..,1iN; SPOT ...OT 4 D.:3-... Po:,,i-s(...aael by N RC)lerenwill 'emirloimmon......1114 : . March 1997 - 1-1-1006-02 n cArce Basiq . S I T pi_AN c.k• 0..6..1 41..4.._-pc,..iiiS - (,,,,....7),..1.:_Tn.:Li 1 Ls i- (Of TUT) I ViiI9 P:).-1, (Ail( DIN - • t,--r.r.,r-....4:00) - 1-t .01.• 40 ft. • • f fq a CPI i NGIC.TC.1 • Natural Resource Consulting FIG. 2 a :AU qr.%ia 1, •..AD DM . AMS104 . BY • GRAD I NG & EROS ION •( ...it faTHE AUSTIN 9, CAN) Assessment,Management and Reguiatotyrcroximing - • COMPANY ..., 8-19-92 (.41 VALI,FY OFF ICE AND I I'' • p•9 srP . .COaAULTAM TS A I C MITE C TO 140 8-24-82 ‘m•nt,• RNTON, WASHINGTON 8-'4-92 ISSu 4^AWi4G T4 ITY-TUFFNM-SCP Ppx (ICHIEERS CONSINUC TORS E J . . - • . . . . . ' . -- • APPENDIX A WETLAND DELINEATION METHODOLOGY H-1006-02 APPENDIX A WETLAND DELINEATION METHODS The triple parameter approach of the Corps of Engineers Wetland Delineation Manual(1987) was used to delineate the extent of wetlands on the site. Under this methodology, vegetation, soils, and hydrology are each evaluated to determine the presence or absence of wetlands. Based on the use of this method, an area is considered to be a wetland if each of the following are met: (1) dominant hydrophytic vegetation is present in the area, (2)the soils in the area are hydric, and (3)the necessary hydrologic conditions within the area are met. The Routine On-Site Determination Method described in the Corps of Engineers Wetland Delineation Manual, were used for the evaluation of triple parameter criteria for this project. This methodology was selected because differences in vegetation types were easily observed, aiding in the identification of areas likely to meet the hydrology and soils criteria of the triple parameter approach. Wetland boundaries were determined by conducting a walking inspection of the property. As part of this inspection, species of vegetation, soil conditions, and hydrologic conditions were noted at several data plots to more accurately determine the boundaries of on-site wetlands. Wetland Vegetation Hydrophytic plants are plants specially adapted for saturated and/or anaerobic conditions. The U.S. Army Corps of Engineers and the U.S. Fish and Wildlife Service has assigned an indicator status to many plant species that is based upon the estimated probability of the species existing under wetland conditions. Plants are categorized as Obligate(OBL),Facultative Wetland (FACW),Facultative(FAC), Facultative Upland(FACU), and Upland (UPL). Species with an indicator status of OBL,FACW, or FAC are considered to be adapted to saturated and/or anaerobic(i.e.,wetland) conditions and are referred to as hydrophytic vegetation(Appendix B). Trees and shrubs within a 30-foot radius and herbs within a 5-foot radius of each data plot were identified and noted. The approximate percentage of cover for each of the different plant species occurring within the tree, shrub, and herb strata was determined. Dominant plant species are considered to be those that, when cumulatively totaled in descending order of abundance, exceed 50 percent of the areal cover for each vegetative stratum. Any additional species individually representing 20 percent or greater of the total areal cover for each vegetative stratum are also considered dominant. The indicator status of the dominant plant species within each of the vegetative strata are used to A-1 H-1006-02 A determine the presence of hydrophytic vegetation near each data plot. A data plot was considered to have hydrophytic vegetation if greater than 50 percent of the dominant plant species within the area had an indicator status of OBL,FACW, or FAC. Hydric Soils Hydric soils are defined as those soils which are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic vegetation. As a result of anaerobic conditions, hydric soils exhibit characteristics directly observable in the field,including high organic matter content, greenish or bluish grey color(gley formation), accumulation of sulfidic material, spots of orange or yellow color (mottling), and dark soil colors(low chromas). Identification of hydric soils was aided through observation of surface hydrologic characteristics and indicators of wetland hydrology(i.e., drainage patterns). The areal extent of hydric soils was defined through direct soil observation within several data plots placed both inside and outside the wetland. Soil observations were completed within soil data plots dug with a shovel to a depth of at least 16 inches below the existing ground surface. Soil samples were examined for the presence of hydric indicators. Soil organic content was estimated visually and textually. The presence of sulfidic material was determined by the presence of sulfide gases(i.e., a"rotten egg" odor). Soil colors were recorded after being determined through use of the three aspects of color in the Munsell Soil Color Chart: hue, value and chroma(e.g., a soil designated as 10YR 6/2 has a hue of 10YR, a value of 6, a chroma of 2, and a soil color name of light brownish gray). A soil chroma of two in combination with soil mottling or a soil chroma of one without soil mottling typically indicates a hydric soil. Wetland Hydrology Hydrologic conditions identifying wetland characteristics occur during those periods when the soils are inundated permanently or periodically, or the soil is continuously saturated to the surface for sufficient duration to develop hydric soils and support vegetation typically adapted for life in periodically anaerobic conditions. Research has indicated that duration of soil saturation and inundation during the growing season is more influential on the plant community than the frequency of soil saturation and inundation during the growing season. For the purposes of this wetland delineation, the wetland hydrology criterion was considered to be satisfied if it appeared that wetland hydrology was present for at least 5 to 12 percent(12 to 29 days) of the growing A-2 H-1006-02 season. The growing season begins when the soil reaches a temperature of 41 degrees Fahrenheit in the zone of root penetration. The hydrology was evaluated by direct visual observation of surface inundation or soil saturation within 16 inches below the existing ground surface in data plots. According the 1987 Manual, "for soil saturation to impact vegetation, it must occur within a major portion of the root zone (usually within 12 inches of the surface) of the prevalent vegetation." Therefore, if saturated soils or indicators were observed within 12 inches of the surface, positive indicators of wetland hydrology were noted. The area near each data plot was also examined for indicators of wetland hydrology. These indicators include dried water marks, drift lines, sediment deposits, and drainage patterns. It was not possible to observe conditions during the entire growing season. Areas where positive indicators of hydrology were noted were assumed to contain wetland hydrology. A-3 H-1006-02 r APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND FIELD DATA FORMS H-1006-02 APPENDIX B DEFINITION OF PLANT INDICATOR STATUS AND DATA FORMS Indicator Category Definitions OBL Obligate Wetland. Occurs almost always(estimated probability>99%) under natural conditions in wetlands. FACW Facultative Wetland. Usually occurs in wetlands (estimated probability 67-99%), but occasionally found in uplands. FAC Facultative. Equally likely to occur in wetlands or uplands(estimated probability 34-66%). FACU Facultative Upland. Usually occurs in uplands(estimated probability 67- 99%), but is occasionally found in wetlands (estimated probability 1- 33%). UPL Obligate Upland. Occurs in wetlands in other regions (as defined in the National List of Scientific Plant Names), but occurs almost always (estimated probability>99%) under natural conditions in uplands in the region specified. No Indicator. These species have not been given an indicator status. They are assumed to be upland. Source: National List of Plants That Occur hi Wetlands:Northwest(Region 9). U.S. Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. H-1006-02 • Data Point: I of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L1.4el A,.t-e S W IS 5 W I9�h St. Date: 2 - 2 I-`f Applicant/Owner: L P N A►ck City: >e a n'Fo ►1 Investigator: Tit 14 Job#: H-I oo6 -02, County: kr‘rr9 State: WA. Have vegetation, soils,or hydrology been disturbed:`- l►�:�J Is the area a potential Problem Area: ` o (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. FeStota ptzci-e►IsLS f-1 s-r) Fric.iA 1. 2.Cj-F s .S ScuFitn;ulS Sh 20 �1`_ 2. 3% {r.- l;utm p:z.i ise Il 20 f=Rc i.. 3. 4. Lo-fus (.0 IIc&LlcauS 4. b ccodor- Sh 'i 1=,4r u_ 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant \\species. .Pf Cowardin Classification: u p I t-Y\ Remarks: HYDROLOGY X Recorded Data(Describe in Remarks): Wetland Hydrology Indicators 1 c _Stream,Lake,or Tide Gage _k Aerial Photograph _ Inundated Other _ Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: ti Ac Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: _ (in.) _ Local Soil Survey Data _ Other(Explain in Remarks) Remarks: c� c�,n a c5 e cl i �-c k I O A) a'F ` -S,t- Data Point: Z of /2.3 SOILS Map Unit Name: ease S 1-y C Ici I o 0.201 Drainage Class: J Field Observations Taxonomy(Subgroup): 1 I K.d p acti.42 0-5 Confirm Mapped Type? Yes 11:o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. ii o-e 11 j S�►-1�� C�� Hydric Soil Indicators: _ Histosol _ Concretions _ Histic Epipedon High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) L rI � belolii i�,� Ua c.�� /1 pCLC el Remarks: l f © 1 IS / ,I 7 Soilc'ColOr— J o hi ck �- C OYl C a 1 flo r e.p SLe hr, ale D 0 i . WETLAND DETERMINATION ' Hydrophytic Vegetation Present? Yes IP Hydric Soils Present? Is this Data Point Within a Wetland? Yes 410 Wetland Hydrology Present? Yes No y c1 V`r./oy LA Remarks: 5 O; 15 k'frh V'O Ll k 0�4 YlAt e P o vt o`r C �tt��ec et_ )nc �`!—co✓t5 C5ee -c:cJ LA.iv_ S0;15 5 ( 9/ ( cJe►1Se 1 o g- - f "cuer`4i . Do✓ni✓t-a.a`— p I a ns+s 5,✓n /cu- 4t, c o,n`I-s 14- 'a 2-97/DATAFRM/TRH-tt • Data Point: 2. of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Li•i d iQ at. 5 S Sw OS S3. • Date: . .I- 9 7 Applicant/Owner: k?Ai A rc)t'. City: R e h Investigator: TR 14 Job#: 1.1 -boo 6-0 2 County: k A'H,a Have vegetation, soils,or hydrology been disturbed: No State: WA Is the area a potential Problem Area: No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. 1,04vc Co ckl 30 PAC 1. 2. Fe ca tt. ns;s H' -;1) rs"r c u 2. 3. 10,n+0.. co- N 7-recce, CABL 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 50 Cowardin Classification: ++ Remarks: i� vt u.5 �!e�1 3 rb rl(1, nt. is e �� `L 30% a HYDROLOGY ,_ Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage Aerial Photograph _ Inundated _Other 4. Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks - _ Water Lines _ Sediment Deposits Field Observations: Drainage Patterns in Wetlands i pcclCel3' — Oxidized Root Channels in Upper Depth of Surface Water: 9- (in.) 12 Inches Depth to Free Water in Pit: I (in.) _ Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data Other(Explain in Remarks) Remarks: lkr P'e 1— 3 01 sa i 1 Su r k0 So 1 S be lot.) If m d s f (n D'- 5-,,,tutruject. 514 r C / (1 n c r'vi dj �J Data Point: 2 of 23 SOILS Map Unit Name: F,4- get 5i )11 C�� lo4/-111 Drainage Class: Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes o Profile Description: Depth Matrix Color Mottle Colors Mottle . Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 0—9 5 y I/ f 5ra.Lellj 5«nd3 IO&rV `�-19, S`( 11(1 5niuell sa_nd Darn Hydric Soil Indicators: /U v►'I.L a`- I O 'f Cj I- be 1 v uj _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: 111 'o h I S be/0 u) 12" eowipa_c_kiecf (4:j WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes 0 Hydric Soils Present? Yes Ca> Is this Data Point Within a Wetland? Yes coo Wetland Hydrology Present? r No I Remarks: D i tt i✓t a s d c IL Yl e)V- c_ lx.,2C nI cC Y) CJ., On l 1.4 d,y_clt 2-97/DATA.FRM/IRH4zh Data Point: 3 of Q. DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Li h A e. SL) f S143 I ti' SI. Date: 2 -2 I-9 7 Applicant/Owner: L?N A l,.: City: ieen fo v1 Investigator: T(.H Job#: ►4 -I o 0 County: k s.N 9 • State: wA Have vegetation, soils, or hydrology been disturbed: No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION Dominant PlantSpecies Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. PoQ .dus ric.ho ---S) I O P PrC 1. 2. Fes.1-u c a ?14etl5, 1 �' O PAC IA... 2. 3. mosses 30 00.1: 3. 4..Ia{u5 C'o+`n; 1- l o F14 C. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 50 Cowardin Classification: Remarks: 3b?p open Funk 3 Cx vL1 s S,./)- HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage .Aerial Photograph _ Inundated Other Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks _ Water Lines _ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: ! (in.) 12 Inches Depth to Free Water in Pit: I (in.) _ Water-Stained Leaves Depth to Saturated Soil: o— (in.) _ Local Soil Survey Data Other(Explain in Remarks) Remarks: be !ow 3 So / /10'>1 Sd (r1Jd a- k Lock ;'5 a-►te.o _ © vt 3 - - y7 So; 1s h o`)- S a.`�-u vtic'!.t cl — no p o n eel Lazi_4`e r, Data Point: 3 of 2 3 SOILS Map Unit Name: P v-g `- s i 1 C chin Drainage Class: Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes 1 o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. a 5 2.5'I yl i _ s 1 o am 5-h 2, sy 9/2 kio1N_ Sic jOo.S Hydric Soil Indicators: _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: 1 l I st'} )5 — ��-b�c -- �- co vie r1(.,`-e P'''CS rt`� 50 Is 0-'1- 1 -/.S ' ► v-6l lj `�-o LI 1-- 3el0L3 16 so; Is jense V-o d .3 op cvlo>>, so; is -o toe ;- nl e,,,,toket-e.c d- 3_y " ceps WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ogy Hydric Soils Present? Yes 1, Is this Data Point Within a Wetland? Yes 'o Wetland Hydrology Present? Yes �o Remarks: 2-97/DATAFR /TRH-trh Data Point: LI of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: /j n d ,-tie- S U) s 5 w 19 .S*'• Date: 2-2 l- 4 7 Applicant/Owner: 1.P N A City: R en$n Investigator: TR N Job#: H-100 b -0 2_ County: k i #i State: WA Have vegetation, soils, or hydrology been disturbed: No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.Fleoc hark sp 1, yO 03L 1. 2. Lo+LL S Co r n'c'I�'f ui 2. 3. Fes-Fuca pra`1enSiS H 10 FigC.U1. 3. 4. Pleu\* o fi 4. 5. .l uncus e-FwsuS H 1 0 FAC 143 5. 6. 6._ 7. 7. 8. _ 8. Percent of Dominant Species that are OBL, 50�� FACW or FAC(except FAC-). *-Dominant species. 0 Cowardin Classification: Remarks: d e p iv.SS,o�1c\ a i1-eu a`4- e it_CI a `(- CI i Gk ^- 20 o x c7 5 HYDROLOGY .4L. Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage Aerial Photograph X Inundated _Other _ Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: C (in.) 12 Inches Depth to Free Water in Pit: _ (in.) _ Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data _ Other(Explain in Remarks) Remarks: A S 7 ! H- o- it C i c.uwe.<< a r pp°nickel wtx. r- Data Point: y of 23 SOILS `1 Map Unit Name: PulE S 11 C ic-yJ ibani Drainage Class: __ Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes dal Profile Description_ Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsells Moist) Abundance/Contrast Rhizospheres.etc. b- (,�-. 5 .i y/a, 5 ( 5)L (i.0',ow l' s ts u.e_l l s.'14- 1 oa-nn Hydric Soil Indicators: _ Histosol _ Concretions Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List / Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: be 10 u) Pa." Sao dense Sao ci k �I`I-1t o�g lti rno'1-4 le s a.rq r M s e a kf--1 atey a tip, - 1.41- an d srnscll. e�1i(`e WETLAND DETERMINATION ./ \ c- �,\eS(APS '� rµ'{`� Hydrophytic Vegetation Present? es No Hydric Soils Present? No Is this Data Point Within a Wetland? Yes?No Wetland Hydrology Present? 'VD No Remarks: Co u Id be_ 0'k,2 '&i aid-1 ct n c( cc rte cL mo 1 I [3 o de p vt-e_ss low( cx... S49 g c-fi '- to 0,14,— /I-tman ea nS1-E'(d-t'ov. ,' h 'r; lI. -F /nct;✓[ - �� wo,�t d �2a>< co,'j K. 5 Hi 5 1.15 o '--. 2-97/DATA FRM/'IRH-Ufi Data Point: S of 0,3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L;n d A✓e. s W a SW 19' S Date: 2- . 1-91 Applicant/Owner: 1, PN A+`c�,'. City: 1Cen`{e✓1 Investigator: T R H Job#: H- 1 op ' -a County: 1e,'�9 State: w.4 Have vegetation, soils, or hydrology been disturbed:/es No Is the area a potential Problem Area: Yes No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Pop LA.1us T��c11o, 5h 5 LC 1. 2. P0lN_114 J iscas4 14 1 O F4 C 2. 3. Fe,Sfuc Fra.`1ens;s H 2D _ Fl3 AA. 3. 4. Aloeecur;ts H- 5G G G. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. > 5 G Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage Aerial Photograph Inundated Other Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: 0 (in.) Local Soil Survey Data Other((Explain in Remarks) Remarks: )r✓I e a r $uJ c'- l,J c y r vl cL e. c'11`�►l /10 a_u i ni Swcc.I e. cL' '7- Sw co. ND 1S be 1.L3 r-e b a r- - 6 o,1 c ot,412 2 1e.v1 c_k. S, on `3 - -`t 7 n o pc"n c1 e c1 w 1 " S LL Dill_QJ Data Point: 5 of 2 33 SOILS Map Unit Name: P.5ec1- 5, ,, C I«I p 10 rn, Drainage Class: J �J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture,Concretions, (inches) (Munsell Moist) (Munsells Moist) Abundance/Contrast Rhizospher11es, etc. 6-8 SY �/ 1 I oli L 5cc/1U� loc rvi P-12 sy y f a- n o►-tom. Hydric Soil Indicators: N o 1 O 11 _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: b e 1 o c I a ,S v; I o c o yr p u c q- Sao dr I� a5? 14- on eck3'e 0-F 7 WETLAND DETERMINATION Hydrophytic Vegetation Present? es No es Hydric Soils Present? 0) Is this Data Point Within a Wetland? Ye No Wetland Hydrology Present? Yes No Remarks: • 2-97/DATA.FRM/TRH-trh Data Point: 4 of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L nd A o e S cJ < S t.) 19 S`f Date: 2- 21-9� Applicant/Owner: L PO A rcl 1'4-e c1rr City: l e n t o✓' Investigator: Tt2 Job#: A3- 100 b -0 2 County: k State: Lv Have vegetation, soils,or hydrology been disturbed: es No Is the area a potential Problem Area: e No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Jest-uca fr-Ans,S H 6,0 FAL1A 1. 2. A, ro c 413 , Z' Fl4C-F4z 2. 3. 3. 4. 4. - 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 5 0 Cowardin Classification: Remarks: HYDROLOGY _& Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Ali O Stream,Lake,or Tide Gage _IAerial Photograph Inundated Other Saturated in Upper 12 Inches _ No Recorded Data Available Water Marks Water Lines Sediment Deposits Field Observations: Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: j (in.) 12 Inches Depth to Free Water in Pit: / (in.) Water-Stained Leaves Depth to Saturated Soil: / (in.) Local Soil Survey Data _ Other(Explain in Remarks) Remarks: J a O / - £V'L ci r- fl o u r s . D c/� , i'4 W a S /S /i Data Point: 6 of 2.3 SOILS Map Unit Name: ?Lkgei- 5; )4y C i c y Doc.r� Drainage Class: J �J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes r l) • Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 0-5 5`f `11 I Novt2 - S)J)/ 4o`j lQo.i1 l Hydric Soil Indicators: _ Histosol Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: ►'>l ;,Sc, Ji'eces o'C 5V 'Pj/ mx e � e� � Jo1.J /6 i/ WETLAND DETERNIINATION Hydrophytic Vegetation Present? Yes el Hydric Soils Present? Yes • Is this Data Point Within a Wetland? Yes 4121 Wetland Hydrology Present? Yes o Remarks: 2-97/DATA.FRM/TRH Data Point: '7 of 0.3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L ncl Awe. Su) f S t,J 1941 Si. Date: 2 - 21-1 7 Applicant/Owner: t.PN A r..k', City: Rerti-e3 ei Investigator: riZ W Job#: N-too 6-oa County: k%a j State: w A Have vegetation, soils, or hydrology been disturbed: Yes No Is the area a potential Problem Area: Ye No (If needed, explain on reverse.) VEGETATION Dominant Plant Species •Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. 1 Ai)%. S cl i5coo( Sh 'i D FA04_ 1. 2. Fes f c v1 SiJ H W 2 F/9 C(.L 2. 3. C.../ ,5 ,,5 5(opc u.s Sh Nr 3. 4. t9 s z-os 1- s sp. —L1 FAsr=Acw 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 3 3 20 Cowardin Classification: Remarks: HYDROLOGY X Recorded Data(Describe in Remarks): Wetland Hydrology Indicators J 01Le_ _Stream,Lake,or Tide Gage _S Aerial Photograph _ Inundated Other _ Saturated in Upper 12 Inches No Recorded Data Available ` Water Marks Water Lines Sediment Deposits Field Observations: IJ 0 V'-E T Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: 0 (in.) 12 Inches Depth to Free Water in Pit: _ C) (in.) Water-Stained Leaves. Depth to Saturated Soil: 0 (in.) 1— Local Soil Survey Data Other(Explain in Remarks) Remarks: Data Point: )J of'X3 SOILS pp ``�' `` Map Unit Name: Tlln�r S ; )`k C.Ick Ioc&r v', Drainage Class: ��J1 �J Field Observations Taxonomy(Subgroup):_ Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist), (Munsell Moist) Abundance/Contrast Rhizospheres, etc. 5-1 Q Sy y/a, /00 vt Q S a i Aj c)a j Hydric Soil Indicators: (Oa vk. Histosol Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(Explain in Remarks) Remarks: below 1 ?J Vo ci ease d II' tq • 6.2Lve.I S .p ,s ell , WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes o Is this Data Point Within a Wetland? Yes No Wetland Hydrology Present? Yes o Remarks: • 2-97/DATAFRMfl RH4rh Data Point: 8 of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: 1.I.ri d A o e 5 W F S W 19 S !- Date: 2-2 I '1 7 Applicant/Owner: Z.?iv A re.k`. City: Re n'k✓1 Investigator: TX N Job#: 13 •10 0 6 — 2 County: K m y State: w 4 Have vegetation, soils,or hydrology been disturbed: e No Is the area a potential Problem Area: Ye No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Ru_ vts d.iScoldrT )O FACL,t. 1. 2. Fe sluec& Pr4: risk If 20 F#.1Cu 2. 3. 1 Cot-n c,ylcl'ls 1-1 10 PR 3. 4. Tr;-v I i uni ►'-PpeaS hF ID F6C l,L 4. _ _ 5. A nq ical;S Inc.r54.r',4kcec,N Truce Fi-cLl. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. < 5 0 Cowardin Classification: Remarks: j o% pP e i1 q rr. t'a. , HYDROLOGY _Y. Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage X Aerial Photograph Inundated Other Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: A (in.) •_ Water-Stained Leaves Depth to Saturated Soil: D — I (in.) _ Local Soil Survey Data Other(Explain in Remarks) Remarks: 5 a.Tv-rco ► vt `f, j " a SG I S ha 1/cw e I re S S i oiry Lk)/ r cL n ' rt°3 1/4-1-44i .Sr✓ C o t►ti2r- re_q-u r T-o S O /L. `3 - — `l 7 - op Sl c r faC e !?o SLC`�l C!`eA Data Point: a of '.3 SOILS 1 Map Unit Name: P k e 1-- $�1'1y C (c& /oc&M Drainage Class: JJ J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes `o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. b—► Q. s\-r V/Q. N O 3 rewej I sa_ndi /oc Hydric Soil Indicators: /v 04( • Histosol . Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List IGleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: be I ) Lc) 12 " So : IS (1-0 den, - clo d q WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes Io Is this Data Point Within a Wetland? Yes h• Wetland Hydrology Present? Yes Remarks: n 2-97/DATAFRM/IRH-tih Data Point: 9 of 23 DATA FORM ROUTINE WETLAND DETERMINATION sifi Project/Site: 1'�t d l},1 e S w 4 9�tk S Date: 2 2 l-`l 7 Applicant/Owner: 1. P IU Ar& City: R e rt 1.e vt Investigator: T g N Job#: M - 100 6 —0'1 County: IQ,J4rt j State: wA Have vegetation, soils,or hydrology been disturbe • Yes No Is the area a potential Problem Area: Yes No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Fes a_ p Ca4rci1 SiS l•1 b O F 19 C lil 1. 2. A r"os S cj — 2p FAC-P"Aclu 2. 3. 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 5 0 Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage Aerial Photograph _ Inundated Other >. Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: 7 (in.) Water-Stained Leaves Depth to Saturated Soil: rn-2 (in.) _ Local Soil Survey Data Other(Explain in Remarks) Remarks: Tbp Z 1 l ra. cl Fe to L32' 40`f 5-64_4-( a �E�u r✓i SrWe, l el 3`1 - 77 S v ) S 1/2415 & i /1Pod e r Su. , Data Point: c/ of 13 • SOILS Map Unit Name: P cc Q.4 5 I`� c(�4 /oc,�rrt Drainage Class: J J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes 1 o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 5 "1) 1 �`U�� s�cncj lo&r.l 3-Ig S4 1 f Q. ;tout-Q-__ 3v crel() Sunchj iokni Hydric Soil Indicators: h c 4- cd— (O Histosol Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List • Reducing Conditions Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors Other(Explain in Remarks) Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes o Is this Data Point Within a Wetland? Yes No' Wetland Hydrology Present? Yes )?dam Remarks: 2-97/DATA.FRM/TRH-trh Data Point: 1 D of �3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Lend Are S ti SW. 9 ` 5-11. Date: Q-'11- 9 7 Applicant/Owner: LPN A r c.k . City: Z e(rho 4 Investigator: T.H Job#: H -I Do 6 -o 2, County: k i.vt State: wA Have vegetation, soils, or hydrology been disturbed: a No • Is the area a potential Problem Area: Ye No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Jo4us CornscAla-f H FPc 1. , 2. eaeen44ccll;a ‘J;scoset 3-1 in 1=13C 2. 3. Fec c N In FAC1,L 3. 4. /. Irepe (IA rat5s? H 30 d L 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 5 0 Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake.or Tide Gage _y Aerial Photograph -X Inundated _Other _ Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: �_ (in.) 12 Inches Depth to Free Water in Pit: s (in.) _ Water-Stained Leaves Depth to Saturated Soil: (in.) — Local Soil Survey Data _ Other(Explain in Remarks) r Remarks: Te s S- ; ttht le_ c<)/ to c k c_ le. G a c0 -- ea-s Sle.r et c end , Data Point: it) of 23 SOILS Map Unit Name: Pv ei- 5;14 C lu V /v u fv1 Drainage Class: J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 6 2,5`i 9/Q, NovLQ - gr)1_Lie.llj sccnclj /veme1 Hydric Soil Indicators: N on- Histosol _ Concretions 1Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: be l y u: ro " de ri s e 4e9 d WETLAND DETERMINATION Hydrophytic Vegetation Present'? Yes Hydric Soils Present? Yes Oa Is this Data Point Within a Wetland? Yes Wetland Hydrology Present? No Remarks: J f Rz I ►tal c4 , c tL 2-97/DATA.FRM/IRH4th Data Point: 11 of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: �i'nc� Aue SW S SW I t' S'f� Date: 2 I-4 7 Applicant/Owner: A PN Arc 1 . City: le e n`l+o rt Investigator: Tk FF Job#: F>F -1 00 6 -oa County: K _ State: WA Have vegetation, soils, or hydrology been disturbed: es No Is the area a potential Problem Area: Yes No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. �es4ur.q F t4 70 / f1-C K. 1. 2. Aurosi's 5.?, H- 30 F1lcu-PFlcJ 2. 3. Tr`,j ol K pens _it_ 2 0 t3 c Lk. 3. 4. 4. 5. 5. 6. _ 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. . �ri .3 3 ,D Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators f J v Stream,Lake,or Tide Gage Y.Aerial Photograph Inundated _Other Saturated in Upper 12 Inches No Recorded Data Available Water Marks Water Lines Sediment Deposits Field Observations: Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: 17._ (in.) Local Soil Survey Data Other(Explain in Remarks) Remarks: 50-4. Soy IS o`f Z." IE' -ro 3 10 rS. Data Point: I of 2-3 SOILS Map Unit Name: 4),c n C I Et j t o curl Drainage Class: Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes 'o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. o--(e io s, ►'1- Hydric Soil Indicators: _ Histosol _ Concretions Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List R. . ing Conditions Listed on National Hydric Soils List keyed .r Low-Chroma Colors _ Other(Explain in Remarks) Remarks: 4 e, - 3 a- E iC C ct_ontAeci O vt J � h p 0:4 1- b-i s-o ind a nd , hale au-5 -(-0 `� Y-o c te-ck h y A reiog O� WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes �+�--, Hydric Soils Present? i s Is this Data Point Within a Wetland? Yes o Wetland Hydrology Present? es Remarks: 2-97/DATAFRM,T H-tth Data Point: )2 of 23 DATA FORM ROUTINE WETLAND DETERMINATION • Project/Site: 1--I h a Ave S W 4 Su) 1914 Si- Date: 2 Z 1' 9 7 Applicant/Owner: C P tJ A r c l . City: R e n'ho rl Investigator: TR 14 Job#: 14 -1 D06-0 a County: Its'ri State: WA Have vegetation, soils,or hydrology been disturbed: No Is the area a potential Problem Area: No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. /`es faro- oc i4ens:r 14 20 Fikuk. 1. 2. l�aa rag is? cp. H 3a ;Wu-Pig04 2. 3. Da. j Ks lama. c - \4 W rig( 1A. 3. 4. 4. " 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 3 3,n Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Il.)c) Y� _Stream,Lake,or Tide Gage .mac Aerial Photograph Inundated _Other _I Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: ! Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: \ (in.) 12 Inches Depth to Free Water in Pit: \ _ (in.) _ Water-Stained Leaves Depth to Saturated Soil: 1 '7 (in.) _ Local Soil Survey Data ��/ _ Other(Explain in Remarks) Remarks: by l l e't 4- `1-rr 0 fi-- 3 h r s . Ste`!- S c )S c /- 17 i Data Point: 1'Zof 23 SOILS Map Unit Name: !yk. C �1 Oc.uVl Drainage Class: J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description., Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. r —1 g s `! Li/ 1 ue.1 I ric lockfv1 Hydric Soil Indicators: Histosol _ Concretions _ Histic Epipedon • _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime — Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) .reRemarks: a s 11- r►1 r x e �. Li) S d ; ' cs��G4- 0`"S � ve o . Ii \ 1\-61 c WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? i• Is this Data Point Within a Wetland? Yes No Wetland Hydrology Present? Yes o Remarks: 2-97/DATAFRM/IRH-trh Data Point: J3 of?3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L.'n ei xive.. S t,) 5 S W 19' Date: 2-2 1-q Applicant/Owner: k et.) A . City: ke n'r1 Investigator: Tk N Job#: /- 1006-0 a. County: K i✓i 9 State: WA Have vegetation, soils,or hydrology been disturbed: Yes • No Is the area a potential Problem Area: Yes No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. re s.-lu rc Q ct1-erks S—1 ' _ELc L*.. 1. 2. _ 2. 3. _ 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. Cowardin Classification: Remarks: p P ell- 9 r61"-rt d 0 70 HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage Aerial Photograph - Inundated _Other _ Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: 2 (in.) 12 Inches Depth to Free Water in Pit: x (in.) _ Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data _ Other(Explain in Remarks) Remarks: L-i0 x 3 0 e.p m 5S 1.`-'' ) a rti tA)f �,'/tt �K Data Point: 13 of 23 SOILS Map Unit Name: ` 3 e 4— S; t 1-y C.I& I o ck lnrl Drainage Class: `J �1 Field Observations Taxonomy(Subgroup): ! Confirm Mapped Type? Yes eV Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. (�- ( 5 Y Li/ I AA° 3t&eU Uj s&1, /0c,rvi Hydric Soil Indicators: / Sr ,-, ,,,,& Q c., l/ Histosol Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List _ Reducing Conditions Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: be low 6 SL.p d e t1 S 'C_ mo d ; WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes Is this Data Point Within a Wetland? Yes No Wetland Hydrology Present? es No - Remarks: Po wed on ck its e 1-0, f 2-97/DATAFRM/TRH-tni Data Point: `f of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L i rt d i u e. S W 4 SL) 11441 Si, Date: 2 -Z I-97 Applicant/Owner: LPN A r all . City: i e n vl Investigator: 1't tI Job#: I -100 6-00. County: k i�►� State: W4 Have vegetation, soils, or hydrology been disturbed: ' No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.?cr,1v.s Tr;clp, 5k I 0 FAC. .1. 2. Pe ci-u c« ?rct`1e n5:S N C F C LA. 2. 3. PA‘t.Ri-km.t Q;scoSa N 5 PAC.— 3. 4. 4. 5. 5._ _ 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. .3-3`fin Cowardin Classification: Remarks: (a vt L 1t:4 2 Co b b)e S '1- g r&-t.( o.e r 70 HYDROLOGY 4_ Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage Aerial Photograph ,2c. Inundated _Other Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: 2 (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: O-3 (in.) Local Soil Survey Data _ Other(Explain in Remarks) Remarks: 6 0 X 20 at- i,J/ / -- 9 O wzc e.r v n d d OrL e0.2cILde u-c.k b1 )E°, dense coTirfoac`led Data Point: /y of 2.3 SOILS Map Unit Name: PoA q @ -- S-; 1 u Clay !oc&� Drainage Class: J J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes 'o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 5 0 ; IS '-o a e rt se `/-c c. o Yt. e.19 S cL ri_ d: Co✓t c it6 r.,.\o 1 le 'Y I / ,C e i ; vt c A- .r cJ-l1'j2ci;.5-. Hydric Soil Indicators: Histosol Histic Epipedon Sulfidic Odor Concretions High Organic Content in Surface Layer Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: AQ.•rvl.6 0-e_cl Co n c A vl c u; ra 'A--' 1 110 Sol Is , ct_larici €Age of cvviCete.°l-e, ,tbb/e `#-o Q `3 " 0-C ..cv► f 5&`L-t,L rw� cio So, IS Av c(e n s•e d g S , WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes �� Hydric Soils Present? Yes CO Is this Data Point Within a Wetland? Yes CNo Wetland Hydrology Present? es No Remarks: floAcld C o A c tel--e r w,6 b le_ OAt CO40 2-97/DATA.FRM1TRH-th , Data Point: (5 of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: 4.1.n 4oesw r SW I9 $*' Date: 2 `21-47 Applicant/Owner: LPN r G k. City: R e rt'}b vt Investigator: TR . + Job#: }4 -i o o 6-0 2 County: l i rx3 State: wA Have vegetation, soils, or hydrology been disturbed: No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.Fes1u c a cns;s µ 60 2.7;-(oI;km t-e(kits_� '�Q Pticut. 2. 3. r46ros';s sp. FAc4-PAc4, 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage Aerial Photograph _ Inundated _Other .4 Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: — Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: n (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: 0-- I " (in.) _ Local Soil Survey Data Other(Explain in Remarks) �i ;A . 5"'(&!t on 40P cD1 Per `/1 Remarks: S u, I 5 5-a_ -u rcc_`te ` rz)+'il O — (O , h S o ; 5 �-o cl P S� S. ele)L.) ! o ' '. cJ rc,1& cI 0 , devise .Sk,c bSa ," ) �vt I ,•-/a 16 2e 4r✓ted S(v St o>i 3 - `7 - 9 ? 5a4 Sd; is �ry 1 ■ Data Point: IS of 9-3 SOILS Map Unit Name: l"LA._Jc e. 4 ; c I c�� 10 c—Pri Drainage Class: Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes 'o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Mansell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 10 5y �l S�n� 1Oo.,V\ Hydric Soil Indicators: _ Histosol _ Concretions Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: lb e l o u) !Di' . 0 A e rue. Yls -ci 1 \ Co, i s P jo aid (` ?6,0- ` r-ofa 4, Ids"vlcS t so-A. �rvt�an4 hyt�c c ►hcke WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes Cry Is this Data Point Within a Wetland? Yes C• Wetland Hydrology Present? // No Remarks: Pe rG I. i. 2-97/DATA.FRM/TRH-txh Data Point: IL of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L,:Vd Aoe SW 4 514) 1914 S+ , Date: 2-2l-Y7 Applicant/Owner: L P N A r City: Re n'f-o A Investigator: TGI4 Job#: H -100 6 —0 2 County: Ik.ft13 State: WA Have vegetation, soils, or hydrology been disturbed: - No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. r�vQu.luc Tr;c)7o, �.h 10 P*( 1. 2. Fec- ca A ic1S14 O p7-LI . 2. 3. CS4 s us Sceear;2.s Sti 10 t't 3. 4. t43,e-o 5q-;S cp. _1 t O PP1 C*_Fl4uk, 4. 5. Tr. {o 1;..m .5 F44 c 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. SO Cowardin Classification: Remarks: • • • HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators Stream,Lake,or Tide Gage Aerial Photograph Inundated _Other Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines _ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: 1I (in.) 12 Inches Depth to Free Water in Pit: (in.) _ Water-Stained Leaves Depth to Saturated Soil: a. - e,(in.) _ Local Soil Survey Data —5 1! ,i t1 _ ( Other(Explain in Remarks) Remarks: i O P S Sc.c Y i-cil'�d t° I o i S 'l yLo`I enSe r Sv; Data Point: I of 23 SOILS Map Unit Name: RA CAE S; I C IC�0 Drainage Class: JJ Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 0-8 5Li y J 1A.Z s ,' hi. loaVV g-18 5 I y� ribvt L . SrfLue_l l S ; 11- locki-v Hydric Soil Indicators: lJcA_t c� � k O ) Histosol _ Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List Reducing Conditions — Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors T Other(Explain in Remarks) Remarks: t / e 9 ;its � 9 e �- dense �`� �^-- 5 WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes f i.o Hydric Soils Present? Yes 'o Is this Data Point Within a Wetland? Yes , Wetland Hydrology Present? Yes dap Remarks: ,to / --� 1 (' I/ wouldrc a e Kped . VC' A e Srckurt, ( hoc f -Z9a J . 2-97/DATAFRM/TRH-th ■ Data Point: 17 of '13 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: La.nc) Ave Sco 4 5W 19 k S+• Date: 2-21-97 Applicant/Owner: L? City: i e rC}o rl Investigator: TRH Job#: R-100 6-02. County: k 1115 State: WA Have vegetation, soils, or hydrology been disturbed: es No Is the area a potential Problem Area: Ye No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Res P+ ens;s H 2b 1=ACu 1. 2.D--C411% cSloa.,erc,`f& it 14 2 O PrC l 2. 3. Ff +�s��s sp, /4 30 F?Cu-Fi4(k 3. 4. CG 14 SuS sc &i';us Ft_ 2O N T 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 5 2r7 Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators JJv a& _Stream,Lake,or Tide Gage Aerial Photograph _L Inundated _Other _ Saturated in Upper 12 Inches _ No Recorded Data Available Water Marks _ Water Lines Sediment Deposits Field Observations: 6 vim- _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data _ Other(Explain in Remarks) Remarks: Data Point: /7 of'1.3 SOILS t Map Unit Name: 1 e S i )4j C-i ay to CA-t't Drainage Class: J •J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist). (Munsell Moist) Abundance/Contrast Rhizospheres.etc. 6- 5 `/ y/ C(c�U �/yr ueI 5 -2o 5 `l 5J I - c I ekj •Ioexm ? Hydric Soil Indicators: _ Histosol Concretions Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: FA,.(o ( l\ S car- Qs`I- b ; 1 ;►ic` P ►^op Sc.L1 R_emvt.et.n`E- 5e; 1 CotorS , WETLAND DETERMINATION Hydrophytic Vegetation Present? Y-s Hydric Soils Present? $1 T Is this Data Point Within a Wetland? Yes ogp Wetland Hydrology Present? Yes arVIP Remarks: f- vt C 010 rS.O sr 7 I 2-97/DATA.FR I RH-trh Data Point: )8 of a.3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: I.;rt A iJ e S W F S w I q1.4 Ott Date: 2 a 1-4 7 Applicant/Owner: LPN A r c-k . City: It a Investigator: T R.N Job#: 1-i- look,-02. County: k i rt 3 State: lc/A Have vegetation, soils, or hydrology been disturb-.• - No Is the area a potential Problem Area: No (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. r ec l-Lc c a p r-u'k a___11 1. 2.P- rvc - c 5?, N 0._0 'ilCLk-r1U.) 2. 3. 9 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL,FACW or FAC(except FAC-). *-Dominant species. 5_0 7, Cowardin Classification: - Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators /11 o _Stream,Lake,or Tide Gage it Aerial Photograph Inundated _Other Saturated in Upper 12 Inches _ No Recorded Data Available Water Marks Water Lines ,, r Sediment Deposits /"Field Observations: v tA.1_ Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data • _ Other(Explain in Remarks) Remarks: Data Point: I e of 23 SOILS Map Unit Name: c�c�� S 11-j �'�& /Oc&.ry Drainage Class: J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes �o Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizosnheres,etc. • 0-6 Sy L/I w 5 14-y c1ck� 7,5 tripe.' Hydric Soil Indicators: • _ Histosol _ Concretions _ Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: Re n11 I(1- $v; ( C O 1 of- o`( helots 6 " S - deh se 4 WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes 'o Hydric Soils Present? Yes a7 Is this Data Point Within a Wetland? Yes 40 Wetland Hydrology Present? Yes •'n) Remarks: tieikt.n�y1L1-- ca lo,� 2-97/DATA.FRM/TRH-tit► Data Point: 19 of z3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Gel A 4 Jt. Sw t 5 w 1,141 S1 , Date: 2 -1)-1) Applicant/Owner: A r c L~, City: 2e tri-o n Investigator: TR tl Job#: 1-1 -10 0 6 -o Q County: kin 5 State: WA Have vegetation, soils, or hydrology been disturbed: Yes No Is the area a potential Problem Area: Yes No (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. re S`4-u c a rukting S 5 P Ph C L,1. 1. 2. Ptlo?ecu.s sp 1-1 30 5_3 C. 2. 3. 3. 4. 4. 5. 5. • 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 5 a 70 Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage .Z Aerial Photograph y. Inundated _Other _ Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: Drainage Patterns in Wetlands ,) _ Oxidized Root Channels in Upper Depth of Surface Water: 3 -Li (in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) — Local Soil Survey Data 11 I Other(Explain in Remarks) Remarks: D n v e d krA.4 e_ d v1 •�t wt .f e So w -rv-'eoi S t �t o -`7 7 La-tx.4 t r 21 r cl e'P P Data Point: 19 of 23 SOILS `'' Map Unit Name: f �i t_� S+ �hr C.i(Ac1 1oc,LY►'l Drainage Class: .1 Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 0— fD 5y y/ I 5 ; IcDo,rvt. LA.13 ��el Hydric Soil Indicators: Histosol _ Concretions _ Histic Epipedon High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) • Remarks: 50 s `l-D G E VI S'L d r WETLAND DETERMINATION '�y"t `1� c` I c c.I o rs' Hydrophytic Vegetation Present? Yes 2) Hydric Soils Present? Is this Data Point Within a Wetland? Yes'No Wetland Hydrology Present? egatilio No ( r Remarks: _PlZ_ `�;�� 2'�It�t1d SAC .5 i1 /JOUj d F f Ss,o ,1 Ot P+q_ 100,c� ; \\S , i'CrckLjr wr.� -e r vn . l I SUi S , 5v+ co )0k ftu 'nct,'Ct ' .I eke Nt/LGtr1 col 5,0 c r�enY S� corrc(, �•uv1s, 2-97/DATAFRM/TRH-trh Data Point: 2 )of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L� h c� r4 Lie. S W S w 19*k s . Date: 2— 7 Applicant/Owner: L?/ll .4 City: >;'e n i-o rt Investigator: T121'1 Job#: H - 1 oe6 -ea County: ►tom State: WA Have vegetation, soils, or hydrology been disturbed: ` No Is the area a potential Problem Area: No • (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Te54 P. G. Is t+ 3a roc. 1. 2.,f rzSi S Sj , 14 70 64-0.-F11-u4) 2. 3. Da (AI S 31o0t& 10 1t C Lk_ 3. 4. lnios c cuu,:iS -441 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 2 5 Jo Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators l`1 d vl _Stream,Lake,or Tide Gage 4.Aerial Photograph Inundated _Other Saturated in Upper 12 Inches _ No Recorded Data Available Water Marks Water Lines O� Sediment Deposits Field Observations: Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: (in.) 12 Inches Depth to Free Water in Pit: _ (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) Local Soil Survey Data Other(Explain in Remarks) Remarks: Data Point:7o of 23 SOILS Map Unit Name: I)IA.rtCA— S i ' + C_tcL /ocJv Drainage Class: •J J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 5`t 3) l 14-0 vu2_ Uel ly s<o1Ay loam ! Hydric Soil Indicators: N 0 0 2 ,X p c 14.4( &I 10 JHistosol Concretions Histic Epipedon High Organic Content in Surface Layer Sulfidic Odor Organic Streaking Probable Aquic Moisture Regime Listed on Local Hydric Soils List _ Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: 5 v :) S `tom A e n se_ A t YQ)U u) 6 / WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes CO Hydric Soils Present? Yes 60 Is this Data Point Within a Wetland? Yes c L• Wetland Hydrology Present? Yes Remarks: 2-97/DATAFRM/TRH-trh Data Point: Z/of'L3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: L;AA A oe so is w l9+k S+. Date: 2 - Z I-Y 7 Applicant/Owner: L P nJ A-ra k. City: _ Kert`Forl Investigator: H Job#: H -10 o b-0 2 County: k►.ty State: W.4 Have vegetation, soils, or hydrology been disturbed: '/ No Is the area a potential Problem Area: No • (If needed,explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. rli'os4i c c� E}- 3 D f&y-Fick) 1. 2.re-534-A. H o F14c 2. 3. /}svepy ovt Kpen5 •- to pWcu._ 3. 4. /►q.v s - 20 _Or 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 2 5'a Cowardin Classification: Remarks: HYDROLOGY Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage _(Aerial Photograph _ Inundated _Other .. Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: \ (in.) 12 Inches Depth to Free Water in Pit: k. (in.) Water-Stained Leaves Depth to Saturated Soil: 6-- ( (in.) _ Local Soil Survey Data Other(Explain in Remarks) Remarks: S . - -CI?) 0—6 it re_k .r qvs i k_ o n 3 — r] -q7 , So .5(, a e( A' vyt Data Point: /I of 23 SOILS p Map Unit Name: T r.1 e.Th s+ I y C-1�l� /0�rri Drainage Class: l J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. 0 b Y q/a L /r y s 4.4Acti ievk Hydric Soil Indicators: ;AD►'t-e e xe e 6k.*- (Q 7( Histosol , Concretions Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) Remarks: S G'; I s `-eD .b e. t vt.,) WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes o Is this Data Point Within a Wetland? Yes o Wetland Hydrology Present? es o Remarks: e 4,� �6-z�dayf 2-97/DATAFRM/TRH-tth ,J Data Point: 2 QM 2.3 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Li&d Ave so 1 sw Icflkct. Date: 2 -ZI-97 Applicant/Owner: L P al A-r'o L L . City: /?c A'Vim Investigator: T2 H Job#: I-1— 1006—D Q. County: k i vt 3 State: W A Have vegetation, soils, or hydrology been disturbed: V9") No Is the area a potential Problem Area: ;�- No (If needed, explain on reverse.) • • VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1. Pv@ u.1&S -t-r c Ito. _51 (D F tl-C. 1. 2. Ferl-kc et— + -ensi5 _/4 'j n F) CU.. 2. 3. D 4. 1;5 5lo ymtfa- El 10 r A c. 3. 4. Ay ;< c p l 90 i A-04-P kL) 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. Cowardin Classification: Remarks: • HYDROLOGY X Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage ' _(Aerial Photograph _ Inundated _Other Saturated in Upper 12 Inches _ No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Oxidized Root Channels in Upper Depth of Surface Water: _X (in.) — 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: o -2_ (in.) — Local Soil Survey Data ,) Other(Explain in Remarks) Remarks: b e/0,3 $ +Li ri.a sce,_`1-u ref_`'J d R-&I u r vt,e_J 2 s'.s►-e__ 0 n 3 - 7 _ 7 N 0 s&-J. sue; Is Data Point: 22,of 9..3 SOILS Map Unit Name: P Ekcle� S N-v L\c.��1 l0 a rv\ Drainage Class: J J �J Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes Co Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. • o—y y `(I n.o ►�,�e 11�Sand lomn'1 5 ‘I `y a_ ►wn.�. r&oe.11 ccu i yloo.►h Hydric Soil Indicators: _ Histosol Concretions _ Histic Epipedon _ High Organic Content in Surface Layer _ Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors .1 _ Other(Explain in Remarks) (Ze rnftt Remarks: I OW f So, 15 tin Jens e_ 4-0 ; CI; s WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes OP Hydric Soils Present? Yes Is this Data Point Within a Wetland? Yes No Wetland Hydrology Present? Yes Remarks: r"e wt.ce h t 2-97/DATAFRM/TRH-trh , Data Point: 23 of 23 DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: Uri d A d e S t S W 17 i-k Si Date: 2 -Z 1-7 7 Applicant/Owner: L P J R r GA . City: le e flit h Investigator: T Ie N Job#: H -i 006-0 2 County: k i p s State: 14)A _ Have vegetation, soils, or hydrology been disturbed: e No Is the area a potential Problem Area: es No , (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum %Cover Indicator 1.NN.k l u s '1-r s.c ko. S 4 1 O Fp-C 1. 2.F'c sou.c ci ie.4 is /4- 90 F,3C Lk 2._ _ 3. D«c`i-ili s s lovNe.41A-� 11- 1 D fiC(& 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC(except FAC-). *-Dominant species. 33 Cowardin Classification: - Remarks: qv?. o p e n_ q ro,okci HYDROLOGY a Recorded Data(Describe in Remarks): Wetland Hydrology Indicators _Stream,Lake,or Tide Gage ZC.Aerial Photograph Inundated _Other _ Saturated in Upper 12 Inches No Recorded Data Available _ Water Marks Water Lines Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper Depth of Surface Water: O (in.) 12 Inches Depth to Free Water in Pit: N (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) _ Local Soil Survey Data _ Other(Explain in Remarks) Remarks: l 1 )� co A- So; 1 S V e 6 i,.) 1 ai Data Point: 2 3 of 23 SOILS Map Unit Name: � It p S � C_l+ cry )O c&w1 Drainage Class: Field Observations Taxonomy(Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizospheres,etc. o— 2 to Y �� I ��ir� 5-„„cij /Down 8 s•I ndl iock" Hydric Soil Indicators: (vv'/l, 640 1.16 2 " _ Histosol _ Concretions Histic Epipedon _ High Organic Content in Surface Layer Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(Explain in Remarks) Remarks: S-D; beJOk_._ 2 11. c1 E615C LJ�/ow B " qj c't?n SP_ WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Hydric Soils Present? Yes Is this Data Point Within a Wetland? Yes o Wetland Hydrology Present? Yes ,o Remarks: 2-97/DATAFRM/TRH-trii .``-1 !� fr. `v✓ • • First American Title Insurance Company 2101 FOURTH AVENUE, SUITE 800 * SEATTLE, WASHINGTON 98121-9977 COMMERCIAL TITLE OFFICER: ROBERT B. JACKSON PHONE: 728-7234 COMMERCIAL TITLE OFFICER: MIKE N. COOPER PHONE: 728-7229 FAX NO. 448-6248 THIRD REPORT ORDER NO. 332602-5 • YOUR NO. 39273JF THE AUSTIN CO./ • SW 19TH LIND L.L.C. PARTNERSHIP • TO: CB COMMERCIAL 16400 SOUTHCENTER PKWY #100 • TUKWILA, : WA 98188 ATTN: GEOFF PENDERGAST SCHEDULE A 1. EFFECTIVE DATE: MARCH 12, 1997 AT 7 :30 A.M. PROPOSED INSURED: SW 19TH LIND L.L.C. PARTNERSHIP, AND/OR ASSIGNS i 2 . POLICY/POLICIES TO BE ISSUED: AMOUNT PREMIUM TAX EXTENDED OWNER'S COVERAGE $3,345,277 .00 $4,416.00 $362 .11 EXT. MORTGAGEE' S COVERAGE TO FOLLOW Isle, 3 . THE ESTATE OR INTEREST IN THE LAND DESCRIBED ON PAGE 2 'J " HEREIN IS FEE SIMPLE AND TITLE THERETO IS AT THE EFFECTIVE DATE HEREOF VESTED IN: i ;: , THE AUSTIN COMPANY, AN OHIO CORPORATION, SUCCESSOR BY MERGER :I `M -. 1 � �r TO VALLEY OFFICE AND INDUSTRIAL PARK, INC. , FORMERLY METRO 1 ',<y •; ; INDUSTRIAL DISTRICT, INC. , A WASHINGTON CORPORATION rfRECEIVED , APR 1 6 1997 • DEVELOPMENT PLANNING f y°s '.•> CITY OF RENTON • PAGE 1 OF 11 M. i •t:- Z00'd MPZ9 8t7t7 90Z 31.01 NdD I d3Wti 1S8I d 9T:T T L66T-VT-21dW DESCRIPTION ORDER NO. 67— THE LAND REFERRED TO HEREIN IS DESCRIBED AS FOLLOWS: LOTS 2 AND 3 OF CITY OF RENTON SHORT PLAT NO. 022-85, RECORDED UNDER RECORDING NO. 8507169002, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW IF NECESSARY TO MEET, STANDARDIZATION REQUIREMENTS. : THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE DOCUMENT(S) TO BE INSURED. SECTION 19 TOWNSHIP 23 RANGE 5 NE QUARTER SW QUARTER. 1 I • .•�+ fiy ::'Fa,. • • y f •l• • • • • I. •tip,: 57 • PAGE 2 OF 11 •i•,� t £00'd VVE9 St' 90? 311 I l NID I 8BWd 1ST!I d 9I:I I L66I-bI-8eW • SCHEDULE B - SECTION 1 i. ' '• REQUIREMENTS • I �,;`Y• THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: ITEM (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTORS OR MORTGAGORS OFj :,r, THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT ($) CREATING THE ESTATE OR INTEREST TO BE ,1r: INSURED MUST BE EXECUTED AND DULY FILED FOR RECORD. NOTE: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF I' :•:; . WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECO DOCUMENTS, THE FOLLOWING FORMAT AND. CONTENT REQUIREMENTS MUST MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOC :r: BY THE RECORDER. FORMAT:_ MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM - 1" TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. sly FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2 BY 14" . ; :t NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; 1 •..,:..;, PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: TITLE OR TITLES. OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE REFERENCE TO AUDITOR' S FILE NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE (S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGE (S) , IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) . ASSESSOR' S TAX PARCEL NUMBER(S) . RETURN ADDRESS WHICH MAY APPEAR IN THE UPPER LEFT HAND 3" TOP MARGIN. PAGE 3 OF 11 000'd btZ9 8bb 9120 31111 Nt19 I d3Wd land d 9T:t T L661-VT-8eW SCHEDULE B — SECTION 2 ,:' :. GENERAL EXCEPTIONS i ; ; • ! szl y,;, THE POLICY OR POLICIES TO BE ISSUED WILL CONTAIN EXCEPTIONS TO THE ; C Y. 'C FOLLOWING FOLLOWING UNLESS THE SAME ARE DISPOSED OF TO THE SATISFACTION OF THE s�' -• COMPANY. ''"f A. TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE ?,. : RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON .' :;: '. REAL PROPERTY OR BY THE PUBLIC RECORDS. NW- z,, ; B. ANY FACTS, RIGHTS, INTERESTS, CLAIMS ASCERTAINED BYICH ARE ANINSPECTION OFES' •4� ='.: • PUBLIC RECORDS BUT WHICH COULD BE LAND OR BY MAKING INQUIRY OF PERSONS IN POSSESSION THEREOF. 1 ::..' C. EASEMENTS, CLAIMS OF EASEMENT OR ENCUMBRANCES WHICH ARE NOT SHOWN PIY THE PUBLIC RECORDS. I .1` •; D. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD l • DISCLOSE, AND WHICH ARE NOT SHOWN BY PUBLIC RECORDS. ' , ' ::• E. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN ;,` PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGh •: .4 CLAIMS OR TITLE TO WATER; WHETHER OR NOT THE MATTERS EXCEPTED UNDER \, ::: ' (A) , (B) OR (C) ARE SHOWN BY THE PUBLIC RECORDS; (D) INDIAN TRIBAL •.s.1,; CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING =; .ri, EASEMENTS OR EQUITABLE SERVITUDES. '' F. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL `1.s- THERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW :AND NOT SHOWN BY •',,;-1" THE PUBLIC RECORDS. • ;: G. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE, CONSTRUCTION, f .= :, OR REIMBURSEMENT CHARGES/COSTS FOR SEWER, WATER, GARBAGE OR • ELECTRICITY. . .•L : H. DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS, IF ; :;•.: . CREATED, FIRST APPEARING IN THE PUBLIC RECORDS OR ATTACHING SUBSEA ' , :,C, ; CREATED, TO THE EFFECTIVE DATE HEREOF BUT PRIOR TO THE DATE THE PROPOSED • `:+' INSURED ACQUIRES OF. RECORD FOR VALUE THE ESTATE OR• INTEREST OR MORTGAGES THEREON COVERED BY THIS COMMITMENT. PAGE 4 OF 11 f:' S00'd MMZ9 SO ' 90Z 311 I 1 Nd9 I N3Wti 'Send Lt:t t L66t-Pt-8UW • xti :; c• SCHEDULE B — SECTION 2 CONT. I {;,.t: • SPECIAL EXCEPTIONS • ORDER NO. 332602-5 ..C.:. Z. 1 . LIEN OF ANY REAL ESTATE EXCISE SALES TAX UPON ANY SALE •••• OF SAID PROPERTY IF UNPAID. i -, .. TE FOR THE CITY f. AS OF THir llA'•1'E H1JItEIN, THE EXCISE TAX RA •;f,•=;;�;. OF RENTON IS. 1.78% ACCORDING TO THE LATEST PUBLIC 2,i;, NOTICE ISSUED BY THE KING COUNTY RECORDS SECTION. :f. . LEVY CODE: 2110 '` " 2 . GENERAL TAXES. THE FIRST.HALF BECOMES DELINQUENT AFTER .. .,�' APRIL 30TH. THE SECOND HALF BECOMES DELINQUENT AFTER ;_.< OCTOBER. 11 AT:. '.•rik YEAR: 1997 r,r., . AMOUNT E I LLR]): $13,173.65 ., `•' • S4 AMOUNT PAID NONE i;:,;;; AMOUNT DUE: . $13,173.65, PLUS INTEREST AND PENAT,TY, V;.. • lie DELINQUENT . • 'i? ASSESSED VALUE OF LAND: $946,100.00 1 r„':°?'•• ASSESSED VALUE OF IMPROVEMENTS: NONE j "�`' TAX ACCOUNT' klO. : 334040-3325-07 �'•..:'i:'' CHARGES/ASSESSMENTS IN ADDITION TO THE AROVR GENERAL �• • • �.:': TAXES AS FOLLOWS: k` A. 1997 DRAINAGE DISTRICT CHARGE OP $79.76 OF WHICH { i'2::1 NONE HAS BEEN PAID. :`+' `w> t.9• . $ c:w'- B. 1997 CONSERVATION TTATRTC'T FEE OF $1.25, OF WHICH Y= : NONE HAS BEEN PAID. . g,-7.f:= THE TOTAL (UNPAID ( RNFRAL TAXES AND LEVY/CHAHUES) DUE •' :.. jk., IS S13,254.66 PLUS INTEREST AND PENALTY, IF. DELINQUENT. r.,Y.-- .. THE ABOVE CHARGES ARE DUE AND PAYABLE WITH THE GENERAL `'�'• TAXES. '.1(AFFECTS LOT 2) `•';4>' .tlkY • (CONTINUED) ," ` I . PAGE 5 OF 11 i .: ;fr'. ' • • 1".t0 . i� ��7` y - . 900'd PVC'S St7t7 90C 311I1 NUDId3WU 1SdId BT:TT G66T—ter—ZNW SCHEDULE B — SECTION 2 CONT. ORDER NO. 332602-5 +.'•` 6 . SURVEY BY BARGHAUSEN CONSULTING ENGINEERS, INC. , DATED ; = FEBRUARY 19, 1997, JOB NO. 6045, DISCLOSES SAID "_• PREMISES TO BE UNIMPROVED. FURTHER INSPECTION WILL BE � .s. T�. REQUIRED PRIOR TO CLOSING. . =' PLEASE CALL 3-4 DAYS PRIOR TO CLOSING FOR A, TrREINSPECTION. 'fl 7 . EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: ''., r. RECORDED: MAY 27, 1965 1,,!,.. „..,,, • RECORDING NO. : 5884205 j ..:, 4'-• IN FAVOR OF: OLYMPIC PIPE LINE COMPANY, A: DELAWARE •'-' CORPORATION 3;;,'r FOR: A SINGLE PIPE LINE NOT IN EXCESS OF 36 INCHES INx DIAMETER, FOR. THE TRANSPORTATION OF OIL AND ,.. GASOLINE AND THE PRODUCTS THEREOF, WATER, OR ANY • -',;- OTHER FLUID SUBSTANCE '/.�•�c'` ?~ AFFECTS: WESTERLY 5 FEET OF LOT 2 ':;• ', ‹I 8 . EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: FEBRUARY 14, 1979 ''' RECORDING NO. : 7902141336 IN FAVOR OF:: PACIFIC NORTHWEST BELL TELEPHONE r'" ; COMPANY, A WASHINGTON CORPORATION FOR: AN UNDERGROUND ELECTRIC TRANSMISSION AND/OR IV:: DISTRIBUTION SYSTEM ,�� : AFFECTS: THE WESTERLY 10 FEET OF LOTS 30 THROUGH 58 IN ., • BLOCK 23 (PORTION OF LOT 2 OF SHORT PLAT) {' 1.,,, 9 . EASEMENT FOR THE RIGHT TO MAKE SLOPES FOR CUTS AND I FILLS ALONG :THE STREET MARGIN OF SAID PREMISES ABUTTING I It:-,.-.F EAST VALLEY •HIGHWAY, AS GRANTED BY DEED RECORDED UNDER == RECORDING NO. 8202160351. '.• (AFFECTS LOT 3) 10 . EASEMENT FOR THE RIGHT TO MAKE SLOPES FOR CUTS AND • 'V`F' ' FILLS ALONG THE STREET MARGIN OF SAID PREMISES ABUTTING I 'tt' ';_ LIND AVENUE SOUTHWEST: (87TH AVENUE SOUTH) , AS GRANTED 1 A. ; •' BY DEED RECORDED UNDER RECORDING NO. 8202160352 . `' (AFFECTS LOT 2) ' (CONTINUED) { :' ,: PAGE 7 OF 11 L00'd t'VZ9 8bt' 90E 311I1 NtiDI213W1 1S?!Id BT:TT 2.66T-PT-8bW ,�.' �J .y'•yyti� .o. .kj SCHEDULE B - SECTION 2 CONT. :11-: ORDER NO. 332602-5 I 11. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: . , RECORDED: NOVEMBER 17, 1982 "„''"• RECORDING NO. : 8211170375 .1 .i.... : IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY p .: FOR: AN UNDERGROUND ELECTRIC TRANSMISSION AND/OR 1 •.:. !:!. DISTRIBUTION SYSTEM • • AFFECTS : THE NORTH 15 FEET, NORTHEASTERLY 15 FEET, THE i ,.;. EAST 15 FEET, SOUTHEASTERLY 15 FEET AND THE -- 1••' ' SOUTH 15 FEET OF THE ABOVE DESCRIBED VACATED BLOCKS 19, 20 AND 23, INCLUDING VACATED STREETS, AS MEASURED PARALLEL WITH AND AT RIGHT ANGLES TO SOUTHWEST 16TH STREET, EAST VALLEY HIGHWAY AND SOUTHWEST 19THt STREET • ;) •• • (PORTIONS OF LOTS 2 AND 3) :,':, • 12 . TERMS, COVENANTS, CONDITIONS AND RESTRICTIONS AS .x-yt^:: CONTAINED IN SHORT PLAT NO. 022-85 • • RECORDED: JULY 16, 1985 tf ` . RECORDING NO. : 8507169002 : ;`'V REFERENCE IS MADE TO SAID DOCUMENT FOR FULL, ';ti� PARTICULARS, A COPY OF WHICH IS HERETO ATTACHED. •:*,:�; ,,• EASEMENT AS PROVIDED FOR AND/OR DELINEATED ON SAID �• SHORT PLAT: ' .Jti'1- FOR: UTILITIES ; ..: AFFECTS : SOUTHERLY 15 FEET OF LOTS 2 AND 3' . -r,:' EASEMENT AS .PROVIDED FOR AND/OR DELINEATED ON SAID ' "`= `' SHORT PLAT: ' ,.." • �: FOR: UTILITIES ,:: AFFECTS: NORTH 10 FEET OF LOTS 2 AND 3, EAST 10 FEET ' % OF LOT 2 AND WEST 10 FEET OF LOT 3 (CONTINUED) P ' PAGE 8 OF 11 S00'd btZ9 8bb 90E 311Il NUDIa3We 1SdId 6T:TT L66T-VT-e W 11•.;4..: • , { .. SCHEDULE B — SECTION 2 CONT. s . ORDER NO. 332602-5 : . ; �•• ., q s Y < 13 . COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS IN 1 .1 :7:. DECLARATION: ' 3` ;;1 RECORDED: JULY 25, 1985 ; .-' `; RECORDING NO (S) . : 8507250538 I .:: A :: A COPY OF WHICH .I S HERETO ATTACHED. { • •r ,' .. -.. 1 %. 14 . EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: . ..- RECORDED: JULY 28, 1987 ; 1s r. RECORDING NO.. : 8707281846 r• 5..,':,. • IN FAVOR OF: CITY OF RENTON ."``'• FOR: PUBLIC UTILITIES (INCLUDING WATER AND SEWER) 1 AFFECTS: THE NORTH 10 FEET OF LOT 2; THE NORTH 10 FEET . ; r: OF THE WEST 10 FEET OF LOT 3 r."0' THIS EASEMENT REPLACES AND SUPERSEDES THE EASEMENT ' '.ii GRANTED UNDER KING COUNTY. RECORDING NO. 8610311858. . VA • �```'' 15 . EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED ! . ;',, THEREIN, IN DOCUMENT: ' "ti.1 RECORDED: FEBRUARY 16, 1982 • r• •1 is RECORDING NO:. : 8202160349 ' T'l1 . IN FAVOR OF: CITY OF RENTON ,: •" • FOR: UTILITIES • i ::L;j . AFFECTS: THE EAST 15 FEET OF THE WEST 20 FEET OF LOT 2 1 <'• NOTE A: GENERAL. TAXES FOR THE YEAR 1996 HAVE BEEN PAID. IN ' ' . Y'-, ' FULL. • ! r'4 AMOUNT:' . $13,3 6 0.21 - ,"_ TAX ACCOUNT NO. : 3 3 4 0 4 0—3 3 2 5—0 7 •1 ;:r:'4: 1996 DRAINAGE DISTRICT CHARGE OF 578.45, WHICH HAS 1 BEEN PAID IN FULL. L ` °• 1996 CONSERVATION FEE OF $1.25 HAS BEEN PAID IN 1 FULL. 14'd •1:.. (AFFECTS LOT 2) • • •,:=• ;.••.• (CONTINUED) '1`-1! PAGE 9 OF 11 I t ,, . 600'd btE9 Sbb 90E 31111 NUDI83WU 1SH I d 6I:t T L66T-bT-8UW SCHEDULE B - SECTION 2 .CONT. -::'' -• 'L I . ti> ORDER NO. 332602-5 , .,i- NOTE B: GENERAL TAXES FOR THE YEAR 1996 HAVE BEEN PAID IN 1r:-;. : FULL. i •1 '1'& AMOUNT: $13,340.44 TAX ACCOUNT NO. . 334040-3330-00 1996 DRAINAGE DISTRICT CHARGE OF $78.26, WHICH HAS :•, Y?: . . BEEN PAID IN FULL. : .1. r • ,,, • 1996 CONSERVATION FEE OF $1.25 HAS BEEN PAID IN '.;.fi • FULL. ' • • . , (AFFECTS LOT 3) • 1 4g_� , 1 ••i•. 1 (CONTINUED) <�•,.Z.• 1.. • '''mac .a I• 'S •V • • i .r'"k.' . • i h1Y. i•N=.. PAGE 10 OF 11 ' . 0t0'd bbE9 ebb 90E 311I1 N33IeBWt 1SZIId • 0E:tt 2,66t-bt-21dW ' x: •.i.X K • iC 1' 1 SCHEDULE B - SECTION 2 CONT. k .?' ORDER NO. 332602-5 ;¢;• II , NOTICE: : , 1i• A FEE WILL BE CHARGED UPON THE CANCELLATION OF THIS • g COMMITMENT PURSUANT TO THE WASHINGTON STATE INSURANCE. CODE • ::.,x-,: AND THE FILED RATE SCHEDULE OF THE COMPANY. =.?:k END OF SCHEDULE 8 ''► j!Y CC: FIRST AMERICAN TITLE INSURANCE COMPANY • ;',Y: � 2101 FOURTH AVENUE, SUITE 800 i •'�"'.• I. SEATTLE, WA ' 98121 ` f !'' ATTN: JUDY FREDRICKSON ' ,; CC: THE AUSTIN COMPANY tt� 3650 MAYF I ELD ROAD s>,>- CLEVELAND, OH 44121 •' ';q; ATTN: GLENN HOBRATSCHK, CFO • 'y , CC: SCHWABE, WILLIAMSON & WYATT ' 1420 FIFTH AVENUE 1.2?':; SUITE 3 4 0 0 • ' •. _ SEATTLE, WA 98101-2339 ''•?'` ATTN: JIM HANKEN f` • • CC: CB COMMERCIAL 0 ; 0`: It 16400 SOUTHCENTER PARKWAY, SUITE 100 TUKWILA, WA • 98188 .''•-;' ATTN: ED HOGAN, JR. '''' CC: MARTIN SMITH REAL ESTATE • ` r" • 1109 1ST AVENUE #500 • • � • •.•, SEATTLE, WA 98101 `.•, • ATTN: JEFFREY A. ROUSH 'a'`. CC: MARTIN SMITH REAL ESTATE 4'`':';'' • 3380 146TH SE, SUITE 407 ''- BELLEVUE, WA 98007 • ..y. ATTN: RODGER FAGERHOLM • ' A Ft.;, • CC: BARGHAUSEN ENGINEERS ••'i`:• • 18215 72ND AVENUE SOUTH KENT, WA 98.032 . ''' ATTN: MARK HARRISON .•.,.'• PAGE 11 OF 11 ' •.1-'' • i tGl•. bbF9 qbb 'RAE 31111 N1:0I83Wd lSZI I 3 0Z:I I L66I-VT-8eW MAR-14-1997 11:21 FIRST AMERICAN TITLE 21elb 44U b244 r.e1G ti ::1r` ' V • -,7: • i ? ®c at t . --•yr �,y--}faf-; J 1 4 .., ir.,„ z. 6'I. ''�`,J` .00� Qi, t�_--. \ O[I 7i-p/�®1_�• . S[!—.,-- 1� 1 '�7 111 ' • \ f -1 �-O. 1.f R/ 1 T' .f • l,r,'I ' i N I.../T.//. ,may - /I I' ' .111 • 11T 4 „7ii S _ -. - �_ 1 f• .•• .1: . 1 N-r' =1)_ -u •1 •N1 61 M'S - G�1 .1e". ..• GAiil ../iii: ..I.' .te,,,, 4:,............. • SS L.z. Z J 1 ,yr•.,-, 'fir lE • ' ' . . / • aEI " 1• ;i. R v= 1... > , RAY t . dr e v :• . : };: <� 14 • :k: :£10, ' /?: Z 101 a ;-a i <' • .34.4 .• .:.:11:: :: ;4 g ' •K: 'z It V .. . W :;T t T.- ','Ia�t ' •`i� + : '..,:II ` .: • i .. .. .. .' - .Oi .. .} .,t. Ili• I1}. it a ;� ,:f . : : • , • • • • `' • . .1.4 . • • . 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'•46: r 'I All of ?._Qcka LO 23, 24 , 2 3. 11- J.1, r ' - including vacated streets in D. i t iiczn i r,. Ih t'";_ `' Ear1ingtcr Gardens Division ?o. 1, as recorded s }�L`L i i t t�r__ • T• he book of I'18tu ii Vol. 17, page T�!! .20�: in �y"•i: lllvu t� s: �. laiE'. �1m ur :YC:;1rou J -.- '1W�V ;* = EXCEPT that portion c1i Lota 12 :0 29 �c.usivo in•4i'. .• ' • ' i • said mock 19 conveyed to the State or Washington - Zr� dee e• w`o.-..y�`� .-...w ^..eJt -* 71.1e v �.q,Myw+y .� - :........ M..r MVO 3 aGb. 391 t7]C7V ;"r_""" - •r A951.1803, records of Kin& Coun:y. . 0 -I.`. : . • _- •• _1 . • , *..kir42'`j42 ••ned do Intnthy a..itn.trlrr�.•r-d.•►•w••to t:-.•Fr_-. :'.:..:.r.4. yr• :r.::twtain..t IAA the 1$t11 • ,.. . -• _ '1 is rr• any of .. t.k :;T 3 t ? ao5tbnri Iy •. .h..t.ren .71t1i CZ's :t• 1 1 :' r'1::erg ' Y a,r.:IIa snit WL-.per P.ealty De elnlnner.., Company and Co3.e Commercial •. �: ;,>;�... Coi iput.'. fine. ;_:,.. 'k n.. Due.Aa►e;f r t:+e a.:e sad IwriM«•►.L the airaw •1` • _ i • ! f, its._•:�e+d:+•,1 wta:1.The g.r.odt'Wxebr ammo trod Kteer.to S'• . - 1 's's`. . i .-nisi the........s c sail:eel t+ttta... 'i•-:;' �'' rY I Daum!Ili* 3let A.?et !;:sober, 1961. • • `� •`�` • W;N1'.1 T.AT.ZYDN;IIIOF1, T COMPANY COL COMMERCIAL COMA tY, INC ! -1- . �,� s - - - :eat. :• • i •• +1T t/�'i inaJ//r!!/,'!.� ,.!t•t +•J •.1',•-. e•-fy� j r+fi i�1:i. _ • STA1F. at TrAWINGTQN.I el' - ,94):'� '.1 •• - County 'r . ��.•�;•, •: Cl • • tt►i.'1'). - Poem)betoee toe ' '„• to Ire Lisping to IA ter malt de eribe4 1n an.: •`:7 r=rep��1ME41 and foregoing lgatrngeatt, sad : . QV:ti ►I�liu -aver in*aid a►IW*r!*et_t d�for ><. .-. 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'1 '.11... .. :Ti Ls�.. f' k :t •t•• {''" ,it.71.il� •i;�� ... ; • .j ...1t. :.._..•.. irl L:.:'� •i:a,-'sl .. •i`4•;.. • ...•:..,. -i.• �s'i�,. -L'r.L.. V • ). _.v. ..: ..' wTj.l:''�i`.J.I•t:I.�. '.ia.�• .ly . : • r. • • 1 1 I . e i I I ! 1 . I. , • I t t •• I •, • I. ' 111 • , • , 1 .. Latitt...`i ...r: ..... . -- . . . • f ''. 4 • . :.•,2- •••- .. wilkil • : �.. . „_ . • a�A , • �; „0.,. ! : - .. CF son mrtE3 � •� I .- '_.- t Request of • • it r _j.! + , 8 P1� I I 1OUl%�,Fc tu�/t=::,)c - . G CO'Ja'r &Ai. /A\Y • 111\I CS• �f0.tYFl�\t.'F.t' KIN �1 1`.0 ;^I*C-Ti . !,31 :) • 't-; . T i_` - Ef.• . .f. 1 : Ott ,r? • �.;"ai• ,:•, -..—1} .. .1 ` • ';7 i;1 , • i j_ • '�L � lam-1. i.•' r Y� , C T'"'-T.I .LC___ FRf9-fG3R-44EC1i -4-� -CE - 1 t I. e:.r.t r,ir , T J"tt"T_T �. MP�N`l oet I x ,, • .t fI►t'nutt- . SEC. - TY TITLE f;SU ?CE CC r: J • _ �+ a ., .. rH. 915101 _. —y S n tG / ,►7tatulory Warranty Deed rs+..r• • N.,t U THE uKANTttk, JULI CARACCIOLI, as his separate estate,fr and in cnrsideratwn of TEN AND 110/100 Dollars .' in hand paid e.nve .nd %arants In WINMAR REALTY DEVELOf't' fNPANY and COLS C0eNCIAL COMPANY, INC. the following drvrihrrl real route situated in the County of King •Lots 11 to 48 Inclusive in Block 19, All of Blocks 20, 23, • •24, 31, 32, 33 and 34, including vacated' streets in C. D. Hillman's Earlington Gardena Division No. 1, as recorded in book plats in Volume 17, page 74, now in the Town -f Renton, •• EXCEPT Right granted to Seattle Electric Company by instru- meat dated Jane 30, 1909, for water as filed in Volume 577. • page 218, records of King County, Washington, AND EXCEPT that portion of Lots 12 to 29 inclusive in said Block 19 con- veyed to the State of r.--*•+r. ► •• :;t:ds recorded under Auditor's Film 391b380 and/ . This deed is given in-fulfillment of that certain contract dated 4554803 •• - � , between the parties herein, and the =_ covenants and warranties herein contained, whether expressed or iaplit€:d shall not be construed to cover any act a. thing done or suffered by the grantees herein. - I dill SUBJECT TO: Rights granted to the Seattle Electric Company (n,t: Puget Sound ? wer & Light Company, by instrument dated June 30, 1909, recerdec: in Volume 577 of Deeds on page 218. _ _ t a.'t rry e' • A, `- _ ,glue 4 S • 0 I ter- ii t•• o' • Julius 'Caraccioli • • • _/' ,e Imsnavad King ► fe:!hi..t.,. p.,...1:.1;i; .1:1..,•.,I I.ef•.rr•:••e JU?.IUS CARACCIOLI ......,,,11 :•. :ne kr..n -l•.i?¢••r.4e'utidual •Icscribe.I in u•.i :.•'+•• 1••n n,.,e the within and foregoing instrument. and . 'Plat',: . -ivied the tiune.,b his flee and,,lunar•act and deed. :•., , . • P Z ♦.• uses and rude•tnr R:t1 z t:.:..nhl. f:it &y.Vi • ,,,, I.onl••n*•Jtirul seal !hie •d, Ut / • •• -e . 1'• -• • • ••'ira•1• Pu/rir� vid for the State of l{'ashi,, ..rr dent at -4.eattl • ; r-`i:.• �ram- r-1 t. .• , . • . � i` t'•itq-.i . . A, . iiii :___ 04— , III 5884205 va'UVI) ME03.i L-F:i-- ' ::� r 0\7 1.111 ii M iT�F�n ., GRANT OF RIGHT OF WAY % =f METRO INDUSTRIAL DISTRICT INCORPORATED, a Washington lam .. i' TL4 corporation, is the Grantor herein, and OLYMPIC PIPE LINE CCM- %�, ONE DOtttR.. PANY, a Delaware corporation, is the Grantee herein. 'ror .rvoisrijirs, IT • if-�Cyr� g iu, rC3 IN CONSIDERATION of the. sum of $10.00 and other • ..i good and valuable consideration in hand paid to Grantor, and q/ the covenants hereof, Grantor hereby grants and conveys to t , .- t ONEDOLUR Grantee a right of way and easement, subject to the reser- vations hereof, over and across and under the followirk; .eke. 'MgtL%a ES t .. : described real property situated in King county, Washington: > `. M The west 10 feet of Block 23, C. D. Hillman's .aarlington Gardens Division No. 1, as recoraed in volume 17 of plats, page 71+, records of King ai.....wie-41 county, Washington. ONE DOLUB for the purpose of constructing, maintaining, operating, re- . _Ti&n --�•,� pairing, replacing, changing the size of, and removing lh wnule '� or part. a single pipe line not in excess of 3% inches i:: j. 'y •rl uia ::c.', for L:tc transportation of oil a. gasoline and ..- R rtl roauc=s tnereof, water, or any otri•-r . _::it: substance, wL:r ._.e: nec•essar fittings, fixtures, valves, appuI to nances, and aNrresixcEs• ior D Vti; , a. } . clear of trees, underbrush, uuildings, and otr:er u::str—uc:ti::r,s. _____Y ' ehcc;pt as limited heresy, togetna with t•he ri,n ... Ingress i 0_ and tgress to anu from such pipe line over an.: ?cross such rll,:•t "rCMf Ef,sciti 31 1.1,::. - mil __<ceat anc suoJect to tr.c rig. nur•_ir. c;rant.•:., ittf=0,- .: `,i Jra::tor reserves th,• full _:znt of use ;nu -nJoyclent of C auove •lescriueu premises, including out nut aeir:,; ..irate.. :.O ... , L ONE.DOMLI"_ , right to Brant or ue.lcate easements ar.d riz:1ts c:f Wa,, for j1.4,-,e 1c, r•..asonaa_e streets and ut�.lities and fo:' ra�lruad _ra.:,-s ov,:r, _.r:cam•:-� I " . • across and under such premises and to construct or cause to ae 1�•^` ja. ::construct. t.`.ereon roads, utilities and railroad tracks _ncicer.: �niutt'i.Ol�e�.� to and as :::ay Pe reasana^l: necessary and convenient to t::. «.n:i:r cevelupmen: or Grantor's ad scent properties. ;mart=_ covenant: ii oocw.,m... Y -. - .s: •.. ..: ::9 ` y4r �-' - C -1- /Q ' PI • .t l'?"71,747.-•7 ". • . d .. and agrees with Grantor, its successors and assigns of each End o -o every part or parcel of Grantor's property herein described, • that Grantee shall pay any and all damages which may arise to Grantor or its successors and assigns from the exercise of the • rights granted hereby ant from the use of the easement granted hereby or any northerly or southerly extension thereof, that . any facilities placed upon such easement by Grantee pursuant • hereto shall be constructed and located in such a manner that such facilities shall be buried at least three feet below the •� surface of the existing grade of the land and three feet below any drainage ditch existing on the land, that as necessary any such facilities shall be reinforced and strengthened at Grantee's sole cost within a reasonable time after demand of Grantor in such manner that Grantor may locate over such facility 1 railroad tracks as it deems advisable, that Grantee shall at , its sole cost expeditiously cause the premises to be restored to its original condition after any disruption thereof on ac- count of construction, repairs or alteration to such pipe line, and that in effecting repairs tc such facilities under any roadway,.Grantee will maintain such roadway open to traffic at all times. In the event any action is commenced to enforce any of the provisions hereof, the prevailing party shall re- cover a reasonable sum as attorneys fees therein. • The rights and privileges and the obligations hereof - shall inure to the benefit of and be a burden upon the real property, described herein and any part thereof and the parties hereto, their successors and assigns. The consideration given ^ includes compensation for normal damages incident to the ori- ginal construction of the pipe line but shall not relieve the • • -2- • , • •• f^' - •- ••�< •• va4660 ta355• . • Grantee from its obligation of restoration of the premises. / . • • DATED at 'Seattle, Washington, this _'/! day of • •_•4 ?Ay , 1965. - METRO INDUSTRIAL DISTRICT • INCORPORATED, By c '-+. �C' •C. _ . President / • • - B3► • ,'•. ' • -.r / • Secretary. STATE OF WASHINGTON ) • SD. COUNTY OF KING ) • On this // 2!. day of , ' t. , 1965, before me personally appeared •I IA L 1 • '• 1..a and to me known to be the president andoecretary, respectively, of M TRO INDUSTRIAL DISTRICT INCORPORATED, the corporation that executed the within and fore- going instrument, and acknowledged the same to be the free and -_ voluntary act of said corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument, and that the seal affixed thereto •' is the corporate seal of said corporation. IN WITNESS WHERECF, I have hereunto set my hand and affixed my official seal the day and year last above written. 'bf Notary public �n and rtz t jp,tate..•• Washington, residing a ,$cattlb^.�-.".": —3— sr ,t( .&i. , f a,�. (i R FRT '.. A.MORRIS.Cowry Amemc • — C.wAele• --.. . ^----� s 7gir�oi APP • • 4917 of 7-9s4y- I - KNOW ALL MEN BY THESE PRESENTS: l 1 For good and valuable consideration.receipt whereof Is hereby acknowiedped,the undersigned hereby grants a 1 perpetual easement to Pacific Northwest Bell Telephone Company. ■ Washington Corporation.its successors and assigns,with the right to place.construct.Menge and m isdein.inspect.reconstruct,repair,replace and keep clear Qndarrratmd err i,i4natien 11nae and eenduite end marhelee - with wires„ cables. fixtures and appurtenances attached thereto. as the grantee may from time to time require. upon• across. over and/or under the following described property i __ , 1 situated in tiny rouMy.stale of Wa.h 4 nrton 3 1 The Northeast Quarter of the Southwest Quarter of Section 19, Township 23 North, Range 5 East, N.M., except portion lying north of Southwest 16th Street. E .D_ VI Said easement being the easterly ten (10) feet of the Westerly fifty (50) feet of • M the above described - p:roperty sad also described as the xeaterl, ten (10) feet of Q • Lots 30 thru 58, Block 23, C.D. Hillmans HARLIN TON GARDENS ADDITION, DIVISION NO. . (NJ 1 (vacated 10/16/39) recorded in Volume 17 at page 74. - • • ` • ' Subject to conditions on attached Exhibit A by reference thereto are made / •a- � a part hereof. \N1) .. • ' 1 1 • i . . . 1 1% EXCISE TAX NOT REQUIRED • King Co. Rec.r.i fi'iti<ision ._. 911 91"97--444/1 , Dip* 1 i . • -. - Grantee shall at all times have the right of full and free ingress to and 9 g egress from said property for all purposes herein - . mentioned,and to remove at any time,any or all of the tmd� *mod eenr„t.ni eats en line.. eenduit• prwnhnl ea .. and/or wires.cables.fixtures and appurtenances from Ill said property,with the understanding that grantee shall be . responsible for all damage caused to grantor by the exercise of the rights and privileges hereingranted. d. II f ' The rights.conditions and provisions of this easement shall inure to the benefit of and be binding upon the heirs. 1 , 1 executors,administrators.successors and assigns of the respective parties hereto. 1 In witness whereof the undersigned has executed this instrument thin 29th nay of September 1978 a Witness: 'l is.. �f.-eE By: /��►/ - `y/ 7:e-me/it 1&27s ti Vice President _ • ce resp en�t and I Aslist..t ce,�etary . 1 (lndlvidual AetnorrWgewr,q (Caporal.Adman/lodgement) t 1 STATE OFse.i STATE OF VASHINGTON - 1 COUNTY OF — } ; • Ire On this day Personally appeared octets me courm oF— KING On ten 29t�sy of September JOB - totem me personally appeared Carl Holm and a _ Paul S. Chiado +1 • to meknown „ to be tee di,ndual_andib in and whoeaeculed W.Tr.. T.sdnetrf al Rt atrf et v...,,,'pnraLd 1 . Ill w,m.. and Ior,gong tnstnm.nr, and acknowledged mat Vice President and • s,gned the same as Mee are to one rrtovn,10 be the.rdtunta,y set area Deed. for me uses end purposes tn..,,. Vice President/Assistant Secretary 1 . - r• mMboned • S.to under r han d and,w!.C•al sailm,s day oe due eo.po.alvon thatmiscuing the loreeor,te r,Wtln,.rtt.all f . of_.____. __—__ _.•19 _ aetuow,edged said wnerument to be the Mee and voluntary••Ct and deed of said corporation. lot Ill and purposes thaen r —-- — • mentioned.and on cam stated treat 6fidY tgM.e,e Nora..ra,,n,r,n and for In.SW.or awhon:ea to,..Cute Load nstrlannt. ,es.d at_ V' .rep In wgness cheviot 1 haws MreuMo tpt im hand a,v�se�ad mr i Date:. ` /,.';/ ofheW seal 6,Day end yea/ t�p1"../tom l B1— Nola'? m and tor rite Stan a wash i rtq tort • 1 Depart:nen ,wing at_ Seattle Pio r Se Sorthveet Bell • .. a ' 6 . s EXHIBIT A 1 \ . 1. Obstructions: Landscaping. Grantee may from time to time remove trees, bushes, or other obstructions within the Right-of-Way and may level and grade the Right-of-Way to the extent reasonably necessary to carry • out the purposes set forth in this easement, provided, that following M any such work, Grantee shall, to the extent reasonably practicable. 1 f*) restore the Right-of-Way to the condition it was immediately prior to such work. Following the installation of Grantee's underground -- facilities. Grantor may undertake any ordinary improvements to the mi. landscaping of the Right-of-Way, provided that no trees or other plants shall be placed thereon which would be unreasonably expensive or impractical for Grantee to remove and restore. 2. Grantor's Use of Right-of-Way. Grantor reserves the right to use the Right-of-Way for any purpose not inconsistent with the rights herein i granted, provided that Grantor shall not construct or maintain any building or other structure on the Right-of-Way which would interfere with the exercise of the rights herein granted; that no digging. I} tunneling or other form of construction activity shall be done on the Property which would disturb the compaction or unearth Grantee's facilities on the Right-of-Way, or endanger the lateral support to • I said facilities; and that no blasting shall be done within 15 feet • F of the Right-of-Way. 3. Indemnity. By accepting and recording this easement, Grantee agrees to indemnify and hold harmless Grantor from any and all claims for damages suffered by any person which may be caused by Grantee's exercise of the rights herein granted: provided, that Grantee shall • • not be responsible to Grantor for any damages resulting from injuries i i to any person caused by acts or omissions of Grantor. t i i { i t 1 f 1 ® k - - STATE OF WASHINGTON ' COUNTY OF KING i a On the day of.. .... , 19 .before me, a Notary Public in A and for the State of Washington,duly commissioned and sworn. person-Lily came. --.._....-_... -. i to me known to be the indlviduaL_.. described in and executed the within instrument and acknowledged to me what ......signed f and sealed the same as .. ... ...tree and voluntary act and deed for the uses and purposes • therein mentioned. Witness my hand and official seal the day and year first above written. N Rofary Public in and Jor the State of Washington. ' • • N Residing at. _ 0 • 'CORPORATION ACK.NOWLEDG \;FORM) ' CV STATE OF WASHINGTON. i ss. i COUNTY Or KING, On this..23rd...... day of December,..1.98.1 ._ . ..before me personally appeared . Paul...S. Chiado .. ... and . A. A_..1/11hellz.......___..._......__...._.-.._.. to me known to be the Vice President. . ......-.and...Secretary___..._ _.__......._. of the corporation that executed the foregoing instrument,and acknowledged said instrument to be t the free and voluntary act and deed of said corporation; for the uses and purposes therein men- f tioned,and on oath stated that they are . .. authorized to execute said instrument.aztdc aiadti txslmeci toelbiadilegM zte=e exxi lxvocranikecx : Given under my hand and official seal the day and year last above wriIIAn. -` Notary Public in and for the State of Washington, • Residing s.• Seattle..... ..�..._......_..... ... r71 i • C F••�1 ii `•y V li I • < IQ 41 � � Q 0 i II ca w g E a II O 1 :i = a C c _ as II it E •. u: 6. •2 s t F3 li m - • - � � c A - fz3 to a f i . I ... ._;?! i • r . • • •.- .,..•y,,,,.-._.. _. . I.-...x.k.•.- _.--.... �...•-��- -.. -,_. =.�:: R/W 81-6-74 /4 .`�_• . t - . . -n • RECORDED 1H4.;DAB • 4 L.I.D. 1314 FEB{5 11 03 AH�t. av -' W DEEDri.ailaiu • RE CpHDS.Z,ELECTIONS . . �' :' • KING COTINIY'. . . Valley • Office & Industrial Park, Inc. ... '1 The grantor___herein t ,i • • 9 In for the consideration of Ten and no/100 Dollars • -- 1 C City of Renton • s=. I CD and other valuable consideration,convey__ar.d warrant__to the/Couniy of king,Jute of Washington, 0 all interest in the following described real estate: -t e j- • That portion of Lots 30 and 31, vacated Block 23, C.D. Hillman's Earlington Gardens Addition, Division No. 1, Volume 17 of Plats, Page 74, Records of King County, . N.. ; s;, Washington, in the Northeast 1/4 of the Southwest 1/4 of Section 19, Township 23 • v `� North, Range 5 East, W.M., King County, Washington, described as follows: ` ,' a BEGINNING at the intersection of the East right-of-way line of Lind Avenue Southwest ;le ' with the North right-of-way line of Southwest 19th Street; thence, along said North right-of-way line, South 89°49'01" East 56.12 feet to the °' point of cusp with a tangent curve, concave to the Northeast, having a radius of 55.00 feet; thence Northwesterly, along said curve, through a central angle of 91°09'17", an arc length of 87.50 feet, to the East right-of-way line of said Lind Avenue Southwest; N. thence, along said East right-of-way line, South 1°20'16" West 56.12 feet to the • ,‘ point of beginning. i A__: v CONTAINS an area of 680.29 square feet or 0.016 Acres MIL • • R/W LIND AVENUE S.W. _w 1%EXCISE TAX NOT REQUIRED • King Co.Records Division Q j • By J . /Hari Deputy • • together with the right to make all necessary slopes for cuts and fills upon the abutting property on each side of any road which is now, or may be constructed hereafter on said property, in conformity with standard plans and specifications for highway purposes, and to the same extent and purposes as • if the rights herein granted had been acquired by condemnation proceedings under Eminent Domain statutes of the State of Was:,ingtun. situated in the County of King.State of Washington. 1111 Dated thLs.23rd___.......day of..•__..December ,A.D. 19_.! 1 I wz-nrss: —� , I'' ��'_ �/'2_ ) / .ir 1Z �, lgmmmgmmiwmimtOamNIIIIIIIIIM - • .. _ ..:_..tom.1..,•vu •-a., .. ^_ STATE OF WASHINGTON 1 : . COUNTY OF KING ( - On the. day of il_..._.,before me,a Notary Public in and for the State of Washington,duly commissioned and sworn,personally came.`___...._..._ r, .__. _ _ _ ._..�...__._.to me known to be the lndlvidttaL._ =''... • _ described!a and.___..executed the within instrument and acknowledgedthat _ ;, 113 and sealed the same as.._._..___.._.._.......tree and voluntary act and deed for the uses aM -poses cl • i • p therein mentioned. . . L- Witness my hand and otncial seal the day and year first above written.- ';':a_• .. . _" _ :.. �,� Notary rialto in and for the State o/Washington, Residing at._ • • - (CORPORATION ACKNOWLIMOMENT FORM) • STATE OF WASHINGTON. I` ss. oresR--• --% COUNTY OF KING. 1 • _ . -..:--_fir.,{ .. On this....23rd day of December 1981....__.__....._before me personally appeared Paul..S....Chiado ...._......._............... .. and .. A. �►:...W? helm �_� `;��- � to me known to be the • _Mica...President .......and..._.SeaLe.taxy -`,� =' " `t of the corporation that executed the foregoing instrument.and acknowledged said instrument to be -";. �`':.. the free and voluntary act surd deed of said corporation, for the uses and ) • .�:�.• purposes therein men- ``- tioned,and on oath stated that.......thAY..4.Ze authorized to execute said instrumentand: Given under my hand and official seal the day and year last above writt�. - Not..r,Public in and for the State of Washington. _s'' .:i �= Re.'ding at. .._..$e..t a _a_ _.�....-- • CZ I E" A ral Q I , ". < K yam^ i < I. 0 O U. e.:tyv O O a w E ° _ W o ' ii C .I a �• i .a c .. _• i U t� d 'L s III 3 w • ea �r :�s.�.: ri tJ u fl I q - o a a o tz 3 (4 w�.Cir • V. :3 c r, nA S . PUGET •- - fiASEMFVI'FOR UNDfltCRt3UND ELECTRIC SYSf'Flir! •:H=r__ .-•••-i.C 7 •`-��'� ,' . I POL)i'ER 2' • - I METRO INDUSTRIAL DISTRICT, INCORPORATED, a Washington corporation, • ('Grantor"herein).grants.conveys and warrants to PUGET SOUND POWER t LIGHT COMPANY,a Washington ear- • •• In poration ("Grantee-herein)-for the purposes hereinafter set forth a perpetual easement under.amuse and over the(oi- ' i'... lowing descr4tied real property(the"Property"herein) King County.Washington. i :7 All of Vacated Blocks 19, 20 and 23, including Vacated streets, .,.( EXCEPT portion for State Highway, and EXCEPT Lots 8 to 10 and lei 49 to 51 Block 19, and EXCEPT portion deeded to the City of Renton. • ,Z Lots 1 to 16 and Lot .32, Block 6, EXCEPT portion for State Highway. gp Lots 1 and 32, Block 5. • All located within the Plat of C. D. Hillman's Earlington Gardens , Division No. 1 according to Plat recorded in Volume 17 of Plats, page 74, records of Xing County, Washington. Located in the Southwest quarter of Section 19, Township 23 North, • Range 5 East of W.M. Except as may be otherwise set forth herein Grantee's rights shall be exercised upon that portion of the Property(the"Right- o(Way"herein)described as follows: A Right-of-Way feet in width having { �.,Z ,a R ee e{. r, lino-described as follows r'..r i' . 7i•` ^l►i:;^'� a: 3 1)tl''.,.;::iCi:l:ii.l The north 15 feet of Lots 1 and 32 Block 5. By_>� (.s,J". ,;?ptt:y The north 15 feet of Lots 1 and 32 Block 6, • ALSO: The east 15 feet of Lots 1 to 16 Block 6, ALSO: The north 15 feet, northeasterly 15 feet, the east 15 feet, southeasterly 15 feet, and the south 15 feet of the above :] described Vacated Blocks 19, 20 and 23, including Vacated streets, as measured parallel with and at right angles to : Southwest 16th Street, East Valley Highway, and Southwest 19th z Street. 1.Purpose.Grantee shall have the right to construct,operate.maintain,repair.replace and enlarge an underground electric transmission and/or distribution system upon and under the Right-of-Way together with all necessary or convenient ap• purtenances therefor.which may include but are not limited to the following:underground conduits.cables,communication • lines:vaults.manholes.switches.and transformers;and semi-buried or ground mounted facilities.Following the initial con► struction of its facilities.Grantee may from time to time construct such additional facilities as it may require. . ! 2.Access-Grantee shall have the right of access to the Right-of-Way over and across the Property to enable Grantee to exer- cise its rights hereunder.provided,that Grantee shall compensate Grantor for any damage to the Property caused by the exer- cise of said right of acce sas • • 3. Obstructions;Landscaping.Grantee may from time to time remove trees.bushes.or other obstructions within the Right- nf-Way and may level and grade the Right-of-Way to the extent reasonably necessary to carry out the purposes set forth in paragraph t hereof,provided.that following any such work.Grantee shall.to the extent reasonably practicable.restore the Rightof-Way to the condition it was immediately prior to such work.Following the installation of Grantee's uncle g o coca • facilities.Grantor may undertake any ordinary improvements to the landscaping of the Right-of-Way.provided that no tr:.es or t other plants shall be placed thereon which would be unreasonably expensive or impractical for Grantee to remove and restore. t 4. Grantor's Use of Right-f--Way.Grantor reserves the right to use the Right-of-Way for any purpose not inconsistent with /1// the rights herein granted,proyid f:.tl:that .antnr shall not rn rn ne• c!or maintain as}• ::ildinR or other structure on the Right- • of-Way which would interfere with the exercise of the rights herein granted:that no digeing.tunneling or other form a con- (/ strucion activity shall he done on the Property whit h would disturb the compaction ur unearth Grantee's facilities on the / n/( I Righiof-Way.or endanger the lateral supper to said facilities:and that no blasting shall be done within 15 feet of the Right-of- /!l C�J�11 V/_ t Way. S. Indemnity,By atxepung and recording this easement.Grantee agrees to indemnify and hold harmless Grantor from any and all claims for injuries and/or damages suffered by any person which may be caused by the Grantee's exercise of the rights herein granted:provided that Grantee shall not be responsible to Grantor for any:menus and/or damages to any person caused by acts or omissions of Grantor. i C.Abandonment.The tights herein granted shall continue until such time as Granter ceases to use the Right-of-Way for 3 period of':ve(S)successive years.in which event this easement shall terminate anti.0.1 rights hereunder shall revert to Gran- tor.provided that no abandonment shall be deemed to have occurred by reason..f Grantee's failure to initially install its facilities on the Right-of-Way within any period of time from the dale hereof. .0 7. Successors and Assigns.The nghts and obligations of the parties shall inure to:he benefit of and be binding areas their • I respertiv.:sueerssors arid assigns. 0463694 R-1663 i I FILED FOR RECORD AV-7$QUGJT a-} /75 2UGET POWER �,� • • \4. .•S/ ter• ' DATED this /day of /IiM/•h7Ary .tp 82 . • i GRANTOR 1 METRO INDUSTRIAL DISTRICT, INCORPORATED, s I a Washington _orporatiOn, • ay, ti :d 07 STATE OF WASHINGTON I - • SS COUNTY OF King I _ On this day pe appeared.before me Paul S. Chiado • f tome known the i • ual_desai in who executed the within and , .••ng instrument.and edged that he signed the as free WI,nd deed and purpaes therei me under my hand and h�seal this 9t v _ A .19 • it re'-`- 1 :� ...5 Notary is in at'd for the State of i••:on. , • residinirst SPA1•ttp , 44 STATE OF WASHINGTON 1 • . SS • COUNTY OF 1 • On this day personally appeared before me to me known to he the individual_described in and who executed the within and foregoing instrument.and acknowledged that ; signed the same as free and voluntary act and deed for the uses and purposes therein mentioned. 44'j GIVEN under my hand and official seal this day of .19 . `''j Notary Public in and for the State of Washington. :;I residing at • 2� STATE OF WASHINGTON I .. . . • SS COUNTY OF I .• On this day personally appeared before me to me known to he the individual__described in and who executed the within and foregoing instrument.and acknowledged that signed the same as free and voluntary act and deed for the uses and purposes therein mentioned. GIVEN under my hand and official seal this_ day of — .19 • I ` V" 'fix Notary Public in and fur the State of Washington. Hi.Il3ly a ? w : 3b residing at I j JO Nh.a••_art ]t. .-1 i 1..i•Ki3s31 1: -71 • STATE OF WASILINCTON I • .711•4041 t.:CM i SS CORPORATE ACKNOWLEDGME.ti? COUNTY OF King I On this 3th do} of _NOvemhPr .19 82_ .before me.the undersigned.personally appeared Pant S rhiarin _ mmg in me known th he the in rP Preaidc'nt andx -vesnoatvtdv.of MFTRO I*1DUSTRIAL_DISTRTf'T TNCORPORATEr1 _ the corporation that executed the foregoing instrument. anti ackn,m ledt:•sl the said instrument to he the free and voluntary.act and,hold of said corporation.for the uses and purposes therein mentioned.and on oath staled that he 1S _ _ aothonz..l to execute the said instrument and that the seal affiv•d is the,arclr,ratc seal of said,urtant,nn. Witness my hand and off ririal'seal hereto affixed the day and year first ahovc....linen.. . 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A I .>�v I l - 'aa-e••Ir i VALLEY OFFICE INDUSTRIAL PARK SUBDIVISION NO. 21 t,,, or SLMI(.M S,OM1 1LA1 1.0, 02f•/I ~ I IN THE NE 14 OF SWI 4,SECTION 19, TOWNSHIP 23 NORTH,RANGE 5 EAST W.M. --- ---......._._-•- RENTON. KING COUNTY, WASHINGTON ,/ 1d/4sO7li. 00L4?O_ li DEDICATION (. / • • es mt../ eertify that the undersigned, are lh•..portal In PROPERTY DESCRIPTION I P PETUAL AGREEMENT Vfee slnpli of the land hereby platted 1n this Short hat end daleete t• the was of the pukll• repair these portion*of That portion of Hotel Slabs 11. 20 end t .t C, D ■Illw•n'a The design of 1 below as •srretu•l►•rei..•nte Nrllnortn 0 Addition is the Cltt7y Sr loot•. . Nihon No, 1, will M nutully determined y the property ernire and\y Slp.0 and Ivanuao shown therein and the roe thereof for N►11• as twos riot rmeerBN In'slums I7 of meld*..rq* 7ka reeeNe of the seeing review pr•••.r..whist.Sr.torrent el the air of V /�� Sing County. d IMd es fellers" development. Metre industrial Di oirfa lMerperetdt/ isfi e�.t"- p•/Lning at the tn4 tl•n of the south mergtn•r S. M. 161h. Site Amenit •sasningtn corporation. Street end W eat margin of Lind Avenue S. M, es annoyed•e the , • City •r benlon 0. No. 7f121t01)0 2.lf•f the and eras •r tote I. 1'. )end I shill thins. South 16 t0. 14•red sling sold fast margin f Lfnd hen" I.presided •e •contiguous. .e.0000tlooly a s. • S. M. 5),)5 feat lh•nee Mirth N 25•best paella with the lined end meletelned sanity era. •suit. I. \. 161h. 5.00 feet to the True feint Of beginning' then..maths 1f en• surge to the tired Ling • CeopeptNb LICOSs radius St S5s00 foot through en en/le of 66• IS. D9 en ore dl.lanee • The Initial dud• re of e4.72 foot to the point of t.ngsney with the •euth Rerdln ofpwent shill dst•riM stern. d. r. 14th. thin.. North N 15 25 silt 404.17 tees) for n-site•lnelsilon sf !raffle and landscape ACKNOW..EDGEMENT thine. South 09•30. tile soot ]]le.)5 root mono.ensun:• sun:to ai, me eao ples. nt. Su lament.hall ocaM ie right baring a value of 21.2. feet through on angle of So-0.' 41• t•those patterns to MIAMIn S en.eWant as ere dlason*e of 313.55 feet to a petnl 55.00 feet root Sf the ',p•ren.a she proration.Nett merglw of the Wet ratty frontage Moat then*. North 0 21. �• . S•ste of••shington $) feet parallel wilt Bid Vast Tolley front•/•Need 16.60 toot to es the North line of d fat/sots,.aet•4!look 111 than South Comity of Sind S5 )Si ))] Neat step/the Morin line Sf Lute 6 end$1 2$6.14 C 7 nt foot to the line et touted Merriman Avenue' therms South• (�,Crenslly 1.7) 49•Hoot along sots•nterltne 119,90 feet' Wes North 096 ACCESS hi enL l This 1e to mortify * t this �'e,of L....- A,A.D. 35. )6•set slept the South panto.sf a.•t.d Let.k Au Ms re f erS 1 f2 Auy d!1 Land?!O 9 end 10. geld . 11/9. borers me the undersigned. •gobry fugiq O touted Sleet 19. 259.S)Lose t••plot 55.00 foot hot of the Nest - margin Sf sold teat ells, frontage N.sd thence bulb 21' 51• lb 4TaD 4 8 ,e Cwpfr ACCeS0 I/ TAPS cif:"ow *rem old__ I S..� •... el..... O.... t'....- r het yerillel with sold last Telly front ISal. Not 709.00"'II thin" Renenww al ant Gott CrocA.'Qr/'JM, AE7EAWA.IES • GI.came v.„.�.,�yl .,� on e aura to the right hoeing•talus of 55.00 feet through an angle of 106))2. 52 en ere d:.tuna of 06 92 feet le the North war- TM41 77L.FF.0 ISAFE7y at eSYVCIdrwo, WCA.D •Jeelingten C len. to me known to ks the individuals Me In Sf S. S. wAee 11th. Street' a1 Korth 69.49. 01•Peat elong ails Do within 0.dlaetin, end uknwla sal so wed flat the North margin 0S. I. Strutth. Strt 1014./0 f loses in ses s gum to �� M/lf»rL•D Dy Ot.GN A L/MITAT/dll i , the right having• value .0.55.0 feet through en angle or 91.09. 17• signed end.oiled lh• .one ee their voluntary set and deed far the en ore el f$7i50 fsdt to• Pahl 45.00 fast Kant of the rasa end purposes therein mentlnid and en sem etstM that they 'interline of Lind A•nut S. Is. de •omy/4 �o the Ally of Manton In with sold ty ALind awe •IedI 0 I. 10tj. Northnto 4i too le the?Tug ?Lrint 6reel rellal were authorised to le IMtru+.nt end*het the eeal Hflad Deafening. le the serprrae mist of meld eery . len. . elmass myfl hood and efs'sl seal the dy and veer first above / 1 written. • F vrv�ONry a for The St a wf daehtaagtos, desiring At.�y . At t 6 i • ,-. -) • • f 4 /, 'J • o SURVEYOR'S CERTIFICATE h C e Tie mar*wrest',represents• survey mad•y no er under APPROVALS I ) �,1 ea direstls In*interns.with the requirements et the Nomelamd •rJ a K u 11 surreyreoeN tuemt et 4•vrr•,, rrr.nd this?day of •T/.1 A.O. 1165 (/'J� I) i ,ns*mt et the re I/ ) t.tfose UIT 1 A Y)ITKI T. 2KC,lr.+MATeu �' r:� ••'I. • �:f Xit+,t,A«.s. ..A... tat.Lt • 'h.lweel•r. wspa. wf rLltl•1�. •erY 354 Sirtifl•de Me. 21/2 v/ ry►, Ia.niMd she eppr•ve•tbL f�~d.y•f .�i1aj/ a.D• lie$ C^ J •- r.. bopIrt1M Dote A2 a. 116i ...no'..�.• 4,4 "raffle•iCineer 1 / 16? RECORDING CE RTIFICA1TE .,•mina end ipor•ved thl.�day or 1.1 A. D. 105 J / • tad meow M.•N this day et A.D. u U 1925. At�, In book et starves. en rags '!,.*ormy e�•� I ' .. /, Si lM retool of N. P. Mlllpofnb.r aacoined end',preyed this.Ai dy of JY� a.i. 1135 ' C a and time Oly Of Amin`r6 I 1 '�.• 1•1 ).pJ �.ne4,, Ilupirintrdmet Or Mantra• _C }r' 7 ( •. �' /, !-.)1t1 . SNLLT 1 0, 2 -J11I/ill Ilk V'LCfJ1' • • 4•40•1 • •UOUL•4 •a —.- . - i J. I VALLEY OFFICE ilk INDUSTRIAL PARK SUBDIVISION NO. 2 CITV OP IITPIIO• SNOOP PLAT 040. 011-115 IN THE NE. 1/4 OF SW I/4,SECTION 19, TOWNSHIP 23 NORTH.RANGE 5 EAST. W.M. i••••••••.:• •••••2 on••.r..•..... .•01.•••••• ••••••l•• •I, .8 • .••••••• il•1 ••It • , ., A•••••••••••• •*••.•I.. .... . .......-.-...-... I.V ••••••• •/ .. •ea.. . L . .....,....._.,•P./01. • i rm.&Jos,.••.•••••••••••••••••...•„„.• •••••ewe •••• Isofe•••••••1•••••••II I ,.......••••••••• A* ••••••,••••••••••• •I'I...I .10114,0.•il, .) •:•• I • .. • : S.W 16 TH. ST. : I : I " \ I 11 — ---i-:•‘•• --•-----r•-•r.,.•' • - ' dim: --2"I ••• -- .-7-----771Tiirrigra - ...... •.... 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Is l.f!.••,•. ••••0•• . .. .• •. 1 K,.. I ••Oa I . INA ei ' • • ... ...-.... .............--,• •..' I g . • .. . I ; S.W. 19111. Si. . .. "•'- '1,..1•••;, '. •. • •••••.• . . . .. i t''• .. • I E • . 1 .4°,..•.. . • 'e • 1 ••••- ••••ea ..• . .... IF . 1 . ••• •• JO 0 •81.:l• 111.;. ..: 1. _..... ...: I i i ,.r. i • ....... ....—.....--.........— _ ____ • —..• . .. . . . .. . •• . - li. . t t •••ruaausuuY M �_ 'OD-IV' I VALLEY OFFICE th INDUSTRIAL PARK SUBDIVISION NO. 2 CITY or MlM101,Small .l•, 90,011••S 1 I IN THE NE 1/4 OF SWI/4•SECTION 19.TOWNSHIP a NORTH.RANGE 5 EAS1 W M. i H•• err..N•..• M/•I••Y•N firer HI •• - - —,-- - -- -- - -- ..a.��,__ - -- — It .Jr•.V••. N.••.IM I.•►• ••••I',ow...,MI Of off M•rI./•I••r.• , ' �I I••••I•N'•• Iwe N••It/.vs .•y►IIMI,r•At /•I.I .•.IN.Y �, ..w Imo./ J.IIr/l•II 1 1 r _ -1N1 •` I ,,,,,, • S.W1 16 TH. ST. 'i t _ - __• �\ -�— --• —\ • �,r��.�•�•..-.....if — Vi.\Y Nli'r. , i•I.. TI I I • - • •r l•-•G7J1-rs • ...—-,•}- —1�-�V••——1— • •••III•.••••I... 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I - - .r'. • • x S.W. 197H. ST, • N.e••.•:rr1'-•......_ • • • 'I'•. 1 •1 .a•.• ••..I•. = •.-•.. •• 'J r._.....--• •..•. T^I -•...•.'MIX. • . . .. •TT'/+`7_•11'.•til..• . 111N.LJ NUKI11s1/N1N C D C:A I, ri,III. . . __ �iiTY, WASHINGTON -liSL57I690CM y,9O_ -:_R I PTION PERPETUAL AGREEMENT ':d Sloths 19. 20 end 23 of C. D. Millman's The design of item addressed below es Pc • ition to the City of Seattle. Division No. 1, will be autuauy determined by the property ownersand ►7u a Volume 17 of Plats. Pala 74. r..ords of the sowing review processes which ars currant at the time of as follows: development. . section of the south margin of S. Y, 16th, rgin of Lind avenue S. d., as conveyed to the Sits Amenity arty Deed recording Mo. 77121609301 2.6% of the land area of lots 1. 2. 3 and k :Wall best alongsaid Meet nergin of Lind Avenue b• amtl • North 8 35' 25' coat parallel with the provided se a Nona. seop.retively doe- 16th. Street 5.00 feat to e Trus Point Of Sid and maintained am.nit7 ease the 1L 1v on a curve to the right having s Cooperative Access • -rough an angle of 88° 15' 09' an era distance hint of tangency with t Thehe south margin sf e initial development shall determine patterns . .ono. North 89 35' 25' cast lIB4.12 foot; 'for an-sits circulation of tratfis and landsean. Seat 3)12.35 feet; thence on a curve to the placement. Subsequent develoTaent shall w.caree ' of 242.66 feet through an angle of 89° 08' 41' to those patterns to maintain a concordant .5a feet to • point 55.00 feet west of the spp.arsne• and operation. : Valley ?roneago dead; thence Youth 0° 21' said Meat Valley Prmtese load 16.80 feet to . tad Lot 8 said vacated Block 192 thane. South the forth line of vacated Lots 8 and 51 256.14 . of vacated harrimen Avenue; tarns. South said centerline 119.90 feet; thence North 89° Act.E55 South margin of vacated lets 4o end 10. said 35 feet to s point 55.00 feet West of the Most Ac.G.ts ' o tors 1 f.2 .►say me 1../M/Te0 • • _ley Frontage Road; thence Youth 0° 21' 53* lb Q4TOD!yGfCo 'aAefy Access or 7 Ale C/yl'OP i seat Val1.7 Frontage Road 704.0G feet; them >rZEN7bN /N / having a radius of 55.00 feet through an 7 3C4.6 Q'SCee7/17141 LETERM/NES : arc d:stance of 66.92 feet to the north mar- Ti444T TRAFF/G SAF Or �f{/C/EN WONLO set; thence North 89° 49' 01' Vest along said . Ptic /MOi?OVED Ely ry 19th. Street 1n16.90 feet; thence on • curve to , 5c.C.J1 A ifolini4r/CPY 'ua of 55.00 fest through an angle of 91° 09' 17e 1 50 toot to c point 45.00 feet east of the sue S. '1. as conveyed to the Citz of Renton in 1609N; thence North 1° 20' 16' seat parallel . a. Y. 1023.46 fast to the live Point .t RTI FICATE . ree.n:a a au•va7,ado by.e or under APPROVALS I :arm* with the requirements of the t the request of �•!•. laminar and approved t.r_is_day of T/V A.D. 1985 L t, 22:...L:wT .. r . - ...L - �14lii .spy+ iJ^-.-� • 1 (....1../.3.* ,� •IM . t°i•. a...at. K • .arta511966 ,I• •, + Zaanined sad ipppraved Ude dal et xit/y a.:21�5 -;y;.: . • n1 ,t. -to :+•rye.v:: -•�. ae'-'.. . • ^X . RTIFICATE 7i:- .' •n•_.. ,,e,':., .o.�r... --a =r =:• "�".. _ . .yam_ ' V'K =ZT' .. `ice s •4�- ' �.` - •r. ...14. - .,. -'"-.1"..- :`=s -day of .. _ A.D. .._ ... `.is Jt+. •�7�.. ..';..`s. 'y� � x ....:� - _ri . of an.-sys, m Pass - •,, g...yi2.s� _ - 4 _ ` . riillpointer i�ndaed and approved this : ,a1' J* r 1,. -:• - . " Assessor - 1•sc.•arSuperintend.•t 4 ..cords • 'Ca% 1'�/IOiO SHEET I OF 2 ��4r/ - • k .N IUN, KIND LUUN I T. WA r DEDICATION • •e hereby certify that the undersigned. are the owner(a) in PROPERTY DESCR I PT ON . fee simple of the land hereby platted in this Short flat end dedicate to the use of the public forever those portions of That portion of vacated Slacks 19. 20 • Streets end Avenues shown thereon end the use thereof forpublic es per pla Gardens c Addition to 17e :Iv per plat recorded in Toluene 17 of purposes. ` ring County, described as follows; • neer° Industrial District Inoorporstad • f/} .ee-.r— Beginning at the intersection of the A ieshingt°n Corporation. Ctreet end the seat margin of Lind kw . 1t' of Benton in Warranty Deed reser. taaaoe South 10 20' 16' West along es: 3. W. 53.35 feet; thence North 89 35. south margin or b• i, 16th. Street 5.: beginning; thence northeasterly on a radium of 55.00 feet tm•°uga en angle of 84.72 feet to the point of tangent � S. W. 16th. Street; thence Borth 69 .c ACKNOW._EDGEMC.NT thence South 89° 30' 34. Nast 31'-•35 • right baring a radius of 262.ea feet • as arc disaanee of 177.58 feet to a p i • Beet margin of the test Palley Pronto state of .eshington • 53' fast perellel with said Bast Pell the North line of vacated Lot said • lv •se 89e 35' 33' West along the North Lino l'' County of King feet to the centerline of roosted bar. ' .• 10 23' t9' Beet along said centerline • This is to esrtify that an this `day of '- A. D. 35' j6e ;Oat along the South margin a. 1985. before me the undersigned, a Notary Public. personally veeated block 19. 259.8; feet to a per margin of said Nest Talley Frontage d appeared 1'--1 G. • l_' --.-1� L •-..t ✓.•a...,..l___r best parallel with said last Tolley 7: -• ..r. -_ �-•.`_,,...... •}...�..• on a curve to the right having a redi angle of 90 32 52 en ere distance • • desnington Corporation, to me known to be the individuela who 8L0 of S. d, 19th. Street; thence her Borth margin of S. J. 19th. Street 10: executed the wit`1n Dedication. end Acknowledged to me that they the right having a radius of 55.0C fee signed and e.aled the sane es their voluntary act ana deed for the an ere distance of 27.50 feat to a pa. uses and os°a therein.mentioned and on oath stated that the centerline Deed So.So 71216e S. W. as co. Pus:' T ierraaq DeeQ 771216C950i hence were authorised to execute said than-anent and that the seal affixed with said Lind Avenue S. i. ,022.46 f is the corporate seal of said corporation. Beginning. •fitness ny hand end official seal the day end year first above written. T 2"-..-...- V. ....% • }rotary cublde Pore The St43e wf ■sahington. deciding A 1 -'-t._ .•.- . SURVEYOR'S CERTIFICATE This map correctly repreeenta a a J my direction in senforranaa riot the .,3 survey recording est at the s+faR._*:•t: i4.Tt0 E .v3T.tllL DI3al3. - r - * By,j .ycr isis.s . Are•"••.-., ... �f '-' -__ . .•L_,r�-' C.rtifieste De. 22m- - +,a. 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TO . _.................,.. . . Ir.'s: or COMO...WM J0 F If .wrOl:MC.af?...140 c•Od4 . ........MA.CC sae mo•MMI,MO M 11.. FoamMMIMJV Mom : " ave00.0,...• N'A• . . . • • s .1 • s•ss_ • -.. •- . .......- ::"......b.......%•:„....... •0*a -1 I s..... N. 1 . 1- -—--;--.17••/.3A4 .4•-•ir-- f——• • I I j .1 \ • I , „......,,,,,,,: .r.C.a.,. 0 A .................,Am .. I I CS:-..A0 'PI.. SCMLAP : e• • 100' I ... 7 CD....• ..... . • • .W/rit...rat-oup or/c*P me.J!,.. • • • .:, L .P...SA 0..., . . '. • % i • • : I • • ' . J . I • opeeetra-ool '1 I poIV..14.0rA,/44. 6 • .1 L.._ __.. ____ _ ..k . , •e•-•.sert.4, •rc.r. •.. • -..., s i 1 t S' 6 • . .A...:4.... 1 I,,, 0.4 .. ...JI 0. .. ...: 5.7.% I 5 .• I . • • ;•u .•i sr .....— — ..-— 0 I •: k ..• 4 I • =, 40 - 1••• I r. • • .......-31:J.• 4rt-'2 _..1,'I-Li!. I WK•D• % I 2 . • I < .II 1.. • ., !II Z• IZ I, 0 Z •% s I ce • I (.6 I 1, SS.z.rj. I I I‘• • - - - — -- - -- - .7•-i`-.B1•••ar••-i- 1 1.I.3..J:' I It i . :r i i I -J; I••• I . <..•. I se•••: t.r orino,.. i COsom.••••r Jo.J.,•, I >.....• • • - • T.. AZ......gPe.1 I . I (r) • . 341.Crer"Mt 10,0 .00.100.co........... AP....ArAAAANIP.AregA. . 1 I 4.1:: • A.A.A.0 ..po..PAI.e0.9 e et I LI Joe., As.AIMS'i o e...177.1..:.:.t 1 • • ole• .I'mLie MI.••• • . •,•:, ; ' .....,:.7"?..„.'..c.... • . , •1 I • .L , i ki 5 i-6 4i; ‘ I 0 • . . ..-.....L..L. 0 . : I I . : • • • I I V....:.%:...:4...r.......t....:,.....4.1::............r. a a.'oe 8.-- . I C.-----M.::....:I wow.arta......r Awe:0P -•4.....,:..,...-jev.:,...•.......,:•_.".44: ,,r;,,,, • . A •A•0, - •A f• • PC.... ow".," e...y.Atf.... .. -r"-‘;•': •:•-..-:•,'. ': . • a..Pa I Cr . a.•Aro ApeAr..M.0...r...••• - . .."''''''''":•4•,..1.,....._.. _. . 1...,.-, e-• • t3F--..-.t•••••••-r•r•t 7'"-1-' • • - . 1 .: •-.•-- 0' "....&.5..r•n•-•':'•'•• r.•••..*••- •. r.-. ,f. - .:.-.:-•,.. ?: .....v.---.,s....... • :,- .. ' i e. .. ...I-. -.. ' , - --,„--;..-.4--•:,.• . . • . • - •••• ••.•••-•--: ."• - -; ''„Itz..i•• -- • ,-.. e . :.'....•-•. •". ". ., ,;?.,_- • ---- -- - : . .: • .,•!...,-: - ''''''-r-,-. ......-.• ,..",.••-,;:... ...: • . ;,_-;e...•• --.- 1 • :' - .- i-,• - -... ...•- --. „odr...•:....am.... .. . _ 6 . . . ) -.--. 7-- • . ... • 1 ' ,:}wit�F�..-%_•i••�'fj..;.�..c"�7TT ..... ...•....:- _ .1. a,�.,�Y�ti..�(j?,;��.. • • • • DECLARATION OF RESTRICTIVE COVENANTS • • _ 85✓07i25 40538 D• '• RECD F 5.00 CASHEL ****5.00 t 55 WHEREAS. VALLEY OFFICE AND INDUSTRIAL PARK. INC. are owners of the following real property In the City of Renton. County of King. State of Washington. O' described as Exhibit'A'attached hereto. : WHEREAS. the owner(s) of said.described property desire to impose the following O•' restrictive covenants running with the land as to use. present and future. of the above CO i described real property. k NOW. THEREFORE. the aforesaid owner(s) hereby establish. want and impose restrictions and covenants running with the land hereinabove described with respect to the use by the undersigned.their successors.heirs.and assigns as follows: DESIGN AND DEVELOPMENT PATTERNS• 1.. Applicant shall provide a contiguous cooperatively designed and maintained area totaling not less than one(1)acre near or at the junction of the corners of the four lots of the Short Plat 022-85 and; 2. The development pattern established on the subject site shall provide the pattern for future development of the remaining three (3) lots in such matters as on-site circulation. landscaping themes and concordant appearance and • operation:and FRED FOR RECORD AI r 1ST OF Bin 11111Cril will i, l - ....�._.. _ _. . . - • *.-n .•,.•- -• - • ' • .:" . . . ' . _. . . .. . • ::.. „.t 1...r. •,.?' . • ' •'.:;-. -. .• •••••••-•-: .. . • . IL ..;.:".•-----...-.• , . .. . .. •,:,...;:;. .,..4-'%- '=-:1. s ....., •—...--•— • :"-,• • . ... . : 't i-••-,i: '•.; 1 -4:1...- •-,.1.. .:-.,.. — -.' - ••-. 4•.'.;,.1•`;...:'.. l;.,.pg,:r.,.... :1••-.7 -•,..,., ..,e.,...%V...•,,,, .. • . • .; 14-:-!.;...,.-.2.-"1":;'i-. .t.7,-.iu-r:•*. .--..... • -; ••:- • - • - • ..A-1 , ... .. . . .if.•7','" ....* • " ' : -• .. -;4%...: :•-•:-. 3. Not later than two(2)years following occupancy of the building proposed on the • 2 I -,.... =•.•if- subject site, the applicant will be responsible for submitting plans for the one (1) •,„ acre plaza to the City for approval and will be required to construct said one (1) I . . 1 acre plaza within one year of City approval of said plans. ! . ,CO• DURATION i "ID These covenants shall run with the land and expire on December 31.2025. If at any e5 time improvements are Installed pursuant to these covenants, the portion of the CO covenants pertaining to the specific Installed improvements as required by the • Ordinances of the City of Renton shall terminate without necessity of further I i documentation. I ! Any violation or breach of these restrictive covenants may be enforced by proper legal procedures in the Superior Court of King County by either the City of Renton or any • property owners adjoining subject property who are adversely affected by said breach. PAUtfor VALLEY OFFICE&INDUSTRIAL PARK.INC. STATE OF WASHINGTON ) ss. County of KING ) , ar ••-.1)-f On ads.04 day of 1925. before me personally appeared the parson(s) who executed the within thd foregbing instrument, and acknowledged said instrument to be the free -- - . - . •- deed of said person(s) for the uses and purposes therein mentioned. -...-g.:-.j...1+- -.......'":4-:;--!.-It! • t .i..4.4.,.. . -----;Z::-..:•:-,:z': . IN WITNE.SXWHERE i-7'• 'have hereunto set my hand and affixed my official seal ' the day and yearirrst gboveNrilttn. ._ . •... .......uss:,,,-„,:• f..:\, • '....." •do .... . 0—..........__ . kl__.‘......_..e._,_.4-4...r ..- .:, •........It '- ..-.••• - 0,;•-•'-' Notary Public lit/and for the State of Washington. i .:,J.-; • .. '-- ( residing at `S.--.._..,. ..e.< ' V:i...,...%c;,..c'.. •''• . , ---............ ,..................,_.....—'a•surilM~411111.01...".......W...,,......m.........st,...674.111130 • ••,,s,1- a" .._..., ..t;,- .,'fir ::_ .. ��'••�;a�•.,•"`-• i• • r � .n .-...:♦' •. 'i •. .;.•t1�:..'.-• '•4. .i•:Zp,�y��5.� -�,,��r0. •..`. .i''.•�.•.,.•wo',•..... c `' _ 4 •44r� . • ' !l=••• :: EXHIBIT "A" ' •• -VALLEY OFFICE t INDUSTRIAL PARK, INC. :.: -- _-SA-038-85 • •.. _, ` .= • •. y• 'i 'w .'via .•�••• • Lots 1, 2, 3, and 4.of Valley Office t Industrial Park Subdivision In - No. 2, as per plat 'recorded under Auditor's file number 85-07169002, r.. ' ' in volume 45. Page 190, records of King County. Located in the N.E. (y 1/4 of S.W. 1/4, Section 19, Township 23 North, Range 5 East. W.M. • • ail Renton, King County,•Washington. City of Renton. Short Plat No. 022-85. • AO i i • 1. I. r- .R n• y Pc a: ^vs r I C.-' •c • C eve i :s es r Cr -t . i • •••• r i 1 4 7 i VS - a-.w. .. . _ - �../a. .�.�.a� �.:ovr•►..r�.o �-_. - Ilk •w••)� '1 3 N Z warfasu UTILITIES Si EASEMENT213111.E.St IBM IA NO THIS INSTRUMENT. made this 12th day of ants , 1987; .t by and between Valley Office Industrial Park; a Washington Corporation and Equity Valley II Venture; a Colorado General Partnership hereinafter called •Grantor(a)•, and the CITE OF RENTON, A Municipal Corporation of r. King County. Washington, hereinafter called 'Grantee". r WITNd3SETH: That said Grantor(s). for and in consideration of the am of $1.00 (One Dollar and No/1OOths) 1111 paid by Grantee, and other valuable consideration do by these presents. grant, bargain, sell, convey, and warrant unto the said Grantee, its successors and assigns, a non-exclusive easement for public utilities C) (including water and sewer) with necessary appurtenances over, through, e5' across and upon the following described property in King County, ac Washington, more particularly described as follows: la This easement replaces and supersedes the easement C1 King County Auditors File 5 8610311858. l'' r. granted under r. SANITARY SEWER EASEMENT DESCRIPTION Ili 00 The North 10 feet of Lot 2; The North 10 feet of the West 10 feet of Lot 3; U The West 10 feet of the South 185 feet of Lot A; _ All the above Lots being a part of Valley Office and Industrial Park subdivision No. 2, according to the Short Plat records under the King County Recording No. 8507169002: IlliSituate in the City of Renton. County of King. State of Washington. 07/07i2E 01846 D RECO F 7.00 CAS1• L ****7.00 ii acc, c_ = 4....11 TT 00 :E. ••-•_ • _. Li __.- 'J 9 •.0 ' T J •` LL7� . L--...___ •t. 0 ...:.:.: • Page 1 of 3 ., _ :. :7•4' - r"'-. ;• +; Said heretofore mentioned grantee, its successors or assigns, • • %-= , shall have the right, without prior notice or proceeding at law, at such :!"•"'_ times as nay be necessary to enter• ;"� upon said above described property for �' the purpose of constructing, maintaining, repairing, altering or - reconstructing said utilities, or asking any connections therewith, without • inom-ring any legal obligations or liability therefore, provided, that such construction, maintaining, repairing, altering or reconstruction of said utilities shall be accomplished in such • manner that the private • improvements now or hereafter existing in the right(s)-of-way in compliance with the succeeding paragraph shall not be disturbed or damaged. The Grantor shall fully use and enjoy the aforedescribed premises, including the right to retain the right to use the surface of said right-ofway if such use does not interfere with installation and maintenance of the utilities, however, the grantor shall not erect buildings or structwes over, under or across the right-of-way during the existence of such utilities. Reflection pools and appurtenant structures will be allowed in over the easement, and will not be considered a ' violation of this section. This easement. shall be a covenant running with the land and shall be binding on the Grantor, his successors, heirs 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. If a party seeks legal recourse to interpret or enforce its rights hereunder the prevailing party shall be entitled to reimbursement for all attorney's fees reasonably and actually incurred. Tr (":-. 4;;> OD Paul S. ado, fce Pres d LL'h."-- i President to , ice t - VALLEY OFFICE d INDUSTRIAL PARK Counsel 123 VAId.I:Y II VENTURE O mCORPORATE FORM: STATE OF WASHINGTON ) ) SS COUNTY OF KING ) On this I-, a dayof (/f jjN'i the undersigned, a Notary Public in an(/for the State of Washington, dulye, commissioned and sworn personally appeared Paul S. Qiiado to me known to be the Vice President of the corporation that executed the foregoing j instrument. and acknowledged the said instrument to be the free and • voluntary act and deed of said corporation, for the uses and purposes • therein mentioned, and on oath stated that he authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. • WITNESS my hand and official seal hereto affixed the day and year in this certificate above written. Notary Pubs//ic in and for the State of L)-..-- '--.r . residing at My ccosission expires: _,' -/1 - -C 1 Pace _ 3r 3 SUPPLEMENTAL i 2 OF SECOND REPORT FIRST AMERICAN TITLE INSURANCE COMPANY 2101 FOURTH AVENUE, SUITE 800 SEATTLE, WASHINGTON 98121 206-728-0400 COMMERCIAL TITLE OFFICER: ROBERT B. JACKSON PHONE: 728-7234 COMMERCIAL TITLE OFFICER: MIKE N. COOPER PHONE: 728-7229 FAX NO. 448-6248 SUPPLEMENTAL REPORT OUR ORDER NO. 332602-5 YOUR LOAN/ESCROW NO. 39273JF THE AUSTIN COMPANY/SW 19TH LIND L.L.C. PARTNERSHIP TO: CB COMRCIAL 16400 SOUTH ENTER PKWY #100 O TUKWILA, WA 98188 ATTN: GEOFF PENDERGAST {{ A 297 .� r I CC: FIRST AMERICAN TITLE INSURANCE COMPANY 2101 FOURTH AVENUE, SUITE 800 ( ' SEATTLE, WA 98121 ATTN: JUDY FREDRICKSON CC: THE AUSTIN COMPANY 3650 MAYFIELD ROAD CLEVELAND, OH 44121 ATTN: GLENN HOBRATSCHK, CFO CC: SCHWABE, WILLIAMSON & WYATT 1420 FIFTH AVENUE SUITE 3400 SEATTLE, WA 98101-2339 ATTN: JIM HANKEN CC: CB COMMERCIAL 16400 SOUTHCENTER PARKWAY, SUITE 100 TUKWILA, WA 98188 ATTN: ED HOGAN, JR. CC: MARTIN SMITH REAL ESTATE 1109 1ST AVENUE #500 SEATTLE, WA 98101 ATTN: JEFFREY A. ROUSH CC: MARTIN. SMITH REAL ESTATE 3380 146TH SE, SUITE 407 BELLEVUE, WA 98007 ATTN: RODGER FAGERHOLM CC: BARGHOUSEN ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 ATTN: MARK HARRISON ORDER NO. 332602-5 YOUR NO. 39273JF THE FOLLOWING INFORMATION AFFECTS THE TITLE TO THE PROPERTY COVERED BY OUR REPORT, BUT IS NOT INTENDED TO REPRESENT A COMPLETE REPORT TO DATE: A. PARAGRAPH NO(S) . 11 HAS BEEN AMENDED TO READ AS FOLLOWS: 11. EASEMENT AND CONDITIONS CONTAINED IN DOCUMENT: RECORDED: FEBRUARY 14, 1979 RECORDING NO. : 7902141336 IN FAVOR OF: PACIFIC NORTHWEST BELL TELEPHONE COMPANY, A WASHINGTON CORPORATION FOR: AN UNDERGROUND ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: THE WESTERLY 10 FEET OF LOTS 30 THROUGH 58 IN BLOCK 23 (PORTION OF LOT 2 OF SHORT PLAT) B. THE FOLLOWING PARAGRAPH HAS BEEN ADDED TO OUR REPORT: 19 . EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN, IN DOCUMENT: RECORDED: FEBRUARY 16, 1982 RECORDING NO. : 8202160349 IN FAVOR OF: CITY OF RENTON FOR: UTILITIES AFFECTS: WEST 10 FEET OF LOT 2 DATED: FEBRUARY 13, 1997 AT 8 :00 A.M. TITLE OFFICER s **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9702324 Amount : 1, 503 . 84 04/16/97 14 :25 Payment Method: CHECK Notation: #3001 JENSEN & A Init : LN Project # : LUA97-052 Type : LUA Land Use Actions Location: EAST SIDE OF EAST VALLEY RD BTWN SW 16TH ST AN Total Fees : 1, 503 . 84 This Payment 1, 503 . 84 Total ALL Pmts : 1, 503 . 84 Balance : . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0017 Site Plan Approval 1, 000 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 3 . 84 r r'1...;t1".T.Ii;4crthi.:te ,,,,,, -..lrivz- .,cy• .,. •••, r..,,F1?,...Arl‘te,_:VV.,::'n.:'5)clOrli,A11,,,:r15, 1'.1..•1 tir.,,k,,,,,,„1.,!.1 :4.11/..,u. , „,,,,,,,o, ., e. ,..11''..,(1'-• ":'.Q7.••'. ...,;V:'5'V'Ef'Zi';:f:r7'ic8:-2:',C' iF-,. 1 . _ ,_ ,_,,,-;- vvik.•,,••.,„v,,,--,-,z'm,:. ..,er,fs:',-,, ,, PrAt sk.-1( -ki:*. .1.7,,,;.'1,-..*.. i,,,. ,....•',,,,.',,,,,,,144Ni,,:•.;,--P54-5,:i•:'' i.'':A f'r,'-'4 '.`r- '','"'—' ''''''' 4'.°'''' . :4'4•'i '''-i! 0'3' :3:- -,e'.-4,v--:'',, ,12,'4, 7.'‘'',:t--7-7--_,.;, .37.,-:' - r.: ,,$''.'4 % ' 4,4-,k;*.,',Ici,', ,,T,'.7.4..-4•4;-"',-'w,?.,4V''.:1S-,??,:_.-..- ',."4-, -,:-,.1,,:`,..,,,`,',_.',.. -.,;1,,,",:'.4-..,,: ..t i ri A., ,i1,c-,:s.,J 1.- --e . iirs'4 4.=-7 : 1 7.,,-0-41: •,,*.iii. ..., • .', . 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'%.-,;-:`'5,..,,..5.'ic,4-J-,',V; r1,-,--,-0.,---,-,----..-,''-1---4'-- --,.--. • '-f,.:41,-, GEOTECHNICAL ENGINEERING',STUDY.. ,` - - - • AUSTIN SITE CANDLEWOOD HOTEL - - ' SOUTHWEST=19TH STREET'AND AND.. ' V •, , EAST ALLEY ROAD- -. - ,RENTON WASHIN.GTO•N: 'PREPARED. FOR , ,. ,. - "' '..SOUTHWEST 19TH'LIND LLC-AND'. ' , , , ' - :STUDI0-WEST.:. , • - H OTEL�'COMPANY;':LLC' - '` - • :,Kyle'R...Campbell; P.E. , ..• -,:-'Manager of,Ge•otechnica f-Services'l i "-,', .1:,' - ' ,: ,' „"-,;'.-':'-.' '',,- ' l' -;:;_' ,..::.- '.''',_'-, , '..,.',"!,' ''.• :',-:,..,'; '::/,',:,''..:', - --ft1).?,,Lkits ' :- "et./.5 9"-'•':', " ', ..:-•-"',...' ':' :,".•;".H., '.., .- - • ' '.'",'.''... ,-, Douglas':S: Lynne,:..P'?E:. _ :Project-En in 4. :E ._ '-':Earth Consultantslric:� .r 1805 - 136th,'Place No rtheast, Suit e.201. - - • - Bellevue, Washin ton-98005 . . - ,(206)'643-3780 - 9 9 , ME1NT PLAN NIfV '• , CITY OF RENT ON. G - IMPORTANT INFORMATION • ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor. As troublesome as overall subsurface conditions,.their likely reaction to subsurface problems can be, their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years, due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist, The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified,and no subsurface exploration program, no matter how comprehensive, can reveal what is hidden by The following suggestions and observations are offered mate- to help you reduce the geotechnical-related delays, earth, rock and time.The actual interface between cost-overruns and other costly headaches that can rials may be far more gradual or abrupt than a report occur during a construction project. indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated, but steps can be taken to help minimize their A GEOTECHNICAL ENGINEERING impact. For this reason, most experienced owners retain their REPORT IS BASED ON A UNIQUE SET geotechnical consultants through the construction stage, to iden- tify variances,conduct additional tests which may be OF PROJECT-SPECIFIC FACTORS needed, and to recommend solutions to problems encountered on site. A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique SUBSURFACE CONDITIONS set of project-specific factors. These typically include: the general nature of the structure involved, its size and CAN CHANGE configuration; the location of the structure on the site and its orientation; physical concomitants such as Subsurface conditions may be modified by constantly- access roads, parking lots, and underground utilities, changing natural forces. Because a geotechnical engi- and the level of additional risk which the client assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration, construction decisions program. To help avoid costly problems, consult the should not be based on a geotechnical engineering report whose geotechnical engineer to determine how any factors adequacy may have been affected by time. Speak with the geo which change subsequent to the date of the report may technical consultant to learn if additional tests are affect its recommendations. advisable before construction starts. Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise, your geotechnical engineering report should not natural events such as floods, earthquakes or ground- be used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and, thus, the continuing adequacy of a geotechnical changed, for example, if an office building will be report.The geotechnical engineer should be kept erected instead of a parking garage,or if a refriger apprised of any such events,and should be consulted to ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; •when the size or configuration of the proposed GEOTECHNICAL SERVICES ARE structure is altered; PERFORMED FOR SPECIFIC PURPOSES •when the location or orientation of the proposed AND PERSONS structure is modified; •when there is a change of ownership. or Geotechnical engineers' reports are prepared to meet •for application to an adjacent site. the specific needs of specific individuals. A report pre- Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- which may develop if they are not consulted after factors consid- quate for a construction contractor, or even some other ered in their report's development have changed. consulting civil engineer. Unless indicated otherwise, this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use MOST GEOTECHNICAL "FINDINGS" by any other persons for any purpose, or by the client ARE PROFESSIONAL ESTIMATES for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its Site exploration identifies actual subsurface conditions intended purpose without first conferring with the geotechnical only at those points where samples are taken,when engineer. No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. i r I A GEOTECHNICAL ENGINEERING der the mistaken impression that simply disdaiming re- REPORT IS SUBJECT TO sponsibility for theaccuracy of subsurface information ! always insulates them from attendant liability. Providing MISINTERPRETATION the best available information to contractors helps pre- vent costly construction problems and the adversarial Costly problems can occur when other design profes- attitudes which aggravate them to disproportionate sionals develop their plans based on misinterpretations scale. of a geotechnical engineering report.To help avoid these problems, the geotechnical engineer should be DEAD RESPONSIBILITY retained to work with other appropriate design profes- sionals to explain relevant geotechnical findings and to CLAUSES CLOSELY review the adequacy of their plans and specifications I relative to geotechnical issues. Because geotechnical engineering is based extensively on judgment and opinion, it is far less exact than other . design disciplines.This situation has resulted in wholly Unwarranted daims being lodged against geotechnical BORING LOGS SHOULD NOT BE onsultants.To help prevent this problem,geotechnical I engineers have developed model dauses for use in writ- SEPARATED FROM THE ten transmittals.These are not exculpatory dauses ENGINEERING REPORT designed to foist geotechnical engineers' liabilities onto someone else. Rather, they are definitive dauses which Final boring logs are developed by geotechnical engi- identify where geotechnical engineers' responsibilities y , neers based upon their interpretation of field logs begin and end.Their use helps all parties involved rec- (assembled by site personnel)and laboratory evaluation ognize their individual responsibilities and take appro- of field samples. Only final boring logs customarily are riate action. Some of these definitive dauses are likely induded in geotechnical engineering reports.These logs to appear in your geotechnical engineering report,and should not under any circumstances be redrawn for inclusion in you are encouraged to read them dosely.Your geo- • architectural or other design drawings, because drafters technical engineer will be pleased to give full and frank may commit errors or omissions in the transfer process. answers to your questions. Although photographic reproduction eliminates this . problem,it does nothing to minimize the possibility of OTHER STEPS YOU CAN TAKE TO contractors misinterpreting the logs during bid prepara- tion.When this occurs,delays, disputes and unantici- REDUCE RISK pated costs are the all-too-frequent result. Your consulting geotechnical engineer will be pleased to To minimize the likelihood of boring log misinterpreta- discuss other techniques which can be employed to mit- tion, give contractors ready access to the complete geotechnical igate risk. In addition,ASFE has developed a variety of engineering report prepared or authorized for their use. materials which may be beneficial. Contact ASFE for a Those who do not provide such access may proceed un- complimentary copy of its publications directory. Published by - ASFE,HE ASSOCIATION OF ENGINEERING FIRMS PRACTICING IN THE GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring, Maryland 20910/(301) 565-2733 0788/3M • !� '��. \ ,4 -- ,��11J Earth Consultants Inc. 1 Geotechnical Engineers,Geologists'&Environmental Scientists April 11, 1997 E-7608-1C ' Martin Smith Real Estate Services 1109 First Avenue, Suite 500 Seattle, Washington 98101 Attention: Mr. Roger Fagerholm Mr. Steve Kramer Dear Gentlemen: We are pleased to submit our report titled "Geotechnical Engineering Study, Austin Site Candlewood Hotel, East Valley Road and Southwest 19th Street, Renton, Washington." This report presents the results of our field exploration, selective laboratory tests, and engineering analysis,as well as geotechnically related recommendations for the proposed site development in the northeast corner of the property. The purpose and scope of our study was outlined in our proposal March 10, 1997. Our work on this site covered the entire site bounded by Southwest 19th Street, Lind Avenue, the existing Boeing Office buildings and East Valley Road. For the final work product, the site was divided into four separate parcels and corresponding reports. Each report contains the subsurface exploration specific to that portion of the site. Based on the subsurface conditions encountered in the northeast corner of the subject site, it is our opinion that the proposed structure may be supported by augercas piles with a structurally supported slab, provided .the recommendations contained in this report are incorporated into the project design and specifications. If you or your consultants have any questions about the content of this reports; or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. Kyle R. Campbell, P.E. Manager of Geotechnical Services DSL/KRC/kml [7608-1-C-G ES.Rpt] 1805-136th Place N.E.,Suite 201,Bellevue,Washington 98005 Bellevue(206)643-3780 Seattle(206)464-1584 FAX(206)74-608-60 Tacoma(206)272-6608 TABLE OF CONTENTS E-7608-1 C PAGE INTRODUCTION 1 General 1 Project Description 1 SITE CONDITIONS 2 Surface • 2 Subsurface 2 Groundwater 3 Laboratory Testing 4 DISCUSSION AND RECOMMENDATIONS 4 General 4 Site Preparation and Grading 5 Foundations 6 Seismic Design Considerations 7 Lateral Resistance 8 Floor Slabs 9 Excavations and Slopes 9 Site Drainage 10 Utility Support and Backfill 10 Pavement Areas 11 LIMITATIONS 12 Additional Services 12 APPENDICES Appendix A Field Exploration Appendix B Laboratory Testing ILLUSTRATIONS Plate 1 Vicinity Map Plate 2 Test Pit and Boring Location Plan Plate 3 Typical Footing Subdrain Detail Plate 4 Typical Utility Trench Backfill Plate Al Legend Plates A2 through A7 Boring Logs Plates A8 through All Test Pit Logs Plate B1 Grain Size Analysis Plate B2 Atterberg Limits Earth Conauttanta, Inc. GEOTECHNICAL ENGINEERING STUDY AUSTIN SITE CANDLEWOOD HOTEL SOUTHWEST 19TH STREET AND EAST VALLEY ROAD RENTON, WASHINGTON E-7608-1C INTRODUCTION General This report presents the results of the geotechnical engineering study for the proposed industrial buildings in the northeast corner of the property located at Southwest 19th Street and East Valley Road in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1 . The purpose of this study was to explore the subsurface conditions at the site and, based on the conditions encountered, to provide recommendations for site preparation, as well as present geotechnical information for the proposed site development. As requested, we performed a subsurface exploration across the entire site between Southwest 19th Street, Lind Avenue, East Valley Road and the Boeing Office complex. The engineering analyses and report was separated into four different parcels due to changes in the type of proposed development. The four parcels are the central 5.7 acres, the northeast 2.25 acres, the southeast 2.25 acres and the west 4.5 acres. Borings and test pits were numbered sequentially; however, each report contains only those logs that were documented on the appropriate parcel. This report presents our recommendations and conclusions specifically for the northeast 2.25 acres which is proposed to be developed with a hotel. Project Description At the time our study was performed, the site, the proposed structure, and exploratory locations were approximately as shown on the Boring and Test Pit Location Plan, Plate 2. We understand that it is proposed to construct a four-story hotel near existing grades\in the northeast corner of the site. Construction is anticipated to be wood frame with a concrete floor slab. The remainder of the area is to be asphalt paved parking area and landscaping areas. Earth Consultants,Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11, 1997 Page 2 Based on our experience with similar structures, we anticipate structural loading to be on the order of: • Wall Footings - 4 to 8 kips per lineal foot • Column Footings - 100 to 150 kips • Floor Slab - 100 pounds per square foot If the above design criteria are incorrect or change, we should be notified and allowed to review our recommendations in light of actual design information. In any case, it is recommended that Earth Consultants, Inc. be retained to perform a general review of the final construction design. SITE CONDITIONS Surface The site of the proposed facility is located on Southwest 19th Street in Renton, Washington (see Plate 1, Vicinity Map). The entire rectangular parcel covers about fourteen and one-half acres; however, this report covers only the northeast two and one-quarter acres. The site is bounded by vacant portions of the parcel on the south and west, by a Boeing office complex to the north and by East Valley Road to the east. At present, the site is vacant with grasses covering the existing surface. The site is generally level with several drainage ditches across the site. In this portion of the site, there are a few depressions that appear to have had an attempt made to drain them. Subsurface The site was explored by drilling two borings and excavating six test pits at the approximate locations shown on Plate 2. As requested, we performed a subsurface exploration across the entire site between Southwest 19th Street, Lind Avenue, East Valley Road and the Boeing Office complex. Borings and test pits were numbered sequentially; however, each report contains only those logs that were documented on the appropriate parcel. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11, 1997 Page 3 Detailed descriptions of the conditions encountered at each location explored are presented on the boring logs, Plates A2 through A7, and the test pit logs, Plates A8 through A13. A description of the field exploration methods is included in Appendix A. Below is a generalized description of the subsurface conditions encountered. During our subsurface exploration, we observed up to eight feet of fill consisting primarily of silty sand (Unified Soil Classification SM) with concrete rubble throughout. Concrete rubble ranged in size from gravel size up to slabs about three to four feet wide. Underlying the fill, the native soil consisted of peat interlayered with organic silt (OH) and elastic silt (MH) with ' moisture contents ranging from 193 to 325 percent in the peat and about 51 percent in the silts. The peat and silt was observed to be soft to medium stiff. Beneath the peat at between thirteen and sixteen feet beneath the existing ground surface, our borings encountered dark gray poorly graded sand with silt (SP-SM) and silty sand (SM) in a loose to medium dense condition. Based on the boring logs, the sand grades into a poorly graded sand (SP) at about twenty-five feet. At this depth, the soil becomes dense to very dense. Gravel was observed in Boring B-2 beneath the poorly graded sand at about thirty-five feet. Groundwater Groundwater seepage was encountered in Test Pit TP-1 at a.depth of six and one-half feet. The groundwater table was encountered in the borings in the sand beneath the peat and silt at thirteen and fifteen feet. It is important to note that groundwater seepage is not constant; 'thus, one may expect fluctuations in the volume and location depending on the season, amount of rainfall, surface water runoff, tidal influence, and other factors. Generally, groundwater seepage is greater during the wetter winter months (typically October through 'May). Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11 , 1997 Page 4 Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification of the units encountered and to evaluate the general physical properties and engineering characteristics of the soils encountered. Visual classifications were supplemented by index tests, such as sieve analyses and Atterberg Limits, and moisture content tests on representative samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual test pit log or on a separate data sheet contained in Appendix B. However, it is important to note that these test results may not accurately represent the overall in-situ soil conditions; our geotechnical recommendations are based on our interpretation of these test results. The soil samples for this project will be discarded after a'period of fifteen (15) days following completion of this report, unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion that the proposed structure should be supported by piles obtaining support in the dense sand and gravel underlying the site. If settlement of the floor slab cannot be tolerated then the slab should be supported by the piles. ' Y Due to the high moisture content of the peat (193 to 325), settlement of the floor slab will likely occur over a long period of time. If long-term settlement can be tolerated, ECI can provide specific surcharge recommendations to reduce the amount of total settlement. We estimate the total settlement without completion of a surcharge program to be on the order of two to four inches. This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of Martin Smith Real Estate Services and their representatives. No warranty is expressed or implied. It is recommended that this report, in its entirety, be included in the project contract documents for the information of the contractor. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11, 1997 Page 5 Site Preparation and Grading ' Construction areas should be stripped and cleared of existing vegetation, topsoil, organic debris, and other deleterious materials. Stripped organic materials should not be mixed with , soils to be used as structural fill. Following the stripping and clearing procedures, the earthwork operations can commence to provide the design grades. The ground surface where structural fill is to be placed should be proofrolled. Proofrolling should be performed under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still excessively yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill or suitable support for slabs. The soils exposed in our test pits are moisture sensitive due to their high fines content. As such, in an exposed condition they will become disturbed from normal construction activity especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations or pavements. Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. If disturbed conditions develop, the affected soils must be removed and I replaced with a structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Structural fill is defined as any compacted fill placed under foundations, roadways, slabs, pavements, or any other load-bearing areas. Structural fill under foundations should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum 90 percent of its maximum dry density in accordance with ASTM Test Designation D-1557 (Modified Proctor). The fill materials should be placed at or near the optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of maximum density, except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. Soils expected to be exposed in excavations is very fine-grained silty sand and sandy silt. Due to the high fines content and natural moisture, it is our opinion this soil would not be suitable for use as a structural fill in its present condition. Unless the moisture content can be lowered to near the optimum, native soil excavated from the cut area should either be removed from the site or used in non-structural areas. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11 , 1997 Page 6 Structural fill which is to be placed in wet weather should consist of a granular material with a maximum size of three inches and no more than five percent fines passing the No. 200 sieve, based on the minus 3/4-inch fraction. During dry weather, most compactible non- organic soil can be used as structural fill. It is recommended that any structural fill planned for on-site use be submitted for approval prior to import. ' Foundations Based on the encountered subsurface conditions, we recommend the building be supported by piles bearing on the dense sand.and gravel underlying the site at a depth of about twenty- five feet. We recommend the use of augercast piles in order to provide higher axial capacities; however, concrete volumes on the order of 150 to 175 percent of the theoretical volume can be expected due to the peat. Driven piles can be considered; however, driven timber piles will not be able to provide the higher axial capacities due to limitations during driving. We have provided allowable axial, uplift, and lateral pile capacities for sixteen (16) and eighteen (18) inch diameter augercast piles. We would be available to provide load capacities for other pile sizes or lengths of embedment if needed. Augercast piles should extend into the dense sand underlying the site with a minimum ,embedment of ten feet. In our opinion, sixteen (16) inch diameter piles meeting this criteria can be designed for an allowable axial capacity of fifty (50) tons and an uplift capacity of 'twenty-five (25) tons. For an eighteen (18) inch diameter pile meeting the same criteria, an 'allowable axial capacity of fifty-seven (57) tons and an uplift capacity of thirty-five (35) tons may be used for design. These capacities may be increased by one-third for short-term seismic loading conditions. No reduction in pile capacity is required if the piles are installed on a center-to-center spacing of three pile diameters. Lateral pile capacity is generally governed by deflections at the top of the pile which is dependent on pile stiffness with respect to the surrounding soil conditions in the upper portion of the pile, the pile length, and degree of fixity at the top of the pile. In our opinion, a lateral pile capacity of five kips may be used for design for either diameter pile. Given a five kip lateral load, maximum pile deflections are estimated to be 0.25 inches. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11 , 1997 Page 7 The passive resistance of soil against grade beams can also be used to resist lateral forces. If sufficient lateral resistance cannot be achieved by these means, batter piles may be used. If batter piles are necessary, ECI should be contacted to provide addition recommendations for maximum batter and lateral capacity. We estimate total settlement of single augercast piles will be on the order of 0.25 inches. We anticipate 80 percent of this settlement will during construction, as the dead loads are applied. The remaining settlement should occur within six weeks of construction completion. We estimate differential settlements should be less than 0.125 inches. The piles should be installed with a continuous-flight hollow stem auger equipment specifically designed for installation of auger placed grout-injected piles. Each pile should be drilled and completely fill with grout in an uninterrupted operation. The grout should be placed under a pressure of two hundred (200) psi in order to ensure adequate bonding with the bearing soils. A positive grout head of at least ten feet should be maintained at all time to prevent caving and voids. This can be accomplished by directing the contractor to slow up the auger withdrawal rate such that a column of grout extends at least ten feet above the auger tip. As it is not possible to observe the completed pile below the ground, judgement and experience must be used as the basis for determining the acceptability of a pile. Therefore, all piles should be installed under the full-time observation of a representative of ECI. This will allow us to evaluate fully the contractor's operation, collect and interpreted the installation data, and verify bearing stratum elevations. Furthermore, we will also understand the implications of variations from normal procedures with respect to the design criteria. The contractor's equipment and procedures should be reviewed by ECI before the start of construction. Seismic Design Considerations The Puget Sound region is classified as a Seismic Zone 3 by the Uniform Building Code (UBC). The largest earthquakes in the Puget. Sound region have been subcrustal events, ranging in depth from 50 to 70 kilometers. Such deep events have exhibited no surface faulting. Earth Consultants, Inc. • GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11, 1997 Page 8 The UBC earthquake regulations contain a static force procedure and a dynamic force procedure for design base shear calculations. Based on the encountered soil conditions, it is our opinion that a site coefficient of 1 .5 should be used for the static force procedure, as outlined in Section 1628 of the 1994 UBC. For the dynamic force procedure outline in Section 1629 of the 1994 UBC, the curve for Soft to Medium Clays and Sands (Soil Type 3) should be used on Figure 16-3, Normalized Response Spectra Shapes. Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. The effects of liquefaction may be large total and/or differential settlement for structures with foundations founded in the liquefying soils. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid for short periods of time. To have potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium-dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. Based on the subsurface information obtained during our field exploration, it is our opinion that the liquefaction potential at the site is moderate due to the relative density of the soils encountered and cohesive nature of the encountered silts. Should liquefaction occur, it will not be wide spread across the site and settlement due to liquefaction is estimated to be within the range provided in the Foundations section of this report. Lateral Resistance An allowable passive pressure value against the sides of foundation slabs or other subsurface foundation elements of three hundred (300) psf per foot of depth may be used for design. In order to fully mobilize the passive pressure, the foundations must be poured "neat" against the adjacent soil or the foundation excavation must be backfilled with structural fill. Friction between the base of foundations and the underlying soil may be assumed to be 40 percent of the dead load. The friction and passive pressure design values include a factor-of-safety of 1 .5. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1 C April 11, 1997 Page 9 Floor Slabs We recommend the use of a structural slab for the first floor due to, the long' term compressibility characteristics of the peat. A slab-on-grade floor can be accomplished after completion of a surcharge program; however, long-term settlement of the slab will occur. The slab should be provided with a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane may be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Excavations and Slopes In no case should excavation slopes be greater than the limits specified in local, state and federal safety regulations. As described in the current Occupational Safety and Health Administration (OSHA) regulations, the existing fill, sandy silt and poorly graded sands would classify as Type "C." Therefore, temporary cuts greater than four feet in height, should be sloped at an inclination no steeper than 1 H:1 V in the Type "C" soils. If slopes of this inclination, or flatter, cannot be constructed, or if excavations greater than twenty (20) feet in depth are required, temporary shoring may be necessary. This shoring would help protect against slope or excavation collapse, and would provide protection to workmen in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria, if requested. We understand that no permanent slopes are planned for the site; however, permanent slopes should be inclined no steeper than 2H:1V. Earth Consultants, Inc. should be requested to observe any permanent slopes to confirm the soil conditions and provide recommendations to improve the stability of the slope should it be necessary. The above information has been provided solely as a service to our client. Under no circumstances should the above information be interpreted to mean that this office is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1 C April 11, 1997 Page 10 Site Drainage Groundwater seepage was encountered in Test Pit TP-1 at a depth of six and one-half.feet. The groundwater table was encountered in the borings in the sand beneath the peat and silt at thirteen and fifteen feet. It is possible that groundwater levels will present construction related problems while making excavations. Should groundwater seepage be encountered during construction, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. It is recommended that the appropriate locations of subsurface drains, if needed, be established during grading operations by this office, at which time the seepage areas, if present, may be more clearly defined. The site should be graded such that surface water is directed off the site. Water should not be allowed to stand in any area where structures, slabs or driveways are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades should allow for drainage away from the structure foundations. The ground should be sloped at a gradient of three percent for a distance of at least ten feet away from the structures in landscape areas. This gradient may be reduced to two percent in paved areas. Foundation drains should be installed where landscaped areas are immediately adjacent to the building. In our opinion, foundation drains are not necessary in areas where pavements extend to the building walls. The drains should be installed at or just below the bottom of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. If Utility Support and Backfill Based on the soil conditions encountered, the majority of soils expected to be exposed by utility excavations should provide adequate support for utilities; however, deeper utility trenches may encounter the peat that is beneath the existing fills. Should the peat, or soft soils, be exposed near pipe grades, the peat should be removed to a depth that will provide adequate support for the utility. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C April 11, 1997 Page 11 Utility trench backfill is a major concern in limiting the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve (12) inches above the crown of the pipe before any heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve (12) inches. A typical trench backfill section and compaction requirements for load supporting and non-load supporting ,areas is presented on Plate 4. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, we recommend the subgrade be ,treated and prepared as described in the Site Preparation and Grading section of this report. This means at least the top twelve (12) inches of the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM 1557-78). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. We recommend the following pavement section for lightly loaded areas: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. Heavier truck-traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. As a general rule, you may consider for truck-trafficked areas the following sections: • Three inches of AC over six inches of CRB, or • Three inches of AC over four inches of ATB. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Martin Smith Real Estate Services E-7608-1C 'April 11, 1997 Page 12 Asphalt concrete (AC), asphalt treated base (ATB), and crushed rock base (CRB) materials should conform to WSDOT specifications. All rock base should be compacted to at least 95 percent of the ASTM .D-1557-78 laboratory test standard. It should be noted that parking stall pavement sections assume no truck traffic. LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided to us by you, and our experience and engineering judgement. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to re-evaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. ' Additional Services This office will be available to provide consultation services relating to review of the final design and specifications to verify that our recommendations have been properly interpreted and implemented in the approved construction plans and specifications. In addition, it is suggested that this office be.retained to provide geotechnical services during construction to observe compliance with the design concepts and project specifications, and to facilitate design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. It should be noted that it is generally in the best interests of the owner/client to maintain the same Soils Engineer during construction in order to obtain the project objective, with optimum quality control. Earth Consultants, Inc. r #PII" as :.?1.6"t 111,0 ; A .1'' . K t "ice '``rmoms a 7 ,„I'''.:;. III4 . I, MEYER wT�! k........_ ---- 4,. , 1674: s lilt °I.-1.., ,....:;:0,8r, : `fit .._ , , -__ a 1 `f ETk I •1ti •' a RCN TON VILLAGE Pt. '! ,, ram, ,-- cap . {. 1 9W * 1 F1 ' 'a ' S• f - ST , "`` S 16`1 ST ; ^ +. . u, .> if an �}�° ^ R t r- 1 I '.. ttl t ete� 4,r+ i,F, J �� .a ` fti ` s9 _ is ,7 '. 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TP-1 -B- Approximate Location of ECI Boring, Proj. No. S.W. 19th STREET E-7608-1, March 1997 (-- ---., r——1 1 1 Existing Building ___ Proposed Building • Subject Site 7.7.77 Area Not Included ...... .... •:11;•:::•::::.::::.::: In This Study .4(k, iiik\ Boring and Test Pit Location Plan 111 0( r- Earth Consultants InC. Candlewood Hotel wri,,Nitil‘iill) Gem:a-ink:a&Engineers.ccoiogists A Envitaryneniai scientists Renton, Washington Proj No. 7608-1C I Drwn. GLS I Date Mar.'97 Checked DSL I Date 3/31/97 I Plate 2 i o ° O • O OO •d Slope To Drain . • ' O O a . o" o a 6 inch a min. p� ▪ <• �= �a O C. ° O ti"''v:: O O • r•,•• ;� 'OLIO'•'•'••''0• d- 0: r�• O O O • ;▪ •: .0 ; 'a,:% .e� °-'• • . 0 18 inch min. 4inchmin. • -:, -:' •• o00 Diameter o;▪ r�.;•.•. ' a • ° •0 o°. e • • , ••. O O O u - 0 •O Perforated Pipe--! •p'.. : ,o . Q. .b• -°_ ` a ° Wrapped in Drainage - r"' • G - O° 0 00 Fabric _n�° .3o_o ° } 2 inch min. 2 inch min. / 4 inch max. • 12 inch min. SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING LEGEND Surface seal; native soil or other low permeability material. • Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the a:®: WSDOT Specifications. ODrain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down;tight jointed;with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. • TYPICAL FOOTING SUBDRAIN DETAIL s� $ Earth Consultants Inc. Candlewood Hotel 'hI�� IVI!WI/ Geotectvikal En Ts.Geologists&Environmental Scientists Renton, Washington Proj. No.7608-1C I Drwn. GLS I Date Mar.'97 Checked DSL 'Date 3/31/97 !Plate 3 • Non-Load Supporting Floor Slab or Areas Roadway Areas � i:l::: i tom''.�.(.4CJtit��w`•2+`.� f 0 0 ° Var ies 0° �•;b o 0 ° o 95 o •�:'a:.. ?IIIl _ - • _n ° O p' 0 0 95.- 1 Foot Minimum r - - q Backfill ackf I • .:.:::...:....... 80` varies ri s • A °766(t6.4Vc, PIPE .•o.o"o:o;V A Beddin 2°'�•o°••• :!o °I • •°°•C Varies g ooO�.•p -•o •O o'C)o'o04��0'.•( oDO?Ooo0 00• `"O u O� .o0o4Y • •(c)0.•ua. do 0A o°tf O.byQonO'ocosi d' oa•o 0 o°o v LEGEND: C i..f. 1 , Asphalt or Concrete Pavement or Concrete Floor Slab • ; O.O 004. ° a • ° •' Base Material or Base Rock .,° °,. . O Backfill; Compacted On-Site Soil or Imported Select Fill Material as Described in the Site Preparation of the General Earthwork Section of the Attached Report Text. 95 Minimum Percentage of Maximum Laboratory Dry.Density as Determined by ASTM Test Method D 1557-78 (Modified Proctor), Unless Otherwise Specified in the Attached Report Text. Bedding Material; Material Type Depends on Type of Pipe and • 5Q:YMn ty Laying Conditions. Bedding Should Conform to the Manufacturers Recommendations for the Type of Pipe Selected. ,��•: ��1� ��*� TYPICAL UTILITY TRENCH FILL i1 $: Earth Consultants Inc. Candlewood Hotel lilt VL1 NI GeotechnicalE,gi"ee'S.Geologists&Fn„im"menral t Renton, Washington Proj. No.7608-1C I Drwn. GLS I Date Mar.'97 Checked DSL I Date 3/31/97 I Plate 4 • APPENDIX A E-7608-1C FIELD EXPLORATION Our subsurface exploration was performed on March 24, 1997. Subsurface conditions at the site were explored by drilling two borings to a maximum depth of fifty-one and one-half (51 .5) feet below existing grade and excavating four test pits to a depth of about eight to ten feet beneath the existing grades. Approximate boring and test pit locations were determined by pacing from approximate property corners. The exploratory locations should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Boring and Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by an engineer from our firm who classified the soils encountered and maintained a log of each boring, measured groundwater levels, and observed pertinent site features. All samples were visually classified in accordance with the Unified Soil Classification System which is presented on Plate Al, Legend. Borings The borings were drilled by Associated Drilling using a truck mounted drill rig. Continuous- flight, hollow-stem augers were used to advance and support the boreholes during sampling. Logs of the borings are presented in the Appendix on Plates A2 through A7. The final logs represent our interpretations of the field logs and the results of the laboratory examination and tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. In each boring, Standard Penetration Tests (SPT) were performed at selected intervals in general accordance with ASTM Test Designation D-1586. The split spoon samples were driven with a one hundred forty (140) pound hammer freely falling thirty (30) inches. The number of blows required to drive the last twelve (12) inches of penetration are called the "N- value". This value helps to characterize the site soils and is used in our engineering analyses. Representative soil samples were placed in closed containers and returned to our laboratory for further examination and testing. Earth Consultants, Inc. I. APPENDIX A, Continued E-7608-1 C FIELD EXPLORATION Test Pits Test pits were excavated by Northwest Excavating using a track mounted excavator. Logs of the test pits are presented on Plates A8 through Al 1 . The final logs represent our interpretations of the field logs and the results of the laboratory tests on field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Representative soil samples were placed in closed containers and returned to our laboratory for further examination and testing. Earth Consultants, Inc. MAJOR DIVISIONS GRAPH LETTER TYPICAL DESCRIPTION SYMBOL SYMBOL ♦ b < GW Well-Graded Gravels,Gravel-Sand ' And Clean Clean Gravels 4 n G n d n GragW Mixtures, Little Or No Fines Gravelly (little or no fines) M M GP Poorly-Graded Gravels,Gravel- Coarse Soils Grained I Cog gp Sand Mixtures,Little Or No Fines Soils More Than 1 I ` GM Silty Gravels,Gravel-Sand- 50% Coarse Gravels With f i 1 gm Silt Mixtures Fraction Fines(appreciable 111 Retained On amount of fines) ,♦ e e GC Clayey Gravels,Gravel-Sand- No.4 Sieve 1 I ,I gc Clay Mixtures .o oe o SW Well-Graded Sands, Gravelly Sand c o' c SW Sands, Little Or No Fines And Clean Sand . Sandy (little or no fines) a.::_*J: j;,;.!�.;••�•.:1. +tr% iiii,i, SP Poorly-Graded Sands, Gravelly More Than Soils 'iQ 'o+ `- Sp Sands, Little Or No Fines 50/a Material Larger Than More Than j No.200 Sieve 50% Coarse Sands With ° SM Sm Silty Sands, Sand Silt Mixtures Size Fraction PassiFines(appreciable :.'• Sieve ng No.4 amount of fines) •' '••' SC SC Clayey Sands, Sand-Clay Mixtures s L. M L. ml ClayeynFinellSands;Clayey Silts dw/Slight PI astic tyy Fine Silts Liquid Limit CL Inorganic Clays Of Low To Medium Plasticity, Grained And Less Than 50 � ^ CI Gravelly Clays, Sandy Clays, Silty Clays, Lean Soils Clays I III Organic Silts And Organic I I I I I I I I OL OI Silty Clays Of Low Plasticity MH Inorganic Silts,Micaceous Or Diatomaceous Fire More Than mh Sand Or Silty Soils 50% Material Silts Liquid Limit ' Smaller Than And CH Inorganic Clays Of High No.200 Sieve Clays Greater Than 50 Ch Plasticity, Fat Clays. 1 Size A/ OH Organic Clays Of Medium To•High Oh Plasticity, Organic Silts 1!-j 11 r' ��1 1PT Peat, Humus, Swamp Soils Highly Organic Soils ,,, `RI, dG `1 pt With High Organic Contents Topsoil '4/4 ,4,J Humus And Duff Layer • •�•�•• ��♦�� Highly Variable Constituents Fill ♦♦♦♦♦♦ The discussion in the text of this report Is necessary for a proper understanding of the nature of the material presented In the attached logs. DUAL SYMBOLS we used to Indicate borderline soil classification. C TORVANE READING,tsf I 2"O.D.SPLIT SPOON SAMPLER qu PENETROMETER READING,tsf W MOISTURE,%dry weight I{ 24"I.D. RING OR SHELBY TUBE SAMPLER P SAMPLER PUSHED • * SAMPLE NOT RECOVERED i WATER OBSERVATION WELL pcf DRY DENSITY,lbs.per cubic ft. LL LIQUID LIMIT, % SZ. DEPTH OF ENCOUNTERED GROUNDWATER PI PLASTIC INDEX DURING EXCAVATION i Y SUBSEQUENT GROUNDWATER LEVEL W/DATE 4'� (p. l Earth Consultants Inc. LEGEND ._ + lVLvl� (k,oaxluuu,i linginaers.6uduglsls&liiisir mknlul xlulisis • Proj. No. 7i081 Date Mar. '97 1P1ate Al Boring Log Project Name: Sheet of Candlewood Hotel . 1 3 Job No. Logged by: Start Date: Completion Date: Boring No.: 7608-1C DSL 3/24/97 3/24/97 B-1 Drilling Contactor: Drilling Method: Sampling Method: Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: ❑ Monitoring Well ❑ Piezometer ® Abandoned,sealed with bentonite No. u o t 01 o Surface Conditions: W Blows E } E N E I%) Ft. E. a - m CD (4 ( w • • SM FILL:Gray silty fine SAND, medium dense, moist 4 2 3 —14.7 23 -trace gravel �� 4 5 -brick debris 15.1 13 7 MH Gray elastic SILT, soft,wet LL=50 PL=34 51.4 5 8 PI=16 9 `"' 10 PT PEAT, soft,wet 257.0 4 „ 11 !. +. .�+. 12 13 !, .?I \ 14 — 157 -water level estimated 26.6 — '.:::;?f ,. 16 SP-SM Dark gray poorly graded fine SAND with silt, medium dense,water o bearing Ji fiP . • 18 a :? 19 • • it"; - W: ‘141. Boring Log co4 a� Earth Consultants Inc. Candlewood Hotel �)J f1/ \1�. GeOieCtiniCal Eillilineets.Ge°'° °Environmental sc'"" Renton,Washington coProj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A2 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. i 1 , . ' Boring Log . Project Name: Sheet of Candlewood Hotel 2 3 Job No. Logged by: Start Date: Completion Date: Boring No.: 7608-1 C DSL 3/24/97 3/24/97 B-1 Drilling Contactor: Drilling Method: Sampling Method: _ 1 Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: - -, ❑ Monitoring Well ❑ Piezometer ® Abandoned,sealed with bentonite o _ .m _ No. r o + — co o w • Blows d E a. + E Vl E j%j Ft. r. 3, o m m 3, L9 N • N CO , i > SP-SM Dark gray poorly graded fine SAND with silt, medium dense,water .a :i bearing 24.1 16 ;:?Ei a 0;,4?.,•, 21 -2 layer of silt >:' :: -gravel 1 �iilii i i:-: ..4t4 23 SP Graypoorlygraded SAND with ravel, dense,water bearing }:::n ¢` 9 . Q:.;:•: 24 p::};.>- :a:::qiii:i:- 25 i:i:lii ::ry;: 14.3 46 > < 0 .,Q.QEz<r is:; 0 d: • i : :::.ia>:.. 28 0.5.iis 4 29 f%R`Q:i;:::g 30 . 8.2 35 :::::.,::° ''' v:Xiii; 31 1 'G::CQii:: •:. �- 32 o:o:•:: 33 — .;...x 1iii:iQii:Tiii.i 34 a:r.4 ,?...?n "':.o:::. 35 :o#:i{+i•:: 8.7 32 :4f1 iaEi:i'•::q< 36 1 i:v::::a A 37 — e:ir•:i:o:• •::--::::i::;:;: ::id::4i:•`.. 0;,;:y::C:: \ 3iii : 0 :::s::° • <::::: ' r)1 «►: E0�: dAh. Boring Log 0 1 Al�1tiiiiEarth Consultants Inc. Candlewood Hotel Renton,Washington m Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 • Plate A3 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. Boring Log Project Name: Sheet of Candlewood Hotel 3 3 Job No. Logged by: Start Date: Completion Date: Boring No.: 7608-1C DSL 3/24/97 3/24/97 B-1 Drilling Contactor: Drilling Method: Sampling Method: Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: • Monitoring Well 1:1 Piezometer IX Abandoned,sealed with bentonite _ — w No. ''' o •c — ma • • a. c.) Blows ma• e E Vl E Ft v, in (4 MA:4, SP Gray poorly graded SAND with gravel, dense,water bearing 20.3 41 g454 figeg 41 42 - 44 — 00•A 45 -becomes very dense • 9.2 66 46 48 — jtiAS 49 alii!P 50 6.9 80 pg% 51 ' Boring terminated at 51.5 feet below existing grade. Groundwater table encountered at 15.0 feet during drilling. Boring backfilled with cuttings. • 0 • • ,; • • (t'27, •pi; A11. Boring Log Earth Consultants Inc. Candlewood Hotel I/ If "xi Geolechnical Engineas,Geologists It.Environmental Scientists CO' Renton,Washington r • Proj.No. 7608-1C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or :interpretation by others of information presented on this log. Boring Log Project Name: Sheet of ! Candlewood Hotel 1 3 1 Job No. Logged by: Start Date: Completion Date: Boring No.: ' 7608-1 C DSL 3/23/97 3/23/97 B-2 Drilling Contactor: Drilling Method: Sampling Method: 1 Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: ❑ Monitoring Well ❑ Piezometer ® Abandoned,sealed with bentonite No. U o L w d o Surface Conditions: W Blows a E a + E N E 00 Ft. t a o m 9 cn y ! ! • SM FILL:Brown silty fine SAND with gravel, medium dense,wet i♦♦ i�i 1 -- 13.0 17 3 4 �� 5 12.6 24 ��• •�•�•� 6, • 7 OH Gray organic SILT, medium stiff,wet /// /// 8 I 50.9 6 //, 5' f PT PEAT, medium stiff,wet ,L o,, 9 10 193.0 5 st', .0 b r, i, 1) 11 0 12 I, o i, ,‘`=:oi, 13 V SP-SM Dark gray poorly graded fine SAND with silt, medium dense,water :::Kr::.:::: : bearing 0:: rz? is z:>o. _: 15 p.:.: 29.5 !;MI::[] — is .: . #? :e:! 17 — i%:: . 18 — . t` :S::Q'::i c.i, •$4-: 4.411, Boring Log � dI Earth Consultants Inc. Candlewood Hotel ./t10/\' L e a saa ! Renton,Washington --1 Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A5 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. Boring Log • Project Name: Sheet of Candlewood Hotel . 2 3 Job No. Logged by: Start Date: Completion Date: Boring No.: _ 7608-1 C DSL 3/23/97 3/23/97 B-2 Drilling Contactor: Drilling Method: ' Sampling Method: Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: ❑ Monitoring Well . ❑ Piezometer ® Abandoned,sealed with bentonite o - a No. - o r - w o W Blows a E a + E e E j%) Ft. E 31 m rL co m D, N N y '< `:- SP-SM Gray poorly graded SAND with silt, loose,water bearing 34.2 4Oi.?pz"•:-:•.: -2 seam O silt :. 21 — i:4.ii:i:i.is 22 - s•:i;.;;i V ii; :>ro. ::::::i 23 .s;:.: :?:P.` ';:;::: :: 25 r ;.a i seam of silt 14.8 37 s 'Qa SP Gray poorly graded SAND with gravel, dense,water bearing ii::,;os:: ::. 26 ' 0::°::iii: Fiii; ii4i..4,• r 28 — i <:::o::< 29 38.0 52 r :?; ;: A>>A.'A,A';A-0: 31 s#'<?: :7:° 32 i;ii!.:•c 33 — o-..y::•/.i::. c.: ::Q:: ::?;' • 35 . GM Gray silty GRAVEL with sand, dense,water bearing 9.1 41 3637 — 38 n . I 39 . , gmi, Ai. Boring Log ( `,ii Earth Consultants Inc. Candlewood Hotel CD lit' iiJ\ii GeoiechnicalE `°viton ental Scientists Renton,Washington r` m Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 • Plate A6 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or 1 interpretation by others of information presented on this log. • Boring Log Project Name: Sheet of Candlewood Hotel 3 3 • Job No. Logged by: Start Date: Completion Date: Boring No.: 7608-1 C DSL 3/23/97 3/23/97 B-2 Drilling Contactor: Drilling Method: Sampling Method: Associated Drilling HSA SPT Ground Surface Elevation: Hole Completion: ❑ Monitoring Well ❑ Piezometer ® Abandoned,sealed with bentonite o — ® — No. " o t — m o W Blows a E + E Ul E j%) Ft m m u- co CO N N N GM Gray silty GRAVEL with sand,dense,water bearing 10.7 41 -decrease in fines content 41 42 — 43 44 45 — 5.3 68 -becomes very dense 46 — 47 48 — 49 50 — 8.3 56 51 — 1 Boring terminated at 51.5 feet below existing grade. Groundwater table encountered at 13.0 feet during drilling. Boring backfilled with cuttings. • r7 • in «► pay: 441V Boring Log m �� d� Earth Consultants Inc. Candlewood Hotel mi►"\i if N 1J ,rcar�,�. & Renton,Washington Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A7 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • Test Pit Log Project Name: Sheet of Candlewood Hotel 1 1 Job No. Logged by: Date: Test Pit No.: 7608-1 C KME 3/24/97 TP-1 Excavation Contactor: Ground Surface Elevation: N.W. Excavating Notes: o .c m N o Surface Conditions: Depth of Topsoil &Sod 6" w r .o 4- • a uO. 11 (%) 63 7 o a ( (no uJ rn SM FlLL•Gray silty SAND with gravel, medium dense, moist, 12.9 ♦♦ 2 ♦♦ 17.0 �� 3 4 -becomes loose and wet • 5 — 82.5 `' `' 6 PT Brown PEAT, soft,wet 7 ML Gray sandy SILT, soft,wet 8 253.5 `' `"' 9 PT Brown PEAT, soft,wet Test pit terminated at 9.0 feet below existing grade. Groundwater seepage encountered at 6.5 feet during excavation. it r OW: AV. Test Pit Log A� a �/r`aJ f II Earth Consultants Inc. Candlewood Hotel `II I lff/ \liF// a`aear'rg Engrleets.GeolOEISes r,Environmental Scientists Renton,Washington Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A8 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • , Test Pit Log Project Name: Sheet of Candlewood Hotel 1 1 Job No. Logged by: Date: Test Pit No.: 7608-1 C KME 3/24/97 TP-2 Excavation Contactor: Ground Surface Elevation: N.W. Excavating Notes: o .c m o Surface Conditions: Depth of Topsoil &Sod 6": grass w r n 1- ' a (.) (%) ® u g CD ( 0 y Cl) ♦�• SM FILL Gray silty SAND with gravel and concrete pieces up to 1.5' in i�ameter, medium dense, moist ♦♦ 2 14.4 ♦�♦ 4 _ • OH Gray organic SILT, soft,wet 51.2 /// I /// $ /// /// 9 /// 324.7 io PT Brown PEAT,soft,wet Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. 1 1 e. a 1 ►� Eel; .l4�l�. Test Pit Log m U:Ai a/ 9Earth Consultants Inc. Candlewood Hotel (13 xtirRenton,Washington I J Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate A9 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. Test Pit Log Project Name: Sheet of Candlewood Hotel 1 1 Job No. Logged by: Date: Test Pit No.: 7608-1 C KME 3/24/97 TP-5 Excavation Contactor: Ground Surface Elevation: N.W. Excavating Notes: .c ® N o Surface Conditions: Depth of Topsoil &Sod 6": grass • (%) e g m u. g S T o ow CD • SM FILL:Gray silty SAND with gravel, medium dense, moist • 2 14.3 3 — -wood,asphalt and concrete pieces 4 20.6 7 • 88.7 `' `'' 8 PT Brown PEAT, medium stiff, moist '77V OH Gray organic SILT, medium stiff, moist s Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during excavation. • r o• o (.7Eel; .��►�� Test Pit Log tr`a/i Earth Consultants Inc. Candlewood Hotel �\101 \1�V'j a`°uectr'fcal Engineen.ccolo$09m a envtiuM,arslsaentisre Renton,Washington F Proj.No. 7608-1 C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate Al 0 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • ' Test Pit Log Project Name: Sheet of Candlewood Hotel 1 Job No. Logged by: Date: Test Pit No.: 7608-1C KME 3/24/97 TP-6 Excavation Contactor: Ground Surface Elevation: N.W. Excavating Notes: • ; .c w ; Surface Conditions: Depth of Topsoil &Sod 6" W -c .0 4- • G. c.) E E V) e • (%) °I 3) a) o • L 0 (a • •• • SM FILL Gray silty SAND with gravel, medium dense, moist •-• ••• • 1 • 123.0 -•••-•• • • • :;:. • 2 SM Gray silty SAND with gravel and occassional organics, medium dense, moist 3• 18.8 • . 4 • • • 5 — 6 • OH/P— Brown PEAT and gray organic SILT, soft,wet 51.8 8 Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. • 0.1 7 1() • 44W. Test Pit Log 00( `i-iiit..411) Earth Consultants Inc. Candlewood Hotel tO ‘11)/ Geolochnical Engineers.Geologists Environmental Sdentists Renton,Washington Proj.No. 7608-1C Dwn. GLS Date Mar.'97 Checked DSL Date 3/31/97 Plate Al 1 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. J -- - ---- - -SIEVE ANAL-Y-SIS --- — — — -- --- HYDROMETER ANALYSIS • SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH,U.S.STANDARD GRAIN SIZE IN M�M -- - s. O tD $ Mq N O .��. N a a co O tp O O 00 O p O CD O O O p O O O O 0 O . Z ` � N tD CO N 7- ,ri Ln N cn O0.- r- N M �D OD 0 O 100 @� _ v a .f, ~� 10 C]Oloo 90 ... §) r y TIN 20 9 80 _ m 30 m oa ^ m 70 c7 71 lJ Zr" r P O -I-I - \ 40 �n so z O G D ;n 50 - 50 m v g -< �� cn m w -CD i m a0 - 60 0 n 3 kJ 6 ko ZI 30 70 m _ G) S _ 80 co 20 � o \\:?\\. cD 90 r,. 10 - cn ti - 1 ► 1 ► ► 1 1 I 1 1► 1 1 1 1 1 I 1 1 1 I 1 1 1 1 11 1_I �p s} a 100 0 p 0 O o C o o N O co CD V' r) N '- m ID a M N O O O O O O O O O O O O '~ cp w > M N GRAIN SIZE IN MILLIMETERS • o 0 0 o O o aZ COARSE 1 FINE COARSE MEDIUMSAND I FINE cr COBBLES FINES co • m GRAVEL w o m ¢' D Boring or DEPTH DESCRIPTION Moisture LL PL N- x 2 KEY USCS Content (/o) o D Test Pit No. (ft.) 1...1 O r' m 0 to 'n w O B-2 15 SP-SM Dark gray poorly graded SAND with silt 29.5 -- -- rp a) Q——— TP-1 1 SM Gray silty SAND 12.9 -- -•-- I 100 80 x 60 { a z >- CH � U N 40 A-Line J a_ 20 • i0 a a CL-ML 19 a 0 20 40 60 80 100 LIQUID LIMIT Natural Key Boring/ Depth Soil Classification USCS L.L. P.L. I. Water Test Pit (ft) Content • B-1 7.5 Gray elastic SILT MH 50 34 16 51.4 • - I Atterberg Limits Test Data . � E , Earth Consultants Inc. Renton,wood Hotel IY L\ Washington to, ilo ok Geotechni al Engineers.Geologists&Environmental Scientists Proj. No. 71281 Date Mar. '97 [Plate B2 • DISTRIBUTION E-7608-1C 4 Copies Martin Smith Real Estate Services 1109 First Avenue, Suite 500 Seattle, Washington 98101 Attention: Mr. Roger Fagerholm Mr. Steve Kramer 1 Copy LPN Architecture and Planning 1201 4th Avenue South, #102 Seattle, Washington 98134 Attention: Mr. Royce Berg - I 5 Copies Studio West Development 4088 Bridge Street, #8 Fair Oaks, California 95628 Attention: Mr. Jim Hansen 5 Copies City of Renton Department of Planning, Building and Public Works 200 Mill Avenue Renton, Washington 98055 Attention: Mr. Peter Rosen Earth Consultants, Inc. DRAFT TRAFFIC IMPACT ANALYSIS STUDIO WEST HOTEL Prepared for The City of Milpitas Prepared by Barton-Aschman Associates, Inc. PARSONS TRANSPORTATION GROUP April 8, 1997 rAPR 2 11997 1 ' w . —, Contents 1 1 Chapters Page Executive Summary iii 1 Introduction 1 2 Existing Conditions 5 3 Traffic Analysis 14 4 Site Access and Parking 25 5 Conclusions 27 , Appendices Appendix A: Level of Service Calculations Appendix B: Parking Counts and Trip Generation Studies Tables , ES-1 Intersection Levels of Service Summary v 1 VTA Transit Service 7 2 Intersection Level of Service Definitions Based on Delay 10 3 Existing Levels of Service 13 4 Approved Projects 15 5 Background Intersection Levels of Service 16 6 Trip Generation Rates for Studio West Hotel(286 units) 18 7 Project Intersection Levels of Service 22 8 Cumulative Intersection Levels of Service 23 , Figures 1. Site Location 2 I 2 Site Plan 3 3 Existing Transit Service 8 4 Existing Bikeways 9 5 Existing Lane Configurations 11 6 Existing Peak-Hour Traffic Volumes 12 7 Background Trips Without Tasman Bridge 17 8 . Direction Distribution of Project Trips Without Tasman Bridge - 19 9 Project Trips 20 10 Background Plus Project Trips 21 11 Cumulative Trips Without Tasman Bridge 24 , 397-11A.wpd/641199.01000 l 1 ' I Executive Summary This report presents the results of the traffic analysis for the proposed Studio West Hotel development located on Ranch Drive in Milpitas,California.The proposed project is for the development of both the 126-unit Candlewood Hotel and the 160-unit Hilton Garden Inn.Access to the site is provided via two driveways on Ranch Drive. - The impacts of the project were evaluated following the guidelines set forth by the City of Milpitas and the Santa Clara Valley Transportation Authority(VTA)for the Congestion Management Program(CMP). Six key intersections were evaluated. Two of these intersections are designated CMP intersections. The operations of the key intersections were evaluated for the following scenarios: I i Scenario 1: Existing Conditions. AM and PM peak-hour volumes obtained from recent counts. Scenario 2: Background Conditions. Redistributed existing AM and PM peak-hour conditions plus projected volumes from approved but not yet completed developments. Scenario 3: Background Plus Project Conditions. Project-generated traffic volumes for AM and PM peak-hour conditions plus the projected volumes for Scenario 2. Scenario 4: Cumulative Conditions. Existing conditions plus an assumed growth rate of two percent per year plus the conditions stated in Scenario 3. Traffic generated by the project was estimated by applying the appropriate vehicular trip generation rates to the proposed development size. The trip generation rates used are those published in the Institute of Transportation Engineers' Trip Generation for"Business Hotels,"the use that best represents the use for the proposed development.Based on the linear regression equations presented Barton-Aschman Associates, Inc. iii . • Executive Summary in Trip Generation, a 286-unit business hotel generates, 160 trips during the AM peak hour(86 in/74 _ out), and 163 trips during the PM peak,hour(99 in/64 out). These trips were assigned to the roadway system based on the current surrounding land uses. Due to changing roadway conditions,the background trips at several intersections were redistributed onto the roadway network. The existing and approved trips from the Cypress Drive/SR 237 interchange were reassigned to the proposed new interchange at SR 237 and McCarthy Boulevard due to the impending closing of Cypress Drive.Also,per a discussion with City of Milpitas staff, approved trips from Tencor,Milpitas Square, and McCarthy Marketplace were redistributed to access Tasman Drive via southbound Alder Drive rather than via southbound McCarthy Boulevard. The distribution of background traffic for the Tasman Bridge was based on the approved Cisco Systems Traffic Impact Analysis(TIA)redistribution of background traffic. One Cisco improvement was assumed completed for the background conditions at the intersection of Tasman Drive and McCarthy Boulevard. Level of service(LOS)calculations were conducted for existing,background,project, and cumulative conditions.Intersection level of service calculations were conducted using CAPSSI-11 software,the method approved by the CMP and the City of Milpitas. The results of the LOS calculations are shown in Table ES-1. Under project conditions,using CMP and City of Milpitas guidelines,there would be no significant impacts and therefore no mitigation would be required.Under cumulative conditions, CMP and City of Milpitas guidelines,there also would be no significant impacts. The parking facilities were analyzed for both hotels; it was determined that the proposed parking facilities are adequate to satisfy the city's requirements if the two hotels share parking.In addition, parking surveys were conducted to determine parking demand for similar hotels and the possibility of shared parking with the adjacent In and Out Burger.It was determined that extended-stay hotels require less than the city's requirement of one space per room and that 17 spaces could be shared with the adjacent In and Out Burger parking lot. 7 Barton-Aschman Associates, Inc. iv 0o Table ES-1 Intersection Levels of Service Summary a i. Co o Existing+ Existing+ Existing+Approved+ Existing Approved Approved+Project Project+2%Growth z Peak Count Avg. Delay Avg. Delay Avg. Delay Increase Avg. Delay Intersection Hour Date LOS (sec.) LOS (sec.) LOS (sec.) Critical Delay** LOS (sec.) Co Co 0 C) ✓ McCarthy Boulevard and Ranch Drive AM 5/96 B 11 C 16 B 17 1 C 17 y PM 5/96 B 13 C 19 C 19 0 C 19 c) _ McCarthy Boulevard and Bellew Drive AM 5/96 B 13 C 15 C 15 0 C 18 PM 5/96 B 13 C 22 C 22 0 C 22 Calaveras Boulevard and Abel Street* AM 11/96 D 29 D 28 D 29 0 D 29 PM 11/96 D 31 D 34 D 34 0 .D 35 Tasman Drive and McCarthy Boulevard AM 5/96 B 8 B' - 14 B' 14 0 Cl 15 PM 5/96 B 6 C' 17 Cl 17 0 C' 17 McCarthy Boulevard and SR 237 Eastbound Ramp AM N/A N/A N/A B2 13 C2 22 0 C2 22 PM N/A N/A N/A B2 15 C2 16 1 C2 16 Calaveras Boulevard and Milpitas Boulevard* AM 11/96 D 31 D 31 D 31 0 D 33 PM 11/96 D 31 D 33 D 33 0 D 34 *CMP Intersection **Increase in critical delay in seconds N/A=Not applicable 'Assumes Cisco Improvement 2Assumes SR 237/1-880 Improvement 1 . Introduction This report presents the results of the traffic analysis for the proposed Studio West Hotel development located on Ranch Drive in Milpitas, California. The proposed project is for the development of both the 126-unit Candlewood Hotel and the 160-unit Hilton Garden Inn.Access to the site is provided via two driveways on Ranch Drive. The site location is shown on Figure 1. The site plan is shown on Figure 2. The following intersections were analyzed for the proposed development: McCarthy Boulevard and Ranch Drive McCarthy Boulevard and Bellew Drive Calaveras Boulevard and Abel Street* Tasman Drive and McCarthy Boulevard McCarthy Boulevard and SR 237 Eastbound Ramp Calaveras Boulevard and Milpitas Boulevard* * denotes CMA intersection The selection criteria as specified by Santa Clara County for these intersections require that the proposed project will generate at least 10 vehicle trips per approach lane during a peak hour. All intersections are currently signalized. The operating conditions of the key intersections were evaluated for four scenarios. Cypress Drive, which is currently open,was assumed closed,and the existing traffic was redistributed to the proposed McCarthy Boulevard/Eastbound SR 237 intersection. The scenarios are: Scenario 1: Existing Conditions. AM and PM peak-hour volumes obtained from recent counts. Barton-Aschman Associates, Inc. 1 MILPITAS I � \ i Q t \ v. Not to Scale J \\ \ N Ni \ MOr,4 p<• % a3 vl \ \ i .1 - . . O°1o4 4 1-,i O\ . SITE / o . / �� seo 1 \. . \ ir 1 \ raewi v. $ to �o1. _ .Gels . si e, ( ° Greet. moll • `�j 73 Dr. A n — _ �OgtCO Illit ..---\\ 1 • --—6-- a \ N Oa \ O N B: 1 94, rode • Zone 00• . \ /� 13I v c ° I 0 • 0 LEGEND �,+Q�' ,J2 • `0 • = Study Intersection 4.0- SAN JOSE Figure SITE LOCATION Barton—Aschman Associates, Inc. STUDIO WEST ....� I Not to Scale „FIN (77:-----7 ..--rr i -Nr-4__-- 1-7----- ,, „ ••••• I l 1 cTj 1 ni ilL 1 f 1 1 1 1 :i a 13701Vd 1 II I I (611Z•II 1I'I I -.".,......tII7.rI.=Noi vraa•'7'e.'•-'m='lI''' .1.1'-4 4g!K.•1•.k11 I.,, I v1 �vd ; 1 iI1 ---\1 1 \i' . 1. 1 1 1 1 t-: N,I 1 yid`..4•4e4:. -' 1 1 • • 11 1 1 I I I I I I I ;��•.,.,�.,Oadr.`t 41) '‘. _ i r) R I I . ,.„ti•�47ose� 3 11- 1. a i501.11d �' .,,•,pry s :.,ti,,.c.., I I . ,4� •� C' 1 , "ii J f:, 1 11 1 I l 1� 1 ( ( i 1 is ; l 11 ill 1 1 1 '� `, .... .."ewe I 1 . `� • 1 Ill I I pm! I i Il II 1\ . 1 I I IN I I )I I N I µ9ONyg N011111 ,A I 1 ( 13111 a00f1131NY II IIIIIIIIIIIIIII11110 I I ' 11 Jl ... ...o, Ii . l Figure 2 SITE PLAN Barton-Aschman Associates, Inc. - STUDIO WEST Introduction Scenario 2: Background Conditions. Redistributed existing AM and PM peak-hour conditions plus projected volumes from approved but not yet completed developments. Scenario 3: Background Plus Project Conditions. Project-generated traffic volumes for AM and PM peak-hour conditions plus the projected volumes for Scenario 2. Scenario 4: Cumulative Conditions. Existing conditions plus an assumed growth rate of two percent per year plus the conditions stated in Scenario 3. Each scenario was evaluated assuming that the Tasman Bridge over Coyote Creek is completed. The Tasman Bridge project would link Tasman Drive in San Jose to Tasman Drive in Milpitas and provide a six-lane roadway. ' The remainder of this report is divided into three sections. Chapter 2 describes the project setting and the existing(March 1997)roadway conditions. Chapter 3 describes the traffic impacts of the l. proposed development. Chapter 4 examines the site parking conditions, and Chapter 5 provides a summary of the conclusions for this study. Barton-Aschman Associates, Inc. 4 2. Existing Conditions This chapter describes the existing conditions for the major transportation facilities in the vicinity of the proposed project site. These conditions include:the roadway network facilities and operations, transit services,and bicycle and pedestrian access. This report is written under the assumption that Cypress Drive,which provides access to the site from eastbound SR 237, is closed off in July 1997 and a new interchange at McCarthy Boulevard and SR 237 is open in October 1998.Although the proposed Studio West Hotel development is scheduled for completion in July 1998,per a discussion with city staff, it was assumed that the McCarthy Boulevard and SR 237 interchange would be open. Roadway Network Regional access to the site is provided by Interstate 880(I-880)and State Route 237 (SR 237).Direct access to the site is provided via Ranch Drive. Other roadways offering access in the vicinity of the site are McCarthy Boulevard,Cypress Drive,and Bellew Drive. Freeways Interstate 880(I-880)extends from I-80 in the north(Oakland)to I-280 in the south(San Jose) where it becomes SR 17.I-880 varies from four to ten lanes.At its interchange with Tasman Drive, I-880 has six mixed-flow lanes with auxiliary lanes between the SR 237 interchange to the north and Montague Expressway to the south. SR 237 has been improved to a six-lane freeway from McCarthy Boulevard in Milpitas to U.S. 101 in Mountain View.Between McCarthy Boulevard and I-880, SR 237 is scheduled to undergo construction from November 1997 to December 2000.During peak hours,two lanes on SR 237 are restricted to carpools and buses.East of I-880, SR 237 becomes Calaveras Boulevard,a four-to six- lane divided arterial. West of U.S. 101, SR 237 is currently under construction. Barton-Aschman Associates, Inc. 5 Existing Conditions Direct Access Roadways Ranch Drive transitions from a four-lane road to a two-lane road with a center turn lane for full access to the commercial area surrounding it. Other Related Roadways McCarthy Boulevard is a four-lane roadway that extends from Montague Expressway(in the south) to Ranch Drive(in the north).Adjacent to the proposed project site,McCarthy Boulevard has six through lanes. Bellew Drive is a two-to four-lane(four lanes west of McCarthy Boulevard to Cypress Drive), east/west,roadway that services industrial parks west of McCarthy Boulevard(where it becomes Technology Drive)and commercial developments east of McCarthy Boulevard. Cypress Drive is a two-lane,north/south,roadway that connects eastbound SR 237 with Bellow Drive and provides eastbound access to SR 237. Tasman Drive(which is known as Great Mall Parkway between I-880 and Montague Expressway) varies from four to six lanes and connects McCarthy Boulevard(in the west)to Montague Expressway(in the east).It also provides access to and from I-880.East of Montague Expressway, Great Mall Parkway becomes Capitol Avenue.Ultimately,the Tasman bridge over Coyote Creek will connect Tasman Drive in Milpitas to Tasman Drive in San Jose. Transit Service • Existing bus service on the surrounding roadway network is provided by the Santa Clara Valley Transportation Authority(VTA).Route 74,which provides service from Milpitas to East San Jose would service the proposed project site. Other bus routes in the area include: Route 56,which services Milpitas and Sunnyvale; and Route 66,which services Milpitas and Downtown San Jose. Table 1 summarizes the service frequencies for the above-mentioned bus routes.In the future, light rail is proposed to connect North First Street in San Jose to Hostetter Drive via center lane medians on Tasman Drive, Great Mall Parkway, and Capitol Expressway.However,this project is not fully funded. Figure 3 shows the existing transit service. Barton-Aschman Associates, Inc. 6 Existing Conditions Table 1 . VTA Transit Service Line Route Description Weekday Hours of Operation Headway* Route 56 Milpitas to Sunnyvale 6:00 AM to 9:00 AM 30 minutes 3:00 PM to 6:30 PM Route 74 Milpitas to East San Jose 6:00 AM to 10:00 PM 30 minutes Route 66 Milpitas to Downtown San Jose 5:00 AM to 11:30 PM 15 minutes *Headways during commute periods. Existing Pedestrian and Bicycle Facilities Pedestrian access to the proposed site is provided by a series of existing sidewalks on Ranch Drive and McCarthy Boulevard.Local bicycle access is provided via McCarthy Boulevard. However,no special lanes are provided for bicycles.Figure 4 shows the existing bikeways. Existing Intersection Levels of Service The operating conditions of the key intersections were evaluated with level of service(LOS) calculations for signalized intersections.Level of Service is a qualitative measure of traffic operations,ranging from LOS A(free-flow conditions),to LOS F(forced-flow conditions). All intersections were analyzed during their AM and PM peak hours of operation. The operations of key signalized intersections were evaluated with CAPSSI-11 software, as specified by the City of Milpitas and the VTA CMP. This level of service method estimates an intersection's operation based on the average stopped delay per vehicle in seconds at the intersection. The average delay is then correlated to a level of service(see Table 2). The City of Milpitas and the Congestion Management Program (CMP)have different criteria for identifying acceptable LOS. The City of Milpitas defines LOS D as its minimum acceptable level on local street intersections and the CMP defines LOS E as its traffic operation standard on its intersections. Barton-Aschman Associates, Inc. 7 1 1 BBO MILPITAS 4 \ \ - '0' • E \ Not to Scale �' Ca.. H Mar; �• \ m :.. \01 n o•\( • 1 ®150, \ 11 ti, c.\ a 1 O 4 0 / ,� ‘ o • SITE \ m �� m f =,o \ e"° •\• . ,P SY1ay ` ' 1 • 0<. ® ®. o .05e0e • c Belle $ Po. \ 7%. DP 5 f G % Proposed Tasman . / 1 maa o<. \ m , East LRT Extension o ° (No Funding � ' °s 1 'root Mau / 1 To Date) - a Ti- �� \ ��, Dr. \ yF ; % ...-- oe ws• \ 1 .1.00 c°0�� 1- , of 3 \ q. oc• / _ _ q` yp°oo i rade Zone I'• • 14 ,ii / . LEGEND I 0 Q,. CO = Express Route (Select) e Figure 3 = Local Route (Select) °°`°AJ SAN DOSE SANTA CLARA COUNTY . TRANSIT MAP Barton—Aschman Associates, Inc. STUDIO WEST MILPITAS co Q CNN° \ \ Not to Scale i \ \ * p g o• A Mori/ynn 0• \ 0. ( A 3 I \ a . 4, o1v, ri G\. , _ SITE \ te\..*-fri..1.- I . �\. o II% ~ *MI • z, \ \I o fo5ece v„ O(• 1 nor °s / I 000 C31 \ g.3- ' . Su ?r ' °l°1 1�eot Mall )41*:11-- o. 70 \ °yamo . n i bye -• a tidy 31 �o�yB $ 0 , • 0 0 r { _ • 11..CL6. \ N rode Zone 0� y \ I4 LEGEND o Q . = Bike Lanes oe ■ = Bike Routes 4904'' SAN DOSE Figure 4 � = Ped/Bike Paths BICYCLE MAP Barton—Aschman Associates, Inc. • STUDIO WEST Existing Conditions , Table 2 Intersection Level of Service Definitions Based on Delay Average Level of Stopped Delay Service Description Per Vehicle(Sec.) A Operations with very low delay occurring with favorable Less than 5.0 progression and/or short cycle lengths. B Operations with low delay occurring with good progression and/or 5.1 to 15.0 short cycle lengths. C Operations with average delays resulting from fair progression 15.1 to 25.0 and/or longer cycle lengths. Individual cycle failures begin to appear. D Operations with longer delays due to a combination of unfavorable 25.1 to 40.0 progression, long cycle lengths, or high V/C ratios. Many vehicles stop and individual cycle failures are noticeable. E Operations with high delay values indicating poor progression, 40.1 to 60.0 long cycle lengths, and high V/C ratios. Individual cycle failures are frequent occurrences. This is considered to be the limit of accept- able delay. F Operation with delays unacceptable to most drivers occurring due Greater than 60.0 to oversaturation, poor progression, or very long cycle lengths. Source: Transportation Research Board, Highway Capacity Manual, Special Report 209, Third Edition (Washington, D.C., 1994), pp. 9-6-9.7. The City of Milpitas supplied all existing intersection peak-hour traffic volumes, lane configurations, and signal timings which were entered into CAPSSI-11 to evaluate the current LOS at all study intersections. The LOS calculations are provided in Appendix A. Existing Signalized Intersections Figure 5 shows the existing intersection lane configurations and Figure 6 shows the existing intersection volumes and movements. Table 3 presents the results of the signalized intersection level of service calculations.All intersections are currently operating at acceptable levels of service. Barton-Aschman Associates, Inc. 10 1 1 2 3 4 6 t1 1 ,�1 •N � r1 N fL1 r2 N � t-1 Nr2 ,� 1,4 t2 14 .-1 ,� 1,4 r1 Lc 4-2 ,�14 t1 21, N 1(' 11 4)1 (' 11 h 1'' II' 21 41 I C' 2 1_4 -- N 2.--4 -• � 3-4 NN 1- 1Z 1-1 1-L AMIIIMIL MILPITAS 4 a I KW/ Not to Scale - I \ ; 9• Ma,/ Oc s 1 \ 6 237 ,i., 0 • SITE 1 01). S1oy leg p lek/ sorq.v'r• 2 .- • a pi. . 'S.,r°• c GNP a iyA Or• \ JB ' e 1 Greot Moll -.. __.c4 ":1 1 f ' .-- 9.6. \ q n 3 fi b',,, S 1 • cSo40, $ 1 �c, 9t, 0%. \ rode Zone • r O Q I. • '° SAN JOSE • Figure 5 • LEGEND EXISTING INTERSECTION • • = Study Intersection CONFIGURATIONS Barton-Aschman Associates, Inc. STUDIO WEST • f W CO N 6p J 0 ib p. W OP _ 1 j o o '�- 1`24) 2 � '�' L61(;j 3 N es o L31(37)13g5) 4 co n 5 6 j'`' N -2p3(4g8)4) �i`' 346) cn�i r94( ,1w1 ?. r2"1 v- ,� .. N1 o r1692( ✓� �4 S'1[11�► 4, 14 4tt9,4►($4) JY 14 14,7�(166) 1 rs�8�138) \, ✓.) 14 S 358►°63) Aal )� h .,—2. 1000) h '� 84(431) h ' I(r ) �� 193(62g) 4)1 (� 100(3 �, .cDi rn 17(57) w 1110(2100)Z w^P w et in e- 758(2018)Z co ts3 us 155(74) J wi 1p(39) p�J°'i 14(10) � N�i co 0 7p1(364) (Jo, `el' ua MILPITAS 4 e I 1 \ ; Not to Scale E \ g Moy,"II. \ 6Att•;‘, 4 • SITE 10.,k., o -f; , , • --,.. ... , ,,„,..0- T cel° \ t:, 2 • 00°` m N I •t Ifit kc ( `eat Mall \�i0 it 0 O• `'' ' \ ——Sc•� ��\e ttA t 3` 71It,: 0,4. g\. 4t\ m • rode Zone . `\ 1�^i it \'/ C • a I Q4 o `t aac SAN JOSE _ LEGEND • Figure 6 xx(xx) = AM(PM) Traffic Volumes EXISTING PEAK-HOUR • = Study Intersection TRAFFIC VOLUMES Barton—Aschman Associates, Inc. • STUDIO WEST Existing Conditions Table 3 Existing Levels of Service Peak Count Avg. Delay Intersection Hour Date LOS (sec.) McCarthy Boulevard and Ranch Drive AM 5/96 B 11 PM 5/96 B 13 McCarthy Boulevard and Bellew Drive AM 5/96 B 13 PM 5/96 B 13 Calaveras Boulevard and Abel Street* AM 11/96 D 29 PM 11/96 D 31 Tasman Drive and McCarthy Boulevard AM 5/96 B 8 PM 5/96 B ' 6 McCarthy Boulevard and SR 237 Eastbound Ramp AM N/A N/A N/A PM N/A N/A N/A Calaveras Boulevard and Milpitas Boulevard* AM 11/96 D 31 PM 11/96 D 31 *CMP intersection Roadway Improvements As mentioned,the SR 237/1-880 interchange is scheduled to undergo major reconstruction beginning in November 1997 and ending in December 2000.Listed below are the important changes in the roadway network,and their corresponding dates,that will affect the proposed Studio West Hotel development: • New off-ramp from eastbound SR 237 to McCarthy Boulevard(completed June 1998, intersection will be signalized), • New collector road from eastbound SR 237 to southbound I-880 (July 1998), • Cypress Drive closed(July 1998);traffic from McCarthy Boulevard will be detoured to access southbound 1-880 via Tasman Drive, • New on-ramp from McCarthy Boulevard to westbound SR 237(completed October 1998), • New on-ramp from McCarthy Boulevard to eastbound SR 237 (October 1998),and • New flyover from eastbound SR 237 to northbound 1-880 to merge with traffic from the new signalized eastbound on-ramp at McCarthy Boulevard(November 2000). All improvements listed prior to October 1998 were assumed completed under background conditions. The construction schedule was supplied by Mark Thomas Civil Engineering and Consulting and is subject to change. Barton-Aschman Associates, Inc. 13 3. Traffic Analysis Background Conditions Under background conditions,traffic was redistributed for three reasons.First,background traffic was adjusted for the pending closure of Cypress Drive associated with the SR 237/1-880 interchange reconstruction project.To account for this, existing traffic and approved trips from other local developments were redistributed to the proposed McCarthy Boulevard/SR 237 interchange. Second, per discussion with the City of Milpitas, approved trips from Tencor,Milpitas Square, and McCarthy Marketplace were redistributed to access Tasman Drive via southbound Alder Drive rather than continuing on McCarthy Boulevard to the Tasman Drive intersection. Third,the entire background traffic was redistributed to account for the completion of the Tasman Bridge.This redistribution was based on the approved distribution from the Cisco Traffic Impact Analysis. Also,there was one roadway improvement assumed completed under background conditions.At the intersection of Tasman Drive and McCarthy Boulevard, Cisco Systems is required to fund 100 percent of the construction of an additional southbound left-turn lane and third through lanes eastbound and westbound on Tasman Drive. The approved projects included in the background conditions are presented in Table 4. Barton-Aschman Associates, Inc. 14 Traffic Analysis Table 4 Approved Projects Project/Location Project Size Use Milpitas Bridge Housing Apartments - 306 Apartments, Unbuilt Westwood 237 (32,680 s.f.) Commercial Development McCarthy Market Place 800,000 s.f. Approved, 29%Unoccupied The Great Mall and peripheral developments Great Mall 1,240,000 s.f. Approved Peripheral Development: 750,000 s.f. Unoccupied or Unbuilt Beresford Meadows Development 50 Townhouses, Unbuilt Beresford Park II 123 units Single-Family Dwelling, Unbuilt Summerfield Housing Project 114 units Single-Family Dwelling, Unbuilt Milpitas Square Shopping Center 162,550 s.f. Community Shopping Center, Unbuilt Tencor Corporate Campus 732,000 s.f. R&D Adaptec Corporate Campus Expansion 103,000 s.f. R&D McCandess Technology Park (Parcels 3,6,7, and 13) 367,000 s.f. R&D Weller Lane Project 51 units Single-Family Dwelling Homestead Village 118 units Townhouse-Motel Dwelling Lifescan 1 Corporate Campus Expansion 125,000 s.f. Manufacturing 9,000 s.f. R&D San Jose Cisco Systems 1,000,000 s.f. Approved Background Intersection Level of Service The background levels of service are shown in Table 5 and the background traffic estimates are shown on Figure 7. There were no intersections operating below acceptable levels of service. Project Impacts The impacts of the proposed Studio West development are discussed in this section.First,the method used to estimate the amount of traffic added to the roadway system by the project is described. Then,the results of the level of service analysis of individual intersections are presented for project conditions. Project conditions are defined as the background conditions plus the additional traffic added by the project. Barton-Aschman Associates, Inc. 15 STUDIO WEST, HOTEL COMPANY, •LLC • • 101 Larkspur Landing • Suite 318 • Larkspur,CA 94939 Telephone:(415)925-3100 • Facsimile:(415)925-3399 DEVELOPMENT PLANNING CITY nF RFNTON MAY 0 6 1997 May 5, 1997 RECEIVE1 Mr.Peter Rosen 1/ City of Renton Municipal Building 200 Mill Avenue South Renton,WA 98055 • Re: Candlewood Studio Hotel and Hilton Garden Inn The Austin Site V Renton, WA Dear Peter; Attached is a copy of a"draft"Traffic Impact Analysis("TIA")report prepared by Barton-Aschman Associates, Inc.,dated April 8, 1997. The TIA also includes a section on parking requirements for these types of facilities. The report is a draft at this time as the City of Milpitas is still reviewing the traffic findings. The Milpitas TIA is applicable to the Renton project in that,both projects include an extended stay,focused service hotel and a full service,commercial hotel together on a common site. Since most traffic and parking manuals do not address these specific types of hotels,we felt it was necessary to commission our own analysis. Please refer to sections 4 and 5 of the referenced TIA. You will see that Barton-Aschman analyzed the parking requirements of two representative hotels. The Residence Inn compares to the Candlewood's market/clientele segment and the Courtyard is very similar to the proposed Hilton Garden Inn in both market segment and product. The results of the analysis confirm our operational experience;parking requirements at both facilities is less than 1 parking space per room: Residence Inn: .8 to.96 spaces per room Courtyard: .69 to.77 spaces per room As is the case with the Milpitas site,the two Renton hotel parcels will provide for common ingress and egress,as well as reciprocal parking between the two. Additionally,there are reciprocal parking spaces available on an adjacent parcel. Using the Barton-Aschman findings,the Renton project parking requirements are as follows: Candlewood(134 rooms): 107 to 129 spaces Hilton(150 rooms): 104 to 116 spaces Total: 211 to 245 spaces Total provided: 284 spaces We are confident the parking provided is sufficient to properly support the two hotels and that significant parking problems will not occur. This is especially true given that the Martin-Smith proposed use for the adjacent parcels is a"day use"facility. Development Office located at the Broadley Building 4088 Bridge Street,Suite 8 • Fair Oaks,CA 95628 • Telephone:(916)965-1690 • Facsimile:(916)965-1693 Mr.Peter Rosen May 5,1997 Page 2of2 Thank you for you assistance and cooperation. Sincerely, J. r hur Hansen Development Development Office The Broadley Building cc: KKI3 w/out . u»u o ( \ m m: j / ' `^ ` ' � ' � — — � � � ` � � __— .' ., . . . . . . COLD fl.t4RE'..1,' • >--- -�'/ o,I _- �� r �* 13-^^a .7) Cle41\1-2- 4 0) -4- ed(4N9 Ve-C 47 5-/.7 t-.1 / 1 VPS-Ajj eni '-e 72:79/ 10 ' - Yu ----e ...__ __ b ' - _ -_i - . 94 4 f”'--°40- 1 z.,- 1,-d -L-- -- --6 "° /634"+- ' -dam 5 sr -0 ,) , -----0:eldli(F) H fI ---O' , - ----- S c____; _be,R-o- St � ,,_: -.::::_ 0 .______ ___:„.„,„„--� r4a5 g ,I __Q c., cl L_ TY) mil q-2; 1l- --6 9 C.=0Q/en-2\-)QNV ) — I. %5KIki 7 -e A l. v -tip-T I • . Traffic Analysis Table 5 Background Intersection Levels of Service Peak Avg. Delay Intersection Hour LOS (sec.) McCarthy Boulevard and Ranch Drive AM C 16 PM C 19 McCarthy Boulevard and Bellew Drive AM C 15 PM C 22 Calaveras Boulevard and Abel Street* AM D 28 PM D 34 Tasman Drive and McCarthy Boulevard AM B1 14 PM . C1 17 McCarthy Boulevard and SR 237 Eastbound Ramp AM B2 13 PM B2 15 Calaveras Boulevard and Milpitas Boulevard* AM D 31 PM D 33 *CMP Intersection **Increase in critical delay in seconds 'Assumes Cisco Improvement 2Assumes SR 237/1-880 Improvement Project Traffic Estimates The amount of traffic associated with a project is estimated using a three-step process: (1)trip generation, (2)trip distribution,and(3)trip assignment.In the first step,the amount of traffic entering and exiting the site is estimated on a peak-hour basis.In the second step,the directions from which the trips approach and depart the site are estimated.In the third step,the trips are assigned to specific street segments and intersection turning movements. This process is described in the following sections. Trip Generation The amount of traffic added to the roadway network by a proposed project is estimated by applying trip generation rates to the size of the project.The trip generation for the proposed Studio West development was estimated using the rates published by Institute of Traffic Engineer's(ITE) Trip Generation, Fifth Edition,for"Business Hotels."The lower trip generation rates for business hotels were confirmed by a study conducted by Barton-Aschman Associates,Inc. for Courtyard by Marriott. The study concluded that because extended-stay hotels often lack full-service restaurants and banquet facilities,they generate less traffic than traditional hotels.A copy of the trip generation conclusions from the Courtyard by Marriott TIA is located in Appendix B. The lower rates were further justified by Studio West Hotel's agreement to provide shuttle service to and from local destinations. The trip generation information is summarized in Table 6. Barton-Aschman Associates, Inc. 16 1 o^ 10(10) 2 0 t' > 96) 3 0 0 `8.° 4 224(79) 5 0 6 0 rn p1(448). o r^ L 4 ^j t0( -W �46(75) 9 p W 0 • -- 7700110) o w N '„-1847(1120) �11 of r47(1 46) �' •w of r20(45) c�° w `�- r2083(140 ) J 4,1 1p6) ✓ o 7- rn 4) -'i) l4 ? 0( c' ,.4 9 0,.4 2p4) o,.�4 r 456( \ �o 4 371(17 r,5,► .�4' 1` r 2t1p,(►27 ) 1 r t1 g1( S ,► b4 ,� .. t 10(14)J h O� 402)1 h J'� 1 4) 1 � 10(10)1 h 1 t� sj�(1k9 \LP t 145(5 1)1 4 1 p -s --cr 73( 45(371) o v, N 1770)—► N cr (•0 �` • / —► N -. 100(32 )� ^ 0 N 10(20) o 4. - 1141(2095) ^ 1110( N N o)Z 837(2240)� w 321(18°) '� .�Pi 39(2p4)Z J c`°jo°i 18(10)� 0 10(10) cn w. �� 779(412) mere . MILPITAS Q • .dI1 \ Not to Scale\ 9. . \ Mori/y pc. • / \ / i \ a� ®- P SITE 1 A e>, Se0' 11% At..r.i 4 1g • �\� WoY / : ram. 1 -. / c;e„..v. 2 S` •GV��a ts• . 'y4? o� as Or / a4- 5„mir \ 1 g4\ m �j iN - c Groot Mall o �? 44.°P AlW oJ . —' t t ' — c1 ' , 00AMbtera. /rode Zone r1. g\ mr Is 141 . / s 1 oQ4•'' - oc�oc e 4 SAN JOSE LEGEND Figure 7 BACKGROUND xx(xx) = AM(PM) Traffic Volumes PEAK-HOUR • = Study Intersection R TAFFIC VOLUMES Barton—Aschman Associates, Inc. • ■ STUDIO WEST • Traffic Analysis Table 6 Trip Generation Rates for Studio West Hotel (286 units) Trip Rate Directional Split Time Period (per unit) (%in/%out) Total Trips AM Peak Hour 0.56 trips 54%/46% 160 . (86 in/74 out) PM Peak Hour 0.57 trips 61%/39% 163 (99 in/64 out) Trip Distribution The trip distribution on the surrounding roadway network for the proposed Studio West development was estimated based on the existing land uses in the surrounding area.Figure 8 shows the major directions of approach and departure for traffic generated from the proposed development. Trip Assignment The trips generated by the proposed development were assigned to the roadway system based on the directions of approach and departure discussed above. Figure 9 shows the project trips and Figure 10 shows the project trips plus the background trips. Project Intersection Levels of Service Intersection level of service calculations were conducted to evaluate the impacts of the proposed project.Background conditions served as the base from which the impacts of the project were evaluated. The peak-hour project trips were added to the background volumes to obtain volumes for the project conditions. The results of the level of service calculations for the proposed project conditions are presented in Table 7. The City of Milpitas identifies significant project impacts when the following relationships between background and project conditions exist: 1. The level of service at an intersection drops below LOS D when the project-generated traffic is added to the intersection; or 2. An intersection that is operating at LOS E or below under background conditions has an increase in critical delay of four or more seconds when project trips are added. Barton-Aschman Associates, Inc. 18 1 ' 1 MILPITAS CIP co E I` 1 \ E `�v Not to Scale J \\ \ N .� \ MOriInncf. ImU1 \I �, 15 15°b�s� RanDcf 1// p SITE 1 95% � ' a \ . 0 \ f 1rs*01 ' 20% 20%i `— o ��. \ • c Be,\e. ? 1 `g KJ. • r o c. i 4.1 oc or. \i!:. • F °o 'Great Mall Ili `�j \,,y, c" \ CI' Y 11111 Dr. \ . o \ 1 e i triR`b\e 3 s A'fO/ k rode Zone 0‘• , \ \ V4 PC I \ -o • c \ 0 o I Figure 8 _ LEGEND e+946 DIRECTIONAL c DISTRIBUTION OF • = Study Intersection `I'a SAN JOSE PROJECT TRAFFIC o---+--- e....ti......, Arco, infoc Inr STl11llO WEST 1 2 3 4 5 „ 6 • 4�(55)� r 55(48) ✓� t2(2) �,3(15) 1 `4 �,3(15) e(7)J 1 . 2(2)1 hN �� ''(2py),r „(10)—► 2(1) 7 MILPITAS 4 • n ® 1 Not to Scale '. .E \ 9 \ Moyy A °c• a „(10 -11 •'j •% \ m 1 \ B 237 ,5(,3)-- ^• / ,5(12) N ,SITE 1Ri�\`� �o�AV-72, w • / , q \ $ c , / coop 2 v • e PS. '�: o,. *. ,Itoos \ 0) N ` If it c% Great Mall . AY' a°°' Al • cia, ao o Fbte R C` oa $ . \ ti / cao f 0 rode Zone • / ° I • oQ o 00 1 SAN JOSE LEGEND • Figure 9 xx(xx) = AM(PM) PROJECT • = Study Intersection •TRIP DISTRIBUTION Barton—Aschman Associates, Inc. • - STUDIO WEST A 1 0 0 uu 0 100) S .�,, cirvN to�,,.- 22( .-N°'.� �20(45)9 w w°� 14 r2p(27 ) ..1 �C cD t (' Y 4p9)1 N Qo10 47(373)1 co 0(20)� oo P 2105)�(20 )� 1152 2p(11)�4 .... N �TO — �,� o'er 779(412) �°: _; MILPITAS Q �q l ® \ ; . Not to Scale • E \\ Mon', v. \ w `" A• % Al3 4 SITE ,,��t> see <\o \ rs. 1 P. 2 c c_s r0 R,00�� om • N / • 4- SIf \J c Groot Mall Ift _ 4 • eF ok \ 6 be mI ��'O S u I 0. O 3 �j o� f�7r 9v . �! 1 ` rode Zone / Ii 0Q . ` s 4� SAN JOSE • LEGEND 0 Figure 10 XX(XX) = AM(PM) Traffic Volumes BACKGROUND AND • • = Study Intersection - PROJECT TRAFFIC in_1-- •--L..-- ii----"-L-- '-- • Traffic Analysis Table 7 Project Intersection Levels of Service Existing+ Existing+ Approved Approved+ Project Peak Avg. Delay 'Avg. Delay Increase Intersection Hour LOS (sec.) LOS (sec.) Critical Delay** McCarthy Boulevard and Ranch Drive AM C 16 B 17 1 PM C 19 C 19 0 McCarthy Boulevard and Bellew Drive AM C 15 C 15 0 PM C 22 C 22 0 Calaveras Boulevard and Abel Street* AM D 28 D 29 0 PM D 34 D 34 0 Tasman Drive and McCarthy Boulevard AM B' 14 B1 14 0 PM Cl 17 Cl 17 0 McCarthy Boulevard and SR 237 Eastbound Ramp AM B2 13 C2 22 0 PM B2 15 C2 16 1 Calaveras Boulevard and Milpitas Boulevard* AM D 31 D 31 0 PM D 33 D 33 0 CMP Intersection **Increase in critical delay in seconds N/A=Not applicable 'Assumes Cisco Improvement 2Assumes SR 237/1-880 Improvement The CMP defines significant project impacts when the following conditions occur: 1. The level of service at an intersection drops below LOS E when the project-generated traffic is added to the intersection; or 2. An intersection that is operating at LOS F under background conditions has an increase in critical delay of four or more seconds when project trips are added. According to the above definitions,there were no significant project impacts. Cumulative Conditions This section examines the proposed Studio West development under cumulative conditions. Cumulative conditions are defined as the project conditions plus a two percent growth rate compounded yearly on the existing conditions. The two percent growth rate is added to account for Barton-Aschman Associates, Inc. 22 I . Traffic Analysis any background traffic not accounted for by the City of Milpitas. For the proposed development,the two percent growth rate was applied from the date of the last known traffic count. The growth rate was applied through July 1998. Levels of Service Under Cumulative Conditions Figure 11 shows the volumes and movements under cumulative conditions for the intersections analyzed. The cumulative levels of service are shown in Table 8. There were no significant impacts over background conditions under cumulative conditions. Table 8 Cumulative Intersection Levels of Service Existing+Approved+ Existing+Approved Project+2%Growth Peak Avg. Delay Avg. Delay Intersection Hour LOS (sec.) LOS (sec.) McCarthy Boulevard and Ranch Drive AM C 16 C 17 PM C 19 C 19 McCarthy Boulevard and Bellew Drive AM C 15 C 18 PM C 22 C 22 Calaveras Boulevard and Abel Street* AM D 28 D 29 PM D 34 D 35 Tasman Drive and McCarthy Boulevard AM B1 14 C1 15 PM C1 17 C1 17 McCarthy Boulevard and SR 237 Eastbound Ramp AM B2 13 C2 22 PM B2 15 C2 16 • Calaveras Boulevard and Milpitas Boulevard* AM D 31 D 33 PM D 33 D 34 *CMP Intersection **Increase in critical delay in seconds N/A=Not applicable 'Assumes Cisco Improvement 2Assumes SR 237/1-880 Improvement Barton-Aschman Associates, Inc. 23 co tr `o 5 6 1 10) 2 J 3 N J N 4 N O' • o o L 64(143) ^w ,�25`45� O n L47(76)1473) cL',+ w w L214(46170) ta rn�-, r 31) �' w``•'' 24( co 1 w. 2171( /�t n �\ 1_• 4. CA,,, -, 1920(1 `�� 4 t 210(5 0'4 4 r 43(2g3) �.� 14 r 1g6(21°) 1 c ,�-44 080) 1 i4 �� 4 383(180) t ,► ,► \ 09 24 ,► t ,► • 10(150 h o 79(413) ' 50(3g8)1 h 'N -:( ) 62,2., 0)� \Oro.. 152(553)1 h LA1� 152(39 ) o w 3(23) w 1191(2179)� `O co� rn 0�Z r 0 4 2321)� o u ps p 183) .� w Z w 86 ( 378( J i 39(2p6) o�'' 20(11) .Ji raj co `'w'� 804(425)� p:3 • MILPITAS Q a l ® 1 \ o Not to Scale •E \ \ Moyy.'.i \ a ®'i o a G\ SITE 1,Ri� "\9 1 1� w i ; \ lit. & \ . -S ./ 1;0-�� 2 g` Comae P.+. +yto / a 91 _ \ ft I. ` '° (Groot Mall 13 .18. ode c A Coy' a 0 4 S -- - _ — --or i b�e \ sz 4 tr 31 nor S cO.0• 0 ` UP �7� 0t. la • rode Zone ti \ AA'V i o IY c ac�o�oo 4 SAN JOSE LEGEND • xx(xx) = AM(PM) Traffic Volumes Figure 11 • • . = Study Intersection CUMULATIVE TRAFFIC Barton—Aschman Associates, Inc. STUDIO WEST t l - 4. Site Access and Parking This section examines the parking facilities and the driveway accessibility for the proposed Studio West Hotel development in the McCarthy Ranch. Parking According to the City of Milpitas Off-Street Parking Regulations(section 53.23-2),one parking space per hotel unit is required for a new development, or 286 spaces for the proposed development. This requirement is met assuming that parking spaces from the Candlewood Hotel and the Hilton Garden Inn are shared(291 total spaces are proposed). City staff have already expressed agreement to this option.In addition,peak-hour parking surveys were analyzed from Courtyard by Marriott Hotels and Residents Inns. These extended-stay hotels are believed to be very similar to those of the proposed development. The results of the surveys are shown below: • Average Courtyard By Marriott parking surveys: 0.77 spaces per room Latest Courtyard By Marriott parking survey, ' ! Cupertino(weekday, 11/19/96): 0.69 spaces per room Residents Inn parking survey, San Ramon(weekday,3/24/97): 0.96 spaces per room Residents Inn parking survey, San Ramon(weekend,3/30/97): 0.80 spaces per room As shown, all of the parking surveys conducted indicate that less than one parking space per room is required for an extended-stay hotel. The possibility of shared parking with the adjacent In and Out burger was also investigated and a parking survey was conducted on March 24, 1997. The survey shows that the maximum number of parking spaces occupied between 8:30 PM and 1:00 AM(close)never exceeded 36.According to the proposed site plan,In and Out Burger would own 53 non-handicap parking spaces. Therefore, 17 Barton-Aschman Associates, Inc. . 25 Site Access and Parking parking spaces from 8:30 PM to 1:00 AM could be shared with the proposed Studio West development during their PM peak hours of demand. Site Access Under current traffic control, a left turn from the proposed project site to westbound Ranch Drive is not permitted. Therefore, it was assumed all westbound traffic from the proposed site would have to make a right turn onto Ranch Drive and make a U-turn from the center median. The City of Milpitas plans to raise the center median and mark where U-turns will be permitted. Barton-Aschman Associates, Inc. 26 5. Conclusions The proposed development of 286 business hotel units is estimated to generate a total of 160 trips during the AM peak hour(86 in/74 out), and 163 trips during the PM peak hour(99 in/64 out). The impacts of these trips on the surrounding roadway system were evaluated using the methodology approved by the City of Milpitas and the CMP. Under project'conditions,using CMP and City of Milpitas guidelines,there would be no significant impacts and therefore no mitigation would be required.Also,under cumulative conditions, using CMP and City of Milpitas guidelines,there would be no significant impacts. The parking facilities were analyzed for both hotels.It was determined that if the two hotels share parking,the proposed parking facilities are adequate to satisfy the city's requirements.In addition, parking surveys were conducted to determine parking demand for similar hotels and the possibility of shared parking with the adjacent In and Out Burger.It was determined that extended-stay hotels require less than the city's requirement of one space per room and that 17 spaces could be shared with the adjacent In and Out Burger parking lot. Barton-Aschman Associates, Inc. 27 611 -OG2, ,GCF (LI• . ) • '• •; •, ' • " • ............................................................. 111111.RETWO INgifr(11$19 NAGRIPETRNEQNEMB AND 1111111111111WiNgotatoywireaCALCULATIONSRENTON, WASJIINGTON IMMEINEMBE FOR SW. 19TH LEND OUR JOB NO. 6045 MARCH 12, 1997 k"42', • 7itit/01;, IT' fgr Z3146 a dr, oA, $6,sTEckv, ((''s:sioNALt-t0 Prepared By: I EXPIRES 4/3/14 BARGHAUSEN CONSULTING ENGINEERS, INC. 18215 72ND AVENUE SOUTH FIECFIvrn KENT, WASHINGTON 98032 (206) 251 -6222 APR 1 8 1997 DEVELOfrwit'.NT PLANNING CITY OF RENTON CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES ez))/v,' s t TABLE OF CONTENTS 1.0 INTRODUCTION/GENERAL INFORMATION 2.0 EXISTING SITE CONDITIONS 3.0 DOWNSTREAM DRAINAGE ANALYSIS 4.0 ON-SITE DRAINAGE CONSIDERATION 5.0 STORM DRAINAGE DETENTION CALCULATIONS 6.0 RESOURCE REVIEW A. ASSESSOR'S ' MAP B. FLOODPLAIN/FLOODWAY FEMA MAP C. WETLAND INVENTORY MAP D. SENSITIVE AREA FOLIOS E. SOILS SURVEY MAP 1.0 INTRODUCTION/GENERAL INFORMATION The proposed nine-lot short plat is located in Section 19, Township 23, Range 5 East, Willamette Meridian, in the City of Renton, Washington. The site is bound by Lind Avenue S.W. to the west, S.W. 19th Street to the south, Fast Valley Road to the east, and existing office buildings to the north. The rectangular site is approximately 14.5 acres. 2.0 EXISTING SITE CONDITIONS The King County Soil Classification Guide shows the site to have a mixture of soil types. The survey indicates the site consists of the Puyallup soil group, which is a hydrologic Group B, and an urban soil group, which is a variable hydrologic group. However, this survey was done prior to the site being filled with several feet of imported material. Our site investigation reveals that the on-site soils probably are a hydrologic Group C. _ The site is almost fully grassed and contains small areas of light brush, but no significant trees. The topography is very flat. Some small depressions exist due to previous inconsistent fill placement. The site sits higher relative to its surroundings and, therefore, receives no off-site drainage. 3.0 DOWNSTREAM DRAINAGE ANALYSIS Storm drainage runoff from the project sheetflows from north to south and is collected at two low points along the south property line by two existing catch basins. These two catch basins are located behind the road improvement and collect runoff from the existing site. The catch basins are protected by a silt fence buffer and discharge runoff to the existing 60-inch diameter storm tightline system along S.W. 19th Street. The existing 60-inch diameter tightline system along S.W. 19th Street travels westerly toward the intersection of S.W. 19th Street and Lind Avenue S.W. (87th Avenue South). From the intersection of S.W. 19th Street and Lind Avenue S.W., the 60-inch storm drain travels due west approximately 1,100 lineal feet in a 60-inch reinforced concrete pipe system. It discharges at this point into a well defined 6-to 10-foot deep vegetated ditch that appears to be approximately 5 feet wide with 2 to 1 side slopes. At a point approximately 200 feet west, the flow enters a 60-inch corrugated metal pipe which conveys the drainage due westward approximately 100 feet into Springbrook Creek where it is discharged. 4.0 ON-SITE DRAINAGE CONSIDERATIONS The proposed short plat will contain one drainage/detention system for the entire project. Drainage from the site will be discharged into the existing wetland across S.W. 19th Street to the south of the site, which ultimately flows into the previously mentioned 60-inch storm drainage system in S.W. 19th Street. The wetland will be used for peak rate runoff control. In addition, a wet/detention vault located on the south property line of the site will also be used for some detention. This system is described in greater detail in the following paragraphs. All site storm drainage detention and water quality systems will meet City code and be in accordance with City standard systems or equivalent systems. 6045.001 [KL/es] Storm drainage construction for the first phase of the project will consist of the construction of the wet/detention vault and outfall, as well as the storm drainage conveyance system which will provide stubs to each individual lot. When the individual lots are developed, their storm drainage systems can then tie into the provided stubs. Water quality for the entire project will be provided in the wet/detention vault located along the south property line of the site. The vault is designed using the February 1996 draft of the King County Surface Water Design Manual, which is a method of analysis based on computer modeling using the King County Runoff Time Series (KCRTS) model. The City of Renton requires the wetpond to be 1.5 to 2 times the design surface area and volume as calculated using the 1990 KCSWDM Design Standards if a biofiltration swale does not precede it. Using the KCRTS method of design, the vault is approximately 1.8 times the surface area and 2.7 times the volume requirements of the 1990 KCSWDM. The wetpond design calculations are contained later in this report. The wetland on the property south of the project is approximately 10 acres in size. The developer proposes to use this wetland as one of his two means of peak rate runoff control and detention. Special requirement No. 8 of the King County Surface Water Design Manual specifies that the increased volume of runoff from the proposed project may not increase the 100-year floodplain elevation of a wetland more than 0.1 feet. Based on this requirement and the area of the wetland we have estimated, approximately 40,000 cubic feet of storage is available. Also contained in this report are the calculations for a standard detention system based on City of Renton requirements. These requirements require the developer to match the peak flows of the 2-and 10-year design storm events and increase the required storage volume by 30 percent above the 10-year design storm event. Based on a total build out of the project assuming 90 percent impervious area, the required storage volume would be approximately 60,000 cubic feet. The difference between volume required and volume provided by the wetland is 20,000 cubic feet. This difference must be detained on site. Based on the preliminary water quality calculations, the surface area required for the wet vault is approximately 10,400 square feet. Therefore, 2 feet of storage above the static water surface elevation of the wet vault will provide the necessary on-site storage to make up the 20,000-cubic foot difference. If it is determined that the wetland cannot provide the assumed storage, additional storage will be provided in the on-site wet/detention vault. The outlet control structures from this detention vault would then regulate flows to the wetland and possibly also to the existing 60-inch storm drain in S.W. 19th Avenue. An existing 24-inch pipe currently picks up wetland overflow and conveys it to the 60-inch pipe in S.W. 19th Avenue. Since additional drainage will be reaching the wetland from the site, a storm drainage manhole will be constructed on the existing 24-inch wetland outlet pipe that contains a flow control structure designed in accordance with special requirement No. 8 of KCSWDM. Please refer to the preliminary grading and storm drainage plans for the project for additional information on the storm drainage system. 6045.001 [KL/es] A I ,-4 e 13� ST a a so.,: • 3 18 HS, v/,-°,s ,n A. ,' LIBERTY/ RE7Na\ a .< OLIWET \sI T 8 { — 'a S_2ND S :" PARK yT a1Ww �Q ��com-rmr �.1h L N L4Y � 2hD P 1> __ 1 f PANK .� 1emoF '90D— /PitiPrillr l' c'. IN ,, , ux.,1_,_. .. s L ---4 • ,,/41 J> t �� i Z.8 ,7�/7� /�i� il OS • ,�� RD SE .[ RN 211 .dir allmir Ao.L.,. ,.w_ �, Y R 5 6Tx ST ietliii...4. PARK a s i a, g N PARK■\ ,,�`t - w ��©-7j 6.4 .ye m... $ a( a RIDE G�Q.. f 'gib. -'S7 � ```` •E EEL • .I t1}, SR ..• I 1 sT ,,G4O.� _N.' [ENTER ®E S`� F<E R! 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Sg' j LLAA /v&- f-r.2 ca-z-/1.1/7-eD Ht-/.V2o LOG VlLvMCs /DY2 /74 ti&- VmL '4L= + 3o V. /,30 (44'173 ) S8/46„ c� HSSvE vor7 e_fe 2e9 GPFs p�iy,i TLC i✓E Z_ .412 ' ,!.w1P/2_cii /J /4-6 r.= - jpt-e/7/ /' y /vc4 �1�C�v✓7tii' /�4� //✓e(��tt� //t} /DO Y2 rc6e Putlyi - G,/0 r-—: 'w2-7-LAAJD `'0T46z = (1_/) , �e 1�� ) (43 S Gv0 1�4) Q©,la 1r) ' 43,s-Z,,o cF 5✓// �J J/J /,. 1�a�46 ,1VAIL4 cb� r 21i - ( /0.779-4- 4245& C•vg aao 4._17 dre75im,- favAiL0,E. : 46, 00e) - •6 7 ' rV-S/ 2a/ aao p(rfrigx.i5ioAtis : z6,0 4o ( so, 9c2c, 5.7912A6e: pep ne t_F-6.10 2 ;4..4 ao 5P- (t„?. i•9 r--t.-- \.5) /f5-sc."4-74_5; 2 1=77 4)v 2 . . 3/11/97 1:45:46 pm Barghausen Engineers page 1 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE BASIN SUMMARY BASIN ID: D02YR NAME: POST-DEVELOPED 2YR/24HR SBUH METHODOLOGY TOTAL AREA • 14.50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 . 00 inches AREA. . : 1. 45 Acres 13 . 05 Acres TIME INTERVAL 10. 00 min CN • 90. 00 98 . 00 TC • 18 . 10 min 8 . 70 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 50. 00 ns: 0. 1500 p2yr: 2 . 00 s: 0. 0100 TcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 TcReach - Channel L: 850. 00 kc:42 . 00 s: 0. 0020 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 PEAK RATE: 5. 45 cfs VOL: 2 . 06 Ac-ft TIME: 480 min BASIN ID: D100YR NAME: POST-DEVELOPED 100YR/24HR SBUH METHODOLOGY TOTAL AREA • 14 . 50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3 .90 inches AREA. . : 1. 45 Acres 13 . 05 Acres TIME INTERVAL 10. 00 min CN • 90. 00 98 . 00 TC. . . 18 . 10 min 8 . 70 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 50. 00 ns: 0. 1500 p2yr: 2 . 00 s: 0. 0100 TcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 TcReach - Channel L: 850. 00 kc:42 . 00 s: 0. 0020 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 PEAK RATE: 11. 22 cfs VOL: 4 . 33 Ac-ft TIME: 480 min BASIN ID: D10YR NAME: POST-DEVELOPED lOYR/24HR SBUH METHODOLOGY TOTAL AREA • 14 . 50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2 . 90 inches AREA. . : 1. 45 Acres 13 . 05 Acres TIME INTERVAL 10 . 00 min CN • 90. 00 98 . 00 TC • 18 . 10 min 8 . 70 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 50. 00 ns: 0 . 1500 p2yr: 2 . 00 s: 0. 0100 TcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 TcReach - Channel L: 850. 00 kc:42 . 00 s: 0. 0020 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc:42 . 00 s: 0. 0020 PEAK RATE: 8 . 19 cfs VOL: 3 . 13 Ac-ft TIME: 480 min 3/11/97 1: 45: 46 pm Barghausen Engineers - page 2 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE BASIN SUMMARY BASIN ID: EX02YR NAME: PRE-DEVELOPED 2YR/24HR SBUH METHODOLOGY TOTAL AREA • 14.50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2 . 00 inches AREA. . : 14 . 50 Acres 0. 00 Acres TIME INTERVAL 10. 00 min CN • 86. 00 0. 00 TC • 97 . 91 min 0. 00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 300. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0050 TcReach - Shallow L: 600. 00 ks: 9. 00 s: 0. 0025 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc:42 . 00 s: 0. 0020 PEAK RATE: 1. 03 cfs VOL: 1. 03 Ac-ft TIME: 540 min BASIN ID: EX100YR NAME: PRE-DEVELOPED 100YR/24HR SBUH METHODOLOGY TOTAL AREA • 14 . 50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 14 . 50 Acres 0. 00 Acres TIME INTERVAL 10. 00 min CN • 86. 00 0. 00 TC • 97 . 91 min . 0. 00 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 300. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0050 TcReach - Shallow L: 600. 00 ks: 9 . 00 s: 0. 0025 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 PEAK RATE: 3 . 53 cfs VOL: 2 . 97 Ac-ft TIME: 520 min BASIN ID: EX10YR NAME: PRE-DEVELOPED 10YR/24HR SBUH METHODOLOGY TOTAL AREA • 14. 50 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2 .90 inches AREA. .: 14 . 50 Acres 0. 00 Acres TIME INTERVAL 10. 00 min CN • 86. 00 0. 00 TC • 97 . 91 min 0. 00 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 300. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0050 TcReach - Shallow L: 600. 00 ks: 9 . 00 s: 0. 0025 impTcReach - Sheet L: 50. 00 ns: 0 . 0110 p2yr: 2 . 00 s: 0 . 0100 impTcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 PEAK RATE: 2 . 14 cfs VOL: 1. 91 Ac-ft TIME: 540 min 3/11/97 1:45: 46 pm Barghausen Engineers page 3 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE BASIN SUMMARY BASIN ID: WETPOND NAME: 1/3 2YR/24HR POST-DEVELOPED SBUH METHODOLOGY TOTAL AREA • 14 .50 Acres BASEFLOWS: 0. 00 cfs RAINFALL. TYPE • TYPE1A PERV IMP PRECIPITATION • 0. 67 inches AREA. . : 1. 45 Acres 13 . 05 Acres TIME INTERVAL • 10. 00 min CN • 90. 00 98 . 00 TC • 18 . 10 min 8.70 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 50. 00 ns: 0. 1500 p2yr: 2 . 00 s: 0. 0100 TcReach - Sheet L: 50. 00 ns:0. 0110 p2yr: 2 . 00 s: 0. 0100 TcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 impTcReach - Sheet L: 50. 00 ns: 0. 0110 p2yr: 2 . 00 s: 0. 0100 impTcReach - Channel L: 850. 00 kc: 42 . 00 s: 0. 0020 PEAK RATE: 1.41 cfs VOL: 0. 53 Ac-ft TIME: 480 min 3/11/97 1: 45: 46 pm Barghausen Engineers page 4 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf\AcFt Acres 1 1. 033 800 89812 cf 14 . 50 2 2 . 144 630 136381 cf 14 . 50 3 0. 949 810 89810 cf 14 .50 4 1. 811 690 136354 cf 14.50 5 2 . 576 680 188456 cf 14.50 3/11/97 1: 45: 50 pm Barghausen Engineers page 5 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE STAGE STORAGE TABLE TRAPEZOIDAL BASIN ID No. TRIAL Description: TRIAL DETENTION POND Length: 100. 00 ft. Width: 100. 00 ft. Side Slope 1: 3 Side Slope 3 : 3 Side Slope 2 : 3 Side Slope 4: 3 Infiltration Rate: 0. 00 min/inch STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- . 10.00 0.0000 0.0000 11.60 17585 0.4037 13.20 38537 0.8847 14.80 63151 1.4497 10.10 1006 0.0231 11.70 18793 0.4314 13.30 39965 0.9175 14.90 64818 1.4880 10.20 2024 0.0465 11.80 20014 0.4595 13.40 41408 0.9506 15.00 66500 1.5266 10.30 3054 0.0701 11.90 21248 0.4878 13.50 42865 0.9840 15.10 68198 1.5656 10.40 4097 0.0940 12.00 22496 0.5164 13.60 44336 1.0178 15.20 69911 1.6049 10.50 5152 0.1183 12.10 23757 0.5454 13.70 45822 1.0519 15.30 71641 1.6446 10.60 6219 0.1428 12.20 25032 0.5747 13.80 47322 1.0864 15.40 73386 1.6847 10.70 7298 0.1675 12.30 26320 0.6042 13.90 48838 1.1212 15.50 75147 1.7251 , 10.80 8390 0.1926 12.40 27622 0.6341 14.00 50368 1.1563 15.60 76923 1.7659 10.90 9495 0.2180 12.50 28938 0.6643 14.10 51913 1.1918 15.70 78716 1.8071 11.00 10612 0.2436 12.60 30267 0.6948 14.20 53473 1.2276 15.80 80525 1.8486 11.10 11742 0.2696 12.70 31610 0.7257 14.30 55048 1.2637 15.90 82351 1.8905 11.20 12885 0.2958 12.80 32967 0.7568 14.40 56638 1.3002 16.00 84192 1.9328 11.30 14040 0.3223 12.90 34339 0.7883 14.50 58244 1.3371 11.40 15209 0.3491 13.00 35724 0.8201 14.60 59864 1.3743 11.50 16391 0.3763 13.10 37123 0.8522 14.70 61500 1.4118 5 3/11/97 1: 45: 50 pm Barghausen Engineers page 6 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE STAGE STORAGE TABLE TRAPEZOIDAL BASIN ID No. TRIAL2 Description: TRIAL DETENTION POND Length: 100. 00 ft. Width: 133 . 50 ft. Side Slope 1: 3 Side Slope 3 : 3 Side Slope 2: 3 Side Slope 4: 3 Infiltration Rate: 0. 00 min/inch STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-.Ft- 10.00 0.0000 0.0000 11.00 14063 0.3228 12.00 29598 0.6795 13.00 46679 1.0716 • 10.10 1342 0.0308 11.10 15549 0.3569 12.10 31235 0.7171 13.10 48474 1.1128 10.20 2698 0.0619 11.20 17049 0.3914 12.20 32888 0.7550 13.20 50286 1.1544 10.30 4068 0.0934 11.30 18565 0.4262 12.30 34557 0.7933 13.30 52115 1.1964 10.40 5453 0.1252 11.40 20096 0.4613 12.40 36241 0.8320 13.40 53959 1.2387 10.50 6852 0.1573 11.50 21642 0.4968 12.50 37941 0.8710 13.50 55821 1.2815 10.60 8265 0.1897 11.60 23202 0.5327 12.60 39656 0.9104 13.60 57698 1.3246 10.70 9692 0.2225 11.70 24778 0.5688 12.70 41388 0.9501 13.64 58454 1.3419 10.80 11134 0.2556 11.80 26370 0.6054 12.80 43135 0.9903 10.90 12591 0,2891 11.90 27976 0.6422 12.90 44899 1.0307 • 3/11/97 1:45:50 pm Barghausen Engineers page 7 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE STAGE DISCHARGE TABLE MULTIPLE ORIFICE ID No. TRIAL Description: TRIAL POND DISCHARGE Outlet Elev: 10. 00 Elev: 8 . 00 ft Orifice Diameter: 4 . 7871 in. Elev: 12 . 90 ft Orifice 2 Diameter: 6. 3984 in. STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 10.00 0.0000 11.60 0.7866 13.20 1.7210 14.80 2.8939 10.10 0.1967 11.70 0.8108 13.30 1.8324 14.90 2.9478 10.20 0.2781 11.80 0.8343 13.40 1.9323 15.00 3.0005 10.30 0.3406 11.90 0.8572 13.50 2.0240 15.10 3.0523 10.40 0.3933 12.00 0.8795 13.60 2.1095 15.20 3.1030 10.50 0.4397 12.10 0.9012 13.70 2.1899 15.30 3.1528 10.60 0.4817 12.20 0.9224 13.80 2.2663 15.40 3.2018 10.70 0.5203 12.30 0.9431 13.90 2.3391 15.50- 3.2499 10.80 0.5562 12.40 0.9634 14.00 2.4090 15.60 3.2972 10.90 0.5900 12.50 0.9833 14.10 2.4762 15.70 3.3438 11.00 0.6219 12.60 1.0028 14.20 2.5412 15.80 3.3896 _ 11.10 0.6522 12.70 1.0219 14.30 2.6041 15.90 3.4348 11.20 0.6812 12.80. 1.0406 14.40 2.6652 16.00 3.4794 11.30 0.7091 12.90 1.0590 14.50 2.7245 11.40 0.7358 13.00 1.4285 14.60 2.7823 11.50 0.7616 13.10 1.5918 14.70 2.8388 3/11/97 1:45: 52 pm Barghausen Engineers page 8 SW 19TH LIND - RENTON PRELIMINARY DETENTION CALCULATIONS 6045-PRE LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id VOL (cf) 2YR/24HR PRELIM 1.03 5.45 TRIAL TRIAL 12.76 1 32403.08 cf 10YR/24HR PRELIM 2.14 8.19 TRIAL TRIAL 13.64 2 44972.75 cf 2YR/24HR FINAL 1.03 5.45 TRIAL2 TRIAL 12.33 3 35026.53 cf 10YR/24HR FINAL 2.14 8.19 TRIAL2 TRIAL 13.28 4 51765.48 cf 100YR/24HR FINAL 3.53 11.22 TRIAL2 TRIAL 14.26 5 70413.71 cf • • • 5 124 123 122 121 1: 25 75 ,_ . o_` ra m 44 . li 4540 154045 A 353a25 .' .21- 20 to 15 21 ,A.;.- ---.. 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"r y .t g"i.I '' 4 " --34-ISOPLUVIA S OF 100 -YEAR 24-HOUR 40 evil— s � vw, -44 , Q ,. `1'r1 4...J� 60 s so 4535 - ECIPITATION IN TENTHS OF AN INCH `I ��\��, 665 �i NNUAL 45 0 5r60 65- 30 "' 124 123 122 121 1 WATER QUALITY CALCULATIONS i * J<ClusD/YI —> 2/46 D( r (us c2 r S /L'a'-' *'005 $G77GV+ 6•4.f. ' (Ney-eG,.iD 4-2 e-'73,100 or / %S/s- . Q Wert,aoL VOLuMc.- 'to Q.VA/aPK VOLV.K ( Vb/vr ) - 3 ,ne wv 24cN u ev'e/vT (sue pbc.2t> .4. l.,a) tZ = a,47 I". . Vf n w & f erpowP 772,P yr ci/1--y' •4CLe...4 b-M 0 _ W 11.Ili 4 w in w 000 �7 jj if)0N 6LUN0 F GO eGFIL/L N T- • n a• • gr1c › /MPL%2 vic vs 4 - ';1 .7 /3,d( G ,. 6.1 n n ) 2.4,0 j -Qf9 9 6.-4 r /.4 5-- r=7,_ —> e -o.2s"- 6gs II • (D. 4) O 3.a ) + d_ 25)(i .4 s ' /4.3-- z 0.83-s- 5�. GvLSDP a'L- iOS(� VmZvrvl� _ v 7(Vb/Vr) g4 ( 43 ) . 3 U•47) 14 ,s) (0. 935') �z 1,970 Cr' W e7V,,h/cr- Pi M,N 3701.45 I � vv,- levre r- 61-=i— 6/,g70 GF./ S74 6 m'0 ) _ V/d y l 6---Fr 0, 370 s f i . 6. (51. ,N F.(47 sr-G.2L ) . 1 US` r&O ,t' G-O ,G F - (ram t c.. ^': ' !,V c- .';Q1.A ,c-: ) doe _ 61 Pr" 1 E SECTION 6.4 PONDING WQ FACILITY DESIGNS •to the water quality facility. Other water quality facilities may be more cost-effective for serving drainage areas less than 2 acres, particularly if a detention pond is not required for the site. A wetpond may remove some dissolved pollutants such as phosphorus. However, biological activity and adsorption to plant surfaces, believed to be the primary removal mechanisms of dissolved pollutants, may not be significant during the winter months in King County. • 6.4.1.1 METHODS OF ANALYSIS Included in this section are the methods of analysis for the following two wetpond applications: • Basic wetpond (see below) • • Large wetpond (see page 6-59) ❑ BASIC WETPOND • • The primary design factor that determines particulate removal efficiency of the wetpond is the volume of the wetpool in relation to the volume of the stormwater runoff, known as the VbNr ratio." The larger the Vb/Vr ratio,the greater the potential for pollutant removal. A secondary factor is the pond's hydraulic efficiency,that is,the rate of exchange between the water in the pond and the incoming water from each storm. Hydraulic efficiency is improved by avoiding dead zones (like'corners).where little exchange occurs, by using large length-to-width ratios, and by maximizing the flow path between inlet and outlet. Wetponds designed using the method of analysis outlined below and the required design criteria in Section 6.4:1.2 are expected to meet the goal of the basic WQ menu (80%TSS removal).The actual performance of a wetpond may vary, however, due to a number of factors including design features, maintenance frequency, storm characteristics, pond algae dynamics and waterfowl use. The required minimum wetpool volume is based on the volume of runoff from the tributary drainage area for the mean annual storm, a statistically derived rainfall event. Procedures for determining the wetpool dimensions and volume are outlined below. . . Step 1. Identify minimum required ratio of wetpool volume to runoff volume (Vb/Vr). The basic wetpond requires a minimum Vb/Vr ratio of 3. Step 2. Determine mean rainfall event (R). The mean rainfall event coefficient (R) is obtained by locating the project site on Figure 6.4.1.A (p. 6-58) and interpolating between isopluvials. Step 3. Determine,wetpond tributary area (Ad). The wetpond tributary area (Ad) is composed of pollution-generating impervious areas and other areas that drain to the wetpond under post- development conditions. Step 4. Calculate runoff coefficient (C). The runoff coefficient represents the amount of rainfall that runs off a particular set of land covers. To determine the runoff coefficient (C), each portion of the wetpond tributary area is assigned to one of four cover types, each having a different runoff coefficient: impervious surface, till grass, till forest, or outwash. 1. Impervious surface is a compacted surface, whether paved, graveled, soil, or other hard surface, as well as a pre-existing soil, gravel, or other similar compacted surface.'i(Open water and wetland areas draining to the water quality facility are classified as imperviou4 surfaces.) 2. Till grass is post-development grass or landscaped area and onsite forested land on till soil not protected by covenant or native growth protection tracts. Till is soil that does not drain readily and, as a result, generates large amounts of runoff. Till soil types include Buckley and bedrock soils, and alluvial and outwash soils that have a seasonally high water table or are underlain at a shallow depth (<5 feet) by glacial till. U.S. Soil Conservation Service (SCS) hydrologic soil groups that are classified as till soils include a few B, most C, and all D soils. See Chapter 3 for classification.of specific SCS soil types. • U.S.Environmental Protection Agency,Results of the Nationwide Urban Runoff Program,1986. • October 1995 Draft Surface Water Design Manual 6-56 • • • 6.4.1 WETPOND—METHODS OF ANALYSIS 3. Till forest is all permanent onsite forest/shrub cover located on till soils that retains the natural understory vegetation and forest duff, irrespective of age if densities are sufficient to ensure at least 80 percent canopy cover within 5 years. To be counted in this category, forest must be protected by covenant or a non-developable tract. 4. Outwash is soil that infiltrates well and as a result produces small amounts of runoff. SCS hydrologic soil groups classified as outwash soils include all A, most B, and some C soils. See • Chapter 3 for classification of specific SCS soil types. Each portion of the wetpond tributary area is assigned to the.appropriate cover category based on existing U.S. Department of Agriculture soil survey data or site specific data where available. Next, . coefficients specific to the four cover types are weighted by the drainage areas to produce the runoff coefficient (C): • C= 0.9A.+0.25Atg +0.10Att+0.01Aa (1) Ad • where, • C = runoff coefficient (unitless) Ai = area of impervious;surface (acres) Atg = area of till soil covered with.grass (acres) Atf = area of till soil covered with forest(acres) Ao = area of outwash soil covered with grass or forest (acres) Ad = wetpond tributary'area =A;+Atg+Att+Ao (acres). • • • • • • • • • • • • • • • • • i Draft Surface Water Design Manual October 1995 6-57 • • • 6.4.1 WEITOND--METHODS OF ANALYSIS • Step 5. Calculate wetpool design volume (Vb). Use the results of the previous steps to calculate the wetpool design volume according to the following equation: _ l Vb (Vb)RAdCr43,560) (2 ) Vr 12• where, • Vb = wetpool volume (cu ft) VbNr = wetpool volume to runoff volume (unitless) • R = mean rainfall coefficient (inches) 43,560+12 = conversion factor for square feet/acres. Step 6. Determine wetpool dimensions. Determine the wetpool dimensions based on the design criteria outlined below. A simple way to check the volume of each wetpool cell is to use the following equation: • • • _ h(A,+A2) Vb (3)2 where, V = wetpool volume (cu ft) h = wetpool depth (ft) Ai = water quality design surface area of wetpool (sq ft) A2 = bottom area of wetpool (sq ft). • ❑ LARGE WETPOND • Wetponds designed using'a Vb/Vr ratio of 4.5 and the method of analysis and required design criteria in this section are expected to meet the goal of the sensitive lake WQ menu (50% total phosphorus removal). The actual performance of a wetpond mayy vary, however, due to a.number of factors. . . including design features, maintenance frequency, storm characteristics, algae dynamics and waterfowl use. The methods of analysis presented above for the basic wetpond apply to the large wetpond, except that step 1 is modified as follows: Step 1. The large wetpond alternative requires a minimum Vb/Vr ratio of 4.5. • • • • • • Draft Surface Water Design Manual October 1995 6-59 SECTION 6.4 PONDING WQ FACILITY DESIGNS . • FIGURE 6.4.1.A PRECIPITATION FOR MEAN ANNUAL STORM(INCHES)12 ii Altit . • 1 tWiriA VW.kir/1 . I �� eafit Vat '�ly: ► 401‘ ow Li i lc_ 1y 11'�lia o 1:Pidap k 14 ,1-11,.wllt�.'.'�l� { i . k _ pitt,tetim , .=:...-1 .1-, linkut\lk s -au* _ ttimi Ate-To >,1 ` d ! E ., , l Igh _.....01.41k p 4 *1.-.44 •-• IS it G i 406, i� lip_U_!. 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FLOOD INSURANCE RATE MAP FLOOD INSURANCE RATE MAP i. j KING COUNTY, i KING COUNTY, WASHINGTON AND WASHINGTON AND INCORPORATED AREAS i,! INCORPORATED AREAS 1I 1.1 1 PANEL 979 OF 1725 PANEL 978 OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED)CONTAINS: , (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY ' NUMBER PANEL SUFFIX • Yat. COMMUNITY NUMBER PANEL SUFFIX KENT.CITY OF 530080 0978 F K NT,CO OF 530080 0979 F RENTON,CITY OF 530088 0978 F ! KING COUU NTY. UNINCORPORATED AREAS 530071 0979 F < TUKWILA CITY OF 530091 0978 F RENTON.CITY OF 530088 0979 F •` i :: G • I a • . MAP NUMBER MAP NUMBER I. 53033C0979 F 53033C0978 F • MAP REVISED: i styCY M,ty MAP REVISED: ' �4 \-,-" MAY 16 1995 �� , 0, MAY 16,1995 1 tGl f= a a 11111111 � Federal Emergency Management Agency '41 Emergency Management Agency `.., .9 tilim.a.— • „ems oabr novo ctevauon in met 1 0 I I::J{ ,,� l 1r: t.l_ :,\ a:. �.• h• ••- --r •Ai• .� �-- •f;. %/ jbF- 1,. .. 1 -Y' • I"; ';i 1 4 v: �j't-.4 I t .' i -4 .,.; `t t I * 't;f T= `r. ,,t ro-,- > , i�.,V •;. � '1 y l r . '� g1,- x a 1 ;ii: 1;. [[li r ? i 7J. t ` 'y n t,+ 7 ` t �rl =.>,� '.%' Y �.,�.�:•' "(�' f i . .pt .. ........V. 7". ` •: L'w�n '/O t.l i r t g�, , . 7 A•,- _ • `G'E•e '''I 4 i �fcr_ , • �=` 't r•Y •L_,'....�\�111 a lc '�l ,r'? : I -;1? �'1.. ��f i ,.•'.". • .Iri. _a`� amp 1 >;.:. �. 12 T....��.� , 7:a • I ::d .il, 'D '- fill I" . ',. ,; . v, I yt.D,i ';.._y ..�t.w� : rear s18 , ) a t .t • -i•-.. :.,*; An ,, d ' ,�.,;-Coal r kfi:. 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AgO" _ /-___ • ....1..... .ri.: .173_.?.• . .__\_ ....1,._im. 1 .1,__. ._...::: F :1 ' ' . ....; wlir 4 ISM 194 �''`` '1 IN , ilirl A , l I; r` ... 1 /1',44'''.-....0T..;•••,:,,:.",!:1,.tEk..--• _ l'.. '1/41:' _!...- i ri,f, \Nor- IP . --‘i. ! ., .•1::::.;,.... . ir t -::.•1 • .. '',..,_ :.•'•;•*:I.. • 11 BM I I • ; . ,...AgC. i •_• •. N,Q.li`r,. 4 I • °MIS • 1.. U► B' ,fi`'-' s. • A I q. D. 1, , Ill // ;17,: --•` y•. •"r \ wad, ....... tik ) 1.• IrltillIPIII- h•- • \\., _._.....„1 . „vi.4.•••. Ur I1 N`'Wo •• ..i`- _ -�a? Tank. �' . ". I .n •;1 .AgC • IE'< '� L . c 1�� • m 6 I o III So -__. I • • T,:*,14 ... Ng I'i Ng • / •� i • • •. • ••• .• I; .r:. !!!• �` Eck ,. . _ �. l e� �. 1 Pu Q I NDO • -.i tilliAw".''''. AmC . gal:: - :,. , i i ■ ' •ater� 11' •• •• • �� i Os• • •-•-- -- C ••; • ....1 d an • Q 1 ..-Am• - • •AgB . 5 e �I •� 'Wo01 [51 llo� 1 AgC AmC No^ oe �i Re 1I- Os / n AmC .,. Ar .. p� .I GUIDE TO MAPPING UNITS--Continued . Woodland Described Capability unit group Map ; on symbol Mapping unit page Symbol Page Symbol Re Renton silt loam 26 IIIw-1 75 3w1 Rh Riverwash 27 VIIIw-1 78 --- Sa Salal silt loam 27 IIw-1 74 201 Sh Sammamish silt loam 27 IIw-2 75 3w1 Sk Seattle muck 28 IIw-3 75 --- Sm Shalcar muck 29 IIw-3 75 --- Sn Si silt loam 29 IIw-1 74 2o1 So Snohomish silt loam 30 IIw-2 75 3w2 Sr Snohomish silt loam, thick surface variant 31 IIw-2 75 3w2 Su Sultan silt loam 31 IIw-1 74 3w1 Tu Tukwila muck 32 IIw-3 75 --- Ur Urban land 33 -- --- Wo Woodinville silt loam 33 IIw-2 75 3w2 1/ The composition of these units is more variable than that of the others in the Area, but it has been controlled well enough to interpret for the expected use of the soils. GUIDE TO MAPPING UNITS -- For a full description of a mapping unit, read both the description of the mapping unit and that of the soil series to which the mapping unit belongs. See table 6, page 70, for descriptions of woodland groups. Other information is given in tables as follows: Acreage and extent, table 1, page 9. Town and country planning, table 4, page 57. Engineering uses of the soils, tables 2 and 3, Recreational uses, table 5, page 64. pages 36 through 55. Estimated yields, table 7, page 79. Woodland Described Capability unit group Map on symbol Mapping unit page Symbol Page Symbol AgB Alderwood gravelly sandy loam, 0 to 6 percent slopes 10 IVe-2 76 3d2 AgC Alderwood gravelly sandy loam, 6 to 15 percent slopes 8 IVe-2 76 3d1 AgD Alderwood gravelly sandy loam, 15 to 30 percent slopes 10 VIe-2 78 3d1 AkF Alderwood and Kitsap soils, very steep 10 VIIe-1 78 2d1 AmB Arents, Alderwood material, 0 to 6 percent slopes 1/ 10 IVe-2 76 3d2 AmC Arents, Alderwood material, 6 to 15 percent slopes 1/ 10 IVe-2 76 . 3d2 An Arents, Everett material 1/ 11 IVs-1 77 3f3 BeC Beausite gravelly sandy loam, 6 to 15 percent slopes 11 IVe-2 76 3d2 BeD Beausite gravelly sandy loam, 15 to 30 percent slopes 12 VIe-2 78 3d1 BeF Beausite gravelly sandy loam, 40 to 75 percent slopes 12 VIIe-1 78 3d1 Bh Bellingham silt loam 12 IIIw-2 76 3w2 Br Briscot silt loam 13 IIw-2 75 1 3w1 Bu Buckley silt loam 13 IIIw-2 76 4w1 - Cb Coastal beaches 14 VIIIw-1 78 --- Ea . Earlmont silt loam 14 IIw-2 75 3w2 Ed Edgewick fine sandy loam 15 IIIw-1 75 201 EvB Everett gravelly sandy loam, 0 to 5 percent slopes 15 IVs-1 77 3f3 EvC Everett gravelly sandy loam, 5 to 15 percent slopes 16 VIs-1 78 3f3 EvD Everett gravelly sandy loam, 15 to 30 percent slopes 16 VIe-1 77 3f2 EwC `Everett-Aiderwood gravelly sandy loamy, 6 to 15 percent slopes 16 VIs-1 78 3f3 InA Indianola loamy fine sand, 0 to 4 percent slopes 17 IVs-2 77 ' 4s3 InC Indianola loamy fine sand, 4 to 15 percent slopes 16 IVs-2 77 4s3 1 InD Indianola loamy fine sand, 15.to 30 percent slopes 17 VIe-1 76 4s2 KpB Kitsap silt loam, 2 to 8 percent slopes 17 IIIe-1 75 2d2 KpC Kitsap silt loam, 8 to 15 percent slopes 18 IVe-1 76 d2 KpD Kitsap silt loam, 15 to 30 percent slopes 18 VIe-2 78 2d1 KsC Klaus gravelly loamy sand, 6 to 15 percent slopes 18 VIs-1 78 3f1 Ma Mixed alluvial land 18 VIw-2 78 201 NeC Neilton very gravelly loamy sand, 2 to 15 percent slopes 19 VIs-1 78 3f3 Ng Newberg silt loam 19 IIw-1 74 201 Nk Nooksack silt loam 20 IIw-1 74 201 No Norma sandy loam 20 IIIw-3 76 3w2 Or Orcas peat 21 VIIIw-1 78 --- Os Oridia silt loam 21 IIw-2 75 3w1 0vC Ovall gravelly loam, 0 to 15 percent slopes 22 IVe-2 76 3d1 OvD Ovall gravelly loam, 15 to 25 percent slopes 23 VIe-2 78 - 3d1 OvF Ovall gravelly loam, 40 to 75 percent slopes 23 VIIe-1 78 ' 3d1 Pc Pilchuck loamy fine sand 23 VIw-1 78 2s1 Pk Pilchuck fine sandy loam 23 IVw-1 76 2s1 Pu Puget silty clay loam 24 IIIw-2 76 3w2 Py Puyallup fine sandy loam 24 IIw-1 74 201 RaC Ragnar fine sandy loam, 6 to 15 percent slopes 25 IVe-3 77 4s1 RaD Ragnar fine sandy loam, 15 to 25 percent slopes 26 VIe-2 78 4s1 RdC Ragnar-Indianola association, sloping: 1/ 26 -- --- Ragnar soil -- IVe-3 77 4s1 Indianola soil -- IVs-2 77 4s3 RdE Ragnar-Indianola association, moderately steep: 1/ 26 -- --- Ragnar soil -- VIe-2 78 4s1 Indianola soil -- VIe-1 77 4s2 U. S. GOVERNMENT PRINTING OFFICE:1973 0-468-261