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HomeMy WebLinkAboutLUA81-096 -Qf N OF R t � � 0 9 0 ° BUILDING & ZONING DEPARTMENT - RONALD G. NELSON - DIRECTOR o ...A MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH.98055 • 235-2540 04,II-fQ SEP�,00- BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE: January 14, 1986 TO: Files (All Holvick, deRegt and Koering (HDK) and First City Equity Files) FROM:ayto er J. Blaylock, Zoning Administrator SUBJECT: DEVELOPMENT OF TRACT 'B' OF SPRINGBROOK TECHNICAL CENTER The ERC conditions at the time of plat approval required the dedication and construction of Oakesdale Avenue (2 lanes) along the west side of Tract 'B' from S.W. Seventh Street to S.W. Grady Way prior to the development of Tract 'B'. Development of the parcels , . adjacent to Tract 'B' by First City Equities and Holvick, deRegt and Koering (HDK) have been short of parking spaces on existing lots. In order to accommodate proposed parking, lot line adjustments have been approved in which a portion of Tract 'B' is added to the adjacent lots. These lot line adjustments for parking lot areas raised the question of whether Oakesdale needed to be constructed. On October 30, 1985, the ERC upon review of a new traffic analysis determined that "... parking lots can be constructed on Parcel B without the implementation of the condition to construct Oakesdale Avenue. This interpretation does not include the construction of - any buildings." - How Lll C;Qe(lP Koe ng, RJB:JSM:ss Pp. ��•80 FC.� Ff•��P g� C'��►`7 SA- 91 i-?sA H h 2156Z SR 41-85 sn -eaG-al-Ial4) . , St+ • S'h-g- fa 5t.os-gi g -oa-8s Fa -ail ti'l I-16.6 , Net.Dgl HtuA $A.018' 6 Rath 30,441, Rik �It\a-13•3 Hsi 31-.us- S OF RA, .f ',..V"*.Ait ® BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR A Z =IL - o O ® v MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH.98055 o 235-2540 ly 90 •94TEO SEP1°4�� BARBARA Y. SHINPOCH MAYOR December 10, 1984 Barbara E. Moss Director of Planning First Cities Equities 800 5th Avenue, Suite 4040 Seattle, WA 98104 Re: Development Conditions - Tract A and Tract B, Valley 405 Business Park (Washington Technical Center) Dear Barbara: The Environmental Review Committee considered your request of November 21, 1984, during their December 6th meeting. As you are aware, the L.I.D. process is a lengthy procedure that begins with: (1) preliminary evaluation and inquiry by interested property owners; (2) actual formation of an L.I.D. and acceptance by formal City ordinance; and, (3) the actual construction of the off-site improvements. Development on either Tract A or 'B was limited by the Environmental Review Committee's condition of approval for Washington Technical Center. Specifically, the ERC takes the position, at this time, that a building permit can be issued to First Cities Equity if the City Council has adopted a formal ordinance enacting the L.I.D. process. In response to your question of occupancy of structures, construction of the off-site improvements must be completed prior to the occupancy of any structures. The ERC believes that the L.I.D. provides the financial methods to accomplish the improvements and does not transfer the responsibility from First Cities Equity. The City cannot assure First Cities Equity that the L.I.D. process will not impede development on either Tracts A or B. For the Environmental Review Committee, Roger J. Blaylock Zoning Administrator RJB:1211Z:c1 r 1 OF R4 A iv 0p ,r4,k ° THE CITY OF' RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 BARBARA Y. SHINPOCH, MAYOR o PLANNING DEPARTMENT o�o9q $�Q.cO February 25 , 1981 235- 2550 rED SEPZE. Loren Davis First City Equities 900 Fourth Avenue, Suite 3818 Seattle, Washington 98164 RE: EARLINGTON PARK - REQUIRED MITIGATION Dear Mr. Davis : Pursuant to Section 2810 (c) of the Renton Environmental Ordinance (Chapter 28, Title IV) , the Environmental Review Committee has reviewed the Earlington Park proposal, the Draft EIS, and Final EIS to determine reasonable conditions necessary to mitigate or avoid the adverse impacts of the project. The Environmental Review Committee finds that adverse environ- mental impacts identified in the Draft EIS and in comments and responses to the Draft EIS (contained in the Final EIS) will occur as a result of the development of the project. These include adverse impacts to open space and recreation, storm drainage, flood control, water quality, flora, archaeo- logical resources , and transportation/circulation. Accordingly, the Environmental Review Committee has determined that mitigating measures are necessary and that the following conditions shall apply to any approval given by the City to the Earlington Park project. A. As part of the development of the Earlington Park project, the proponents shall : 1 . Plat Phase 2 into Tracts A and B during the first subdivision process. 2. Show as "reserve" on the face of the plat that area required for permanent right-of-way of the East Side Watershed Project, 3. Dedicate to the City of Renton as public open space and a storm water detention area that portion of the site between Springbrook Creek and Black River north of the extension of the east segment of the northern property line. (See attached Exhibit A. ) Loren Davis First City Equities February 25, 1981 Page Two 4 . Preserve in a natural condition the first 1600 feet of the old Black River channel and associated riparian vegetation upstream of the confluence of Springbrook Creek and Black River. (See attached Exhibit A. ) 5. Dedicate an easement for storm drainage along the north property line from the northeast corner of the site to the Black River channel. (See attached Exhibit A. ) 6. Direct all storm drainage from the site east of Springbrook Creek to the upstream end of the old Black River channel for the purpose of wetland treatment (as per the Water Quality Impact Assessment) . 7. Extend the existing storm sewer line on the site (in an appropriate size) northwestward to the upstream end of the old Black River channel. 8. Preserve Springbrook Creek and Black River in their natural condition and existing locations until such time as the Environmental Review Committee determines that relocation to conform to the East Side Watershed Project is necessary. 9. Retain as open space that portion of the site deter- mined to have cultural significance by the Office of Public Archaeology until such time as the Environ- mental Review Committee determines that the site is no longer needed for archaeological purposes. B. Prior to the development of Phase 1 , the proponents shall: 1 . Extend Powell Avenue to S.W. Grady Way, with final intersection location to be determined by the Public Works Department. 2. Participate in the signalization of the intersection of Powell Avenue and S.W. Grady Way by contributing 35% of the costs of this signalization. 3. Participate in the signalization of the intersection of Edwards Avenue and S.W. 7th Street by contributing 20% of the costs of this signalization. Loren Davis First City Equities February 25, 1981 Page Three C. Prior to the development of Tract B, Phase 2, the proponents shall: 1 . Construct Valley Parkway (2 lanes) along the west side of Tract B from S.W. 7th Street to S.W. Grady Way. 2. Participate in the signalization of the intersection of Valley Parkway and S.W. Grady Way. D. Prior to the development of Tract A, Phase 2, the proponents shall: 1 . Construct Valley Parkway (2 lanes) from S.W. 7th Street to Monster Road. The above conditions are applied by the Environmental Review Committee acting as the Responsible Official for the City of Renton in order to mitigate and avoid adverse environmental impacts of the proposal. These conditions are final unless appealed within fourteen days to the Land Use Hearing Examiner. If you have any questions or need further clarification, please contact the Planning Department at 235-2550. /-) Very/truly you % D id R. Clemeli �l Acting Planning Director nchard C. Houghtore Acting Public Works Director Ronald G. Nelson Building Director cc : Barbara Y. Shinpoch , Mayor Lawrence J. Warren, City Attorney R. W. Thorpe and Associates 5 Q.0a9 i I 1 • t t 1 v t 1 . , 1 fb F 1 1 1 1 > . 1 e, a/r 1 ° 1 1 / i r i ` y#� 'M—.S s NI' T csinPat o y ica'v.v. (....) 0 i IIIIIIIIIIIIIIIUIIIIII 111111II1181111TIIIIITIA A U,rsaq uoq•ifa¢ap 1'yy 9I� fQ1/ N0� _42.A,.( I .f, ` c,y/p140.2 . - '�C.9 u rc:R OF R4,I c. EIC A h•-• �y - ° PUBLIC WORKS DEPARTMENT RICHARD C. HOUGHTON • DIRECTOR MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH.98055 0co- 0,9q �OP "SO SEPT� 206 235-2569 BARBARA Y. SHINPOCH March 28, 1984 MAYOR Barbara E. Moss µ -7 MAR 2 9 1984 Director of Planning First City Equities 800 Fifth Avenue, Suite 4040 Seattle, WA 98104 SUBJECT: Binding Site Plan Procedure, Earlington Park Dear Barbara: I am in receipt of your letter dated March 13, 1984 regarding Earlington Park. Please be advised that this is a matter for the E.R.C. (Environ- mental Review Committee) not the Board of Public Works and your letter has been forwarded to said committee for their review and resolution. If you have any further questions, please do not hesitate to call me. Very truly yours, • Richard C. Houghton Public Works Director PMP cc: B. Bergstrom E.R.C. f �n,R..r!'h::t^J]MYeM.4+glsFW`3YYM'tlfNe]:.Lu4:YK rOMIT f0 RECEIV ‘3/iED `� kx PUBLIC WORKS DEPT. CI Y OF RENTON' 11,44 i xr ,�jtx^atsrzi FIRST CITY March 13, 1984 EQUITIES Mr. Dick Houghton CITY OF RENTON Director of Public Works 200 Mill Avenue S Renton, WA 98055 Re: Binding Site Plan Procedure EARLINGTON PARK Dear Dick: First City Equities, as owner of the 55 acre parcel known as Earlington Park (adjacent to the Washington Technical Center), is interested in clarifying the procedure we would follow to make use of the City's recently passed binding site plan ordinance. • In discussions I have had with Roger Blaylock, it became apparent that in order to sell a parcel through the binding site plan process, First City Equities would be obliged to comply with the conditions of the . EIS in regards to the road improvements associated with Tracts A and B. At the present time we were considering selling a 3 acre parcel of land adjacent to the existing SW Seventh Street. Since Holvick deRegt Koering has already improved this street, I am requesting that the City allow FCE to sell parcels of land adjacent to existing streets within our Tracts A and B without having to improve all of the streets associated with the entire tract. In lieu of building those improvements, we would recommend bonding the improvements until such time as an adjacent parcel to the bonded road improvement would be sold or a building permit requested on it. If the Board of Public Works would consider either allowing us to bond the improvements or deferring the environmental condition until such time as we either sold a parcel adjacent to the road or came to the City for a building permit on that parcel, we would be able to sell or develop parcels which already abut an existing road. 800 Fifth Avenue•Suite 4040•Seattle,Washington 98104 (206)624-9223 Real Estate Development and Investments Mr. Dick Houghton March 13, 1984 Page Two The binding site plan ordinance does not specify the exact procedure in this case. Our property has been final platted. At that time, the plat created lots 10, 11 and 12 and Tracts A and B as owned by First City Equities. I have enclosed for your information a copy of the plat. Please give me a call - • to discuss this request at your earliest convenience. • i Very truly yours, I FIRST CITY EQUITIES csi4r,444t_,e4r.4Ata.sxoe____ Barbara E. Moss Director of Planning BEM/hs cc: Roger Blaylock Greg Byler • OF RA, ty ® ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR .41 9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540 0,9gT`:0 SEPT' BARBARA Y. SHINPOCH MEMORANDUM MAYOR DATE: November 23, 1982 TO: Maxine E. Motor, Acting City Clerk FROM: Roger J. Blaylock, Zoning Administrator SUBJECT: WASHINGTON TECHNICAL CENTER FINAL PLAT, FP-096-81 The final plat for Washington Technical Center has been reviewed by both the Public Works Department and Building and Zoning Department and found to be satisfactory. It complies with the conditions of the Environmental Review Committee, the Land Use Hearing Examiner and the City Council. The document has been signed by all appropriate city officials and copies have been made by the Public Works Department. A paper copy will be forthcoming to complete the City Clerk's official files. The applicant has requested that a third party, Pioneer Title Company, file the mylar with King County. The request is a result of complications and closing the sale between First City Equities and HDK. The document will be picked up this day in the Building and Zoning Office by a courier by HDK and transmitted to Pioneer Title for recording. r a-4 ' �cc ,764-10/ (1.-cave-) HOLVICK deREGT KOERING August 24, 1982 CRY #d N_ 0) 11.3, lok h k U. • '. AHi; 2 6 1982 Mr. Roger Blaylock ' DEPT. CITY OF RENTON 200 Mill Avenue South Renton, WA 98055 RE: WASHINGTON TECHNICAL CENTER - FINAL PLAT Dear Roger: Pursuant to our meeting of yesterday, I am writing to document my request for withholding the recording of the approved final plat at the county, until certain matters of title are cleared regarding the 17 acre dedication to the city. As soon as certain reconveyance deeds have been executed, -I will make a formal request for recording the final plat at the county in writing, to you. Thank you for your attention to this matter. Very truly yours, HOLVICK deREGT KOERING (.:4)\s- Loren Davis • • cc: Frank Henry, HdK Ed Sullivan, HdK Plat File • ONE OAKMEAD TERRACE•1230 OAKMEAD PARKWAY SUITE 210•SUNNYVALE,CALIFORNIA 94086-4069•(408)773-0111 PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT NOVEMBER 8, 1982 HOLVICK DEREGT KOERING CONSTRUCTION FUNDING AGREEMENT - SW SEVENTH STREET AND EDWARDS STREET (Referred 10/4/82) The Planning and Development Committee has considered the matter of the request of Holvick deRegt Koering for the establishment of a construction funding agreement between Holvick deRegt Koering and the City of Renton for the construction of the traffic signal at SW Seventh Street and Edwards Street. The Committee recommends that the City Council authorize the Administration to proceed with the negotiation and execution of an agreement providing for the funding of the construction of the traffic signal . JOINT USE DRIVEWAYS (Referred 10/4/82) The Planning and Development Committee has considered the matter of joint use driveways and recommends that the City Council approve the use of joint use driveways for adjoining uses fronting on a street where such joint use driveway reduces the total number of driveways entering the street. Except for such joint use driveway, the Committee recommends that parking as required by the City Code be provided upon property in the same ownership as the property on which the building or use requiring the specified parking is located. The Committee recommends that this matter be referred to the Ways and Means Committee for drafting of appropriate legislation. Rar dy co R/ kh i l l , Chairman John Reed '''°/:6‘17 Robe Hughes 11 'ir WASHINGTON TECH ;AL CENTER FINAL PLAT ' FP-096-81 i • . EXHIBIT "A" THAT PORTION OF THE SOUTH ONE-HALF OF SECTION 13, AND OF THE NORTH ONE-HALF OF • SECTION 24, BOTH IN TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY' CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION 13 ALSO BEING A POINT ON THE NORTH LINE OF EA'RL- INGTON INDUSTRIAL PARK NO. 1 , ACCORDING TO THE PLAT RECORDED IN VOLUME 83 OF PLATS,PAGE 10 , IN KING COUNTY, WASHINGTON; THENCE NORTH 88°15 00" WEST ALONG SAID NORTH LINE AND THE NORTH LINE OF EARLINGTON INDUSTRI- IAL PARK NO. 2, ACCORDING THE PLAT RECORDED IN VOLUME 88 OF PLATS, PAGE 80,I N KING COUNTY WASHINGTON, A DISTANCE OF 854.43 FEET TO THE NORTHWEST ' CORNER OF SAID EARLINGTON INDUSTRIAL PARK NO. 2; THENCE SOUTH 1 °14'28" WEST ALONG THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO, 2 AND ITS SOUTHERLY EXTENSION, 1814.39 FEET TO THE SOUTHERLY LINE OF THE 100 FOOT WIDE NORTHERN PACIFIC RAILWAY (NOW BURLINGTON NORTHERN, INC.) RIGHT-OF-WAY; THENCE SOUTH 77°27'30" WEST ALONG SAID SOUTHERLY LINE 826.43 FEET TO1A POINT 100 FEET WESTERLY FROM (WHEN MEASURED AT RIGHT ANGLES TO) THE WESTERLY RIGHT-OF-WAY LINE OF AN EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION AS DESCRIBED IN INSTRUMENTS RECORDED UNDER KING COUNTY AUDITOR'S FILE NUMBERS 6587316 AND 7203290496, RE-RECORDED UNDER AUDITOR'S FILE NO. 7301180480; • THENCE NORTH 11°34'46" WEST, PARALLEL WITH SAID WESTERLY RIGHT-OF-WAY LINE, 1351 .17 FEET TO THE POINT OF CURVATURE OF A 500.00 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 536.69 FEET TO A POINT OF TANGENCY; THENCE NORTH 73°04'46" WEST 515.38 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE AFOREMENTIONED EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION; THENCE NORTH 89°04'30" WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE 187.52 FEET TO THE POINT OF CURVATURE OF A 422.96 FOOT RADIUS CURVE TO THE RIGHT; THENCE WESTERLY AND NORTHWESTERLY ALONG SAID EASEMENT RIGHT-OF-WAY LINE AND CURVE AN ARC DISTANCE OF 491 .95 FEET TO A POINT OF TANGENCY; THENCE NORTH 22°26'02" WEST 282.94 FEET TO THE POINT OF CURVATURE OF A 627.46 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 305.25 FEET TO THE NORTWESTERLY LINE OF TRACT 27, 2ND SUPPLEMENTAL MAPS RENTON SHORELANDS; THENCE NORTH 41'16'07" EAST ALONG SAID NORTHWESTERLY LINE OF -TRACT 27 A DISTANCE OF 316.18 FEET; THENCE NORTH 73°56'01" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 130.08 FEET; THENCE SOUTH 70°54'02" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 354.52 FEET; THENCE NORTH 72°37'52" EAST ALONG SAID NORTH LINE 458.93 FEET; THENCE NORTH 46°22'22" EAST ALONG SAID NORTH LINE AND THE NORTH LINE OF TRACT 24, SAID 2ND SUPPLEMENT MAPS RENTON SHORELANDS 324.66 FEET; THENCE SOUTH 83°17'25" EAST ALONG SAID NORTH LINE 171.17 FEET; THENCE SOUTH 27°21 '32" WEST ALONG THE EAST LINE OF SAID TRACT 24 A DISTANCE. OF 387.32 FEET; THENCE SOUTH 33°07'25"EAST ALONG SAID EAST LINE 154.51 FEET TO THE NORTH LINE OF THE SOUTH 650 FEET OF SAID SECTION 13; THENCE SOUTH 88°15'00" EAST ALONG SAID NORTH LINE 2261 .42 FEET TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTH 1°01 '27" WEST ALONG SAID EAST LINE 610.05 FEET TO THE POINT OF BEGINNING. - w® �• / . cJ/ • /J2 ck. ed;,- ' .4 Ai 111, KING COUNTY NO EXCISE TAX NOV 9 1982 _. : i ;; #0341 [:1 E0693858 QUITCLAIM DEED REV) ' 4. 50 22 THE GRANTOR, BURLINGTON NORTHERN RAILROAD COMPANY (formerly Burlington Northern Inc .) , a Del aware corporation, for and in consideration of Ten and no/100 Dollars ($10.00) conveys and quitclaims to the CITY 0= RENTON, a munici- pal corporation of the State of Washington, Grantee, any or all interest of Burl ington Northern Railroad Company in the following described real estate, situated in the County of King , State of Washington, together with all after acquired title of the Grantor therein: pThat portion of the Southeast Quarter of the Northeast Quarter C of Section 24, Township 23 North, Range 4 East, W.M., in King County, Washington, described as follows : Parcel 1 CO . Commencing at the Southwest corner of Earlington Industrial Park No. 2, as recorded in Volume 88 of Plats, page 80, records of said county; thence South 1°14'28" West on the Southerly extension of the West line thereof 11.22 feet to the true point of beginning; thence continue South 1°14'28" West 91.75 feet to intersect a line parallel with and 100.00 feet Southeasterly, 'when measured at right angles, from the Southeasterly line of said Earl ington Industrial Park No. 2; thence North 77°27 '30" East along said parallel line 47. 59 feet to a point on a curve having a radius of 360.00 feet, the radius point of which bears • South 58°42 '26" West; thence Northerly along said curve 2.52 feet to a point of reverse curve having a radius of 440.00 feet; 'thence along said reverse curve 74.92 feet to a point of reverse curve having a radius of 30.00 feet ; thence along said reverse curve 15. 79 feet to the true point of beginning . Parcel 2 Commencing at the Southwest corner of Earlington Industrial Park No. 2, as recorded in Volume 88 of Plats, page 80, records of said county; thence North 77°27'30" East along the Southerly line thereof, 123.34 feet to the cusp of a curve having a radius of 35.00 feet, the radius point of which bears South 12°32 '30" East ; thence Southwesterly along said curve 63.87 feet to a point of compound curve having a radius of 360.00 feet; thence Southeasterly along said compound curve 28. 82 feet to a point of reverse curve having a radius of 440.00 feet; thence along said reverse curve 29.97 feet to intersect a line parallel with and 100 feet Southeasterly, when measured at right angles, from the Southeasterly line of said Earlington Industrial Park No. 2; thence South 77°27'30" West along said parallel line 83.62 feet to a point on a curve having a radius of 360.00 feet, the radius point of which bears South 58°42 '26" West; thence Northwesterly along said curve 2. 52 feet to a point of reverse curve having a • radius of 440.00 feet; thence Northwesterly along said reverse curve 74.92 feet to a point of reverse curve having a radius of 30. 00 feet; thence Northwesterly along said reverse curve 15. 79 feet to the Southerly extension of the West line of said Earlington Industrial Park No . 2; thence North 1°14'28" East along said West line extension 11.22 feet to beginning . Parcel 3 Commencing at Railway Company Survey Station 1226+75, M. P. 0+4631 and ending at Railway Company Survey Station 1227+35, M.P. 0+4571, al 1 on Rail way Company' s Bl ack River to Woodinville Line, at Renton, Washington, recorded in King County records at No . 7307090449. RECORDED MIS D I • Nov 1 10 46 IN 'V? sareprmnk0l 1 BY T NE DIVISION OF RECORDS & ELECTIONS , KING COUNTY 11 SUBJECT to all easements, encumbrances, restrictions and reservations of record. IN WITNESS WHEREOF, said corporation has caused this instrument to be executed by its proper officers and its corporate seal to be hereunto affixed this 20th day of September , 19 82 . BURLINGTON NORTHERN RAILROAD COMPANY BY 1F/ 'K,.O LCctuA-- Director, Land Management and Contracts • C9 Tr ATTEST: CI CD ri O Vi11 p d.1 .'W,� () '.,,, BY ti CV Ass stant SeceOtary CO cc _. I.-j/Y i o.'. 1IIIN111111110 STATE OF MINNESOTA ) a, )ss. COUNTY OF RAMSEY ) On this 20th day of September , 19 82 , before me, the undersigned, a Notary Public in andr the State of Minnesota, duly commissioned and sworn, personally appeared H. D. SHANE and R, J. MORIN , to me known to be the Director, Land Management and Contracts and Assistant Secretary, respectively, of Burlington Northern Railroad Company, the corporation that executed the foregoing 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 they are 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 first above written. a AA AAAAAAAAAAAAAAAAA AAAAAAAAAAAA �: y J.W.THAYER ••%'_,` NOTARY PUBLIC-MINNESOTA RAMSEY COUNTY ..., My Commission Expires Nov. 17,1986 Notary P is in and r the State of xve'" '�''� 'v'�'vvv� Minnesot , residing a St. Paul. • FILED FOR RECORD AT REO. EST O OFFICE OF TU. I'ETY C•°1 . RENTON MUNIC th.,:u. 200 MI 1 AVE. O. • REKTOR, WA 98055 ... ;> . OF R4,iv �; THE CITY OF RENTON c) ♦� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 oma BARBARA Y. SHINPOCH, MAYOR •- CITY CLERK • (206) 235-2500 9,0 06b 7,6131 SEP-CE-O�P July 21 , 19.82 Mr. Loren Davis Holvick deRegte Koering 1818 Westlake Avenue N. , Ste. 308 Seattle Wa 98109 Re: City of Renton - Resolution No. 2462 FP-096-81 Dear Mr, Davis: The Renton City Council at its regular meeting of July 19, 1982, has adopted Resolution No. 2462 approving Final Plat 096-81 . A copy of the Resolution is enclosed for your information. Yours very truly, CITY OF RENTON Maxine E. Motor Acting City Clerk MEM/ss Enc. Renton City Council 7/19/82 Page 5 Ordinances and Resolutions - cont. Ordinance #3646 ROLL CALL: 4 AYES: CLYMER, TRIMM, MATHEWS, HUGHES. 2 NOS REED, STREDICK. CARRIED Resolution #2462 A resolution was read accepting the final plat of Washington Earlington Park Technical Center, formerly Earlington Park, owned by Holvick. Final Plat 069-8 deRegt Koering, property located SW 7th and Powell Ave. SW. FP 069-81 . MOVED BY TRIMM, SECOND CLYMER ADOPT THE RESOLUTION S PRESENTED. CARRIED. Resolution #2463_ A resolution was read transferring $15,041 from Cumulative Fund Transfer Reserve Fund #1894 to Park Department, General Services for the replacement and repair of roof at Carco Theatre and Mothers Park. MOVED BY STREDICKE, SECOND HUGHES ADOPT RESOLUTION AS PRESENTED. CARRIED. II ADMINISTRATIVE Mayor Shinpoch reported the County is presenting a two-year REPORT Marine Patrol Contract. Council President Clymer Confirmed Marine Patrol Council authorized a one-year contract. ADJOURNMENT MOVED BY CLYMER, SECOND TRIMM MEETING ADJOURN. CARRIED. 10:34 P.M. e;g2et- axine E. Motor, Acting City Clerk BID TABULATION SHEET PRO J EC T ' Asphalt Resurfacing DAT E June 29, 1982 BIDDER BID Hi-Line Asphalt Paving Company, Inc. $29.59 unit price P. 0. Box 68279 $91,433.10 Seattle, WA 98188 BB/EEO/AA/MBE Lakeside Industries $31.20 unit price P. 0. Box 1379 $96,408.00 Bellevue, WA 98009 BB/EEO/AA/MBE • • M. A. Segale, Inc. $27.25 unit price P. 0. Box 88050 $84,202.50 Tukwila, WA 98188 BB/EEO/AA/MBE Engineer's Estimate $88,850.00 July 13, 1982 OFFICE OF THE CtTY CLERK BID TABULATION N.E. 12TH STREET IMPROVEMENTS - EDMONDS AVENUE N.E. TO KIRKLAND AVE. N.E. ENGINEER'S BIDDER MBE/EEO/BB/AA TOTAL TABULATION Cascade Septic Service XXXX j $331 ,551 .50 P.O. Box 44009 Tacoma Wa 98444 Gary Merlino Construction XXXX $249,841 .00 9125 10th Avenue South Seattle Wa 98108 Rental Marts Construction No $272,711 .05 $285,603.00 29805 Pacific Highway South Federal Way Wa 98003 R.W. Scott Construction XXXX $268,771 .90 $26$,951 .90 9840 Carr Road Renton Wa 98055 Tri-State Construction XXXX ! $251 ,472.50 $255,472.50 959 108th Avenue N. E. Bellevue Wa 98004 j Valley Cement Construction XXXX , $293,968. 10 $292,818. 10 P.O. Box 838 Auburn Wa 98002 West Coast Construction XXXX ; $237,505.05 P.O. Box 419 Woodinville WA 98072 Engineer's Estimate $296,027.00 Renton City Council July 12, 1982 Page 4 Consent Agenda continued Honey Creek Letter from Public Works Department requested transfer of $20,000 from Sanitary Sewers Honey Creek/May Creek Sewers Cumulative Reserve Fund #3421 to Current Land Surveying Water Works Utility Fund #401 in the amount of $20,000 to obtain pro- fessional land surveying services for Honey Creek Sewer interceptor to begin preliminary work for Honey Creek Santiary Sewers. Refer to Utilities Committee. { Public Meeting Letter from Policy Development Department requested public meeting be Jackson set for July 19, 1982 regarding 10% Notice of Intent Petition - Jackson Annexation Annexation, a portion of proposed Cypress Point multiple-family develop- ment northeasterly of Spring Glen Elementary. Council concur. Public Hearing Letter from Policy Development Department requested public hearing be West Hill Pump set for July 26, 1982 regarding West Hill Pump Station Annexation Station located between Renton Avenue and Renton Avenue Extension, adjacent to city boundary. Council concur. 1983-1989 Letter from Policy Development Department submitted 19 projects for the Capital 1983-1989 Capital Improvement Program. Three projects are related to Improvement Airport, six to Water Utility and ten to Sewer Utility. Refer three Program airport projects to Airport Committee and six water utility and ten sewer utility to Utility Committee for recommendation on priority order. Port Quendall Misty Cove Condominium Association Board of Directors requested Council Approval Request record to indicate their support for approval of the Port Quendall project. Refer to Planning and Development Committee for information only. • State Highway Letter from State of Washington, Department of Transportation, presented Route certification of state highway routes within the city limits as of Certification July 1 , 1982. Refer to Public Works Department. Bid Opening - Letter from City Clerk' s Office presented summary of bid opening of Wisconsin July 8, 1982 for sale of surplus 1957 Wisconsin Screening Plant. Six Screening Plant bids received, high bid of $7,600 from Dulin Construction, Centralia, { Sale Washington. Accept high bid. Sanford Webb Court case was filed by Sanford E. Webb contesting the Hearing Examiner' s Court Case decision to uphold Public Works Department recommendation to deny his application for permit to construct a staircase on Mill Avenue South public right-of-way median (File #AAD 034-82) . Refer to City Attorney and insurance carrier. Claim for Claim for damages was filed by Jeffrey Bell for damages caused to rental Damages home in the amount of $477 due to alleged city sewer drainage back-up. CL 39-82 Refer to City Attorney and insurance carrier. Holvick deRegt Land Use Hearing Examiner recommended approval with conditions of Final Koering Final Plat 096-81 located west of Powell Avenue Southwest, north of the exten- Plat FP 96-81 sion of Southwest Tenth Avenue, east of the proposed P-1 Channel , and { south of the Milwaukee Railroad property; Holvick deRegt Koering. Refer to Ways and Means Committee. Appeal of E&B Appeal has been filed by Robert L. Anderson, attorney for E&B Developers, Developers Inc. , of Hearing Examiner' s decision of May 24, 1982, regarding rezone Rezone by E&B Developers of south side of SW Grady Way and north side of SW R 026-82 12th Street between Seneca Avenue SW and Raymond Avenue SW. Refer to Planning and Development Committee. Consent Agenda MOVED BY CLYMER, SECOND BY HUGHES, ADOPT THE CONSENT AGENDA AS PRESENTED. ' 'Approved CARRIED. Renton City Council - July 12, 1982 Page 3 Port Quendall There being no futher audience comment and all sides having had equal continued speaking ',time, it was MOVED BY ROCKHILL, SECOND BY HUGHES, COUNCIL ACCEPT RECOMMENDATIONS OF THE PLANNING AND DEVELOPMENT COMMITTEE TO ACCEPT THE PORT QUENDALL PROJECT: Councilman Rockhill outlined committee procedure, adherence to Council instructions. Councilman Hughes spoke in favor of the motion weighing negative impact against positive impact. Councilman Stredicke questioned differences in the Port Quendall master plan approved by the Planning and Development Committee from that plan submitted to the Hearing Examiner. Councilman Clymer questioned city jurisdiction over inner and outer harbor areas, possible conflict between the city, Port of Seattle and the state; soil studies to support high-rise construction; and site water pollution problems. Councilwoman Mathews stated she could not fully support the majority report of the Planning and Development Committee. Councilman Stredicke offered a substitute motion which Mayor Shinpoch ruled inappropriate. MOVED BY STREDICKE, SECOND BY TRIMM, OVER- RULE THE CHAIR' S DECISION WITH REGARD TO ACCEPTING A SUBSTITUTE MOTION. ROLL CALL: 4 AYES, TRIMM, MATHEWS, REED, STREDICKE: 3 NOS, CLYMER, ROCKHIL_ HUGHES. MOTION CARRIED. SUBSTITUTE MOTION BY STREDICKE, SECOND BY TRIMM, to remand subject matter back to the Hearina Examiner. ROLL CALL: 3 AYES . TRIMM, MATHEWS, STREDICKE; 4 NOS, CLYMER, REED, ROCKHILL, HUGHES. MOTION FAILED. Assistant City Attorney Kellogg noted need to provide policy for guidance to the Hearing Examiner in the event subject is remanded. ORIGIN! MOTION: -MOVED BY ROCKHILL, SECONDIBY HUGHES, COUNCIL ACCEPT RECOMMENDATIO' OF THE PLANNING AND DEVELOPMENT COMMITTEE TO ACCEPT THE PORT QUENDALL PROJE ROLL CALL: 4 AYES, CLYMER, TRIMM, ROCKHILL, HUGHES; 3 NOS, MATHEWS, REED, STREDICKE. MOTION CARRIED. Recess MOVED BY CLYMER, SECOND BY REED, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. 12: 12 a.m. Council reconvened at 12:20 a.m. Roll Call : All Council Members present. MOVED BY TRIMM, SECOND BY HUGHES, COUNCIL MOVE TO ITEM SIX ON THE AGENDA. CARRIED. CONSENT AGENDA The following items are adopted by one motion which follows the items included: Position Letter from Personnel Department recommended reclassification of the Reclassifications Engineering Supervisor and Field Sulperintendent of the Public Works Department to salary range 17 due to increase in designated responsi - bilitiesiand of the Parks Maintenance Supervisor to Grade 11 to align with other position of comparable responsibility. Refer to Ways and Means Committee. Utility Plant Letter from Finance Department notified Council of Utility Plant value Value as of 12/31/82 in the amount of $24,469,316.21 for consideration during 1983 budget preparation. Refer to ,Mayor and Committee of the Whole for budget purposes. Disabled Student Letter from Personnel Department recommended Mayor's staff be authorized Employment to conclude agreement with Renton School District for city participation Agreement in work experience/employment program for developmentally disabled students. Council concur. Park Department Parks and Recreation Department requested transfer of funds from CR 1894 Fund Transfer (Municipal Buildings) to Park Department General Services for roof re- placemenit and repairs at Carco Theatre and Mothers Park in the amount of $15,041 .00. Refer to Ways and Means Committee. Lease Extension Letter from Airport Division requested approval of two-year lease extensior LAG 06-76 to Fancher Flyways, Inc. (Addenduml3 to LAG 06-76) extending start and completion dates for a tie down area from March 1982 and September 1982 to March 1984 and September 1984. Council concur. I i 1 CITY OF RENTON, WASHINGTON RESOLUTION NO . 2462 WHEREAS a petition for the approval of a final plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton has heretofore been duly approved by the Hearing Examiner ; and WHEREAS after due investigation the Building and Zoning Department has considered and recommended the approval of said final plat and no public hearing being held, and such approval being deemed proper and advisable and in the public interest , NOW THEREFORE THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO RESOLVE AS FOLLOWS : SECTION I : The final plat heretofore submitted and approved by the Hearing Examiner , pertaining to the following described real estate, to-wit : See Exhibit "A" attached hereto and made a part hereof as if fully set forth. (Property located west of Powell Avenue S .W. , north of the extension of S .W. 10th Avenue , east of the proposed P-1 Channel , and south of the Milwaukee Railroad property) . be and the same is hereby approved as such plat , subject to the laws and ordinances of the City of. Renton, and subject to the findings , conclusions and decision of the Hearing Examiner dated June 14 , 1982 . PASSED BY THE CITY COUNCIL this 19thday of July , 1982 . C .. Maxine Motor , Acting City Clerk APPROVED BY THE MAYOR this /9-day of July , 1982 . ?ocultaito,�`.'�' . Ala-totpe)c.L Barbara Y . Shinpoch , Mayor Approved as to form: Lawrence J. Warren, City Attorney WASHINGTON TEC. CAL CENTER FINAL PLAT FP-096-81 EXHIBIT "A" THAT PORTION OF THE SOUTH ONE-HALF OF SECTION 13, AND OF THE NORTH ONE-HALF OF SECTION 24, BOTH IN TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION 13 ALSO BEING A POINT ON THE NORTH LINE OF EARL• INGTON INDUSTRIAL PARK NO. 1 , ACCORDING TO THE PLAT RECORDED IN VOLUME 83 OF PLATS , PAGE 10 , IN KING COUNTY, WASHINGTON; THENCE NORTH 88°15' 00" WEST ALONG SAID NORTH LINE AND THE NORTH LINE OF EARLINGTON INDUSTRI- IAL PARK NO. 2, ACCORDING THE PLAT RECORDED IN VOLUME 88 OF PLATS, PAGE 80,I N KING COUNTY WASHINGTON, A DISTANCE OF 854.43 FEET TO THE NORTHWEST CORNER OF SAID EARLINGTON INDUSTRIAL PARK NO. 2; THENCE SOUTH 1 °14128" WEST ALONG THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 AND ITS SOUTHERLY EXTENSION, 1814.39 FEET TO THE SOUTHERLY LINE OF THE 100 FOOT WIDE NORTHERN PACIFIC RAILWAY (NOW BURLINGTON NORTHERN, INC.) RIGHT-OF-WAY.; THENCE SOUTH 77°27'30" WEST ALONG SAID SOUTHERLY LINE 826.43 FEET TO A POINT 100 FEET WESTERLY FROM (WHEN MEASURED AT RIGHT ANGLES TO) THE WESTERLY RIGhT-OF-WAY LINE OF AN EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION AS DESCRIBED IN INSTRUMENTS RECORDED UNDER KING COUNTY AUDITOR'S FILE NUMBERS 6587316 AND 7203290496, RE-RECORDED UNDER AUDITOR'S FILE NO. 7301180480; THENCE NORTH 11°34'46" WEST, PARALLEL WITH SAID WESTERLY RIGHT-OF-WAY LINE, 1351 .17 FEET TO THE POINT OF CURVATURE OF A 500.00 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 536.69 FEET TO A POINT OF TANGENCY; THENCE NORTH 73°04'46" WEST 515.38 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE AFOREMENTIONED EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION; THENCE NORTH 89°04'30" WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE 187.52 FEET TO THE POINT OF CURVATURE OF A 422.96 FOOT RADIUS CURVE TO THE RIGHT; THENCE WESTERLY AND NORTHWESTERLY ALONG SAID EASEMENT RIGHT-OF-WAY LINE AND CURVE AN ARC DISTANCE OF 491 .95 FEET TO A POINT OF TANGENCY; THENCE NORTH 22°26'02" WEST 282.94 FEET TO THE POINT OF CURVATURE OF A 627.46 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 305.25 FEET TO THE NORTWESTERLY LINE OF TRACT 27, 2ND SUPPLEMENTAL MAPS RENTON SHORELANDS; THENCE NORTH 41'16'07" EAST ALONG SAID NORTHWESTERLY LINE OF TRACT 27 A DISTANCE OF 316.18 FEET; THENCE NORTH 73°56'01" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 130.08 FEET; THENCE SOUTH 70°54'02" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 354.52 FEET; THENCE NORTH 72°37'52" EAST ALONG SAID NORTH LINE 458.93 FEET; THENCE NORTH 46°22'22" EAST ALONG SAID NORTH LINE AND THE NORTH LINE OF TRACT 24, SAID 2ND SUPPLEMENT MAPS RENTON SHORELANDS 324.66 FEET; THENCE SOUTH 83°17'25" EAST ALONG SAID NORTH LINE 171 .17 FEET; THENCE SOUTH 27°21 '32" WEST ALONG THE EAST LINE OF SAID TRACT 24 A DISTANCE OF 387.32 FEET; THENCE SOUTH 33°07'25" EAST ALONG SAID EAST LINE 154.51 FEET TO THE NORTH LINE OF THE SOUTH 650 FEET OF SAID SECTION 13; THENCE SOUTH 88°15'00" EAST ALONG SAID NORTH LINE 2261 .42 FEET TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTH 1 °01 '27" WEST ALONG SAID EAST LINE 610.05 FEET TO THE POINT OF BEGINNING. • __ For.Use By City Clerk's Office Only AGENDA ITEM RENTON CITY COUNCIL MEETING = ==== = SUBMITTING Dept./Div./Bd./Comm. Land Use Hearing Examiner For Agenda Of July 12, 1982 (Meeting Date) Staff Contact Marilyn Petersen (Name) Agenda Status: SUBJECT: File No. FP-096-81 ; Holvick Consent X deRegte Koering; Final Plat Application Public Hearing Correspondence Ordinance/Resolution X Old Business Exhibits: (Legal Descr. , Maps, Etc.)Attach New Business Study Session A. Examiner's Report, 6-14-82 �, 1 4.1 Other B. gge tscJ42 C. 00 ��� App oval : c� 4. �G� �gal Dept. Yes No N/A X COUNCIL ACTION RECOMMENDED: Approval i?th46S, � finance Dept. Yes— No. N/A X Other Clearance conditions FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- $ Budgeted Transfer Required SUMMARY (Background information, prior action and effect of implementation) (Attach additional pages if necessary. ) The appeal period for the attached Examiner's Report and Recommendation expired on June 28, 1982, and the matter is hereby forwarded to the City Council for review and referral to the Ways ..and Means Committee for preparation of a resolution. PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED: SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION. OF I A -.�te z THE CITY OF, RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 BARBARA' Y. SHINPOCIi,. MAYOR • LAND USE HEARING EXAMINER O�'O `O FRED J. KAUFMAN. 235-2593 0 Eo SEP101" July 7, 1982 Mr. Loren Davis Holvick deRegte Koering 1818 Westlake Avenue N. , Suite 308 - Seattle, WA 98109 RE: File No. FP-096-81 ; Holvick deRegte Koering; Final Plat. Dear Mr. Davis: The Examiner's Report and Recommendation regarding the referenced request has not been appealed within .thetime period established by ordinance. Therefore, this matter is being submitted to the City Clerk this date for transmittal to the City Council for review. You will receive notification of final approval as well as a copy of the enacting resolution from the City Clerk upon adoption by the City Council . If further assistance or information is desired, please do not hesitate to contact this office. Sincerely, YOA1+"46%-• Fred J. Kau man Hearing Examiner cc: Building & Zoning Department • • For.Use .By City Clerk's Office Only A. I . # AGENDA ITEM RENTON CITY COUNCIL MEETING ® L.,.... . ===== a SUBMITTING Dept./Div./Bd./Comm. Land Use Hearing Examiner Of July 12, 1982(Meeting Date)Staff Contact Marilyn Petersen (Name) tus:SUBJECT: File No. FP-096-81 ; Holvick t XdeReqte Koering; Final Plat Applicationc Hearingspondenceance/Resolution XusinessExhibits: (Legal Descr. , Maps, Etc.)Attach usinessSessionA. Examiner's Report, 6-14-82 B. C. Approval : Legal Dept. Yes No N/A X COUNCIL ACTION RECOMMENDED: Approval with Finance Dept. Yes No. N/A X conditions Other Clearance FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- $ Budgeted Transfer Required SUMMARY (Background information, prior action and effect of implementation) (Attach additional pages if necessary.) The appeal period for the attached Examiner's. Report and Recommendation expired on . June 28, 1982, 'and the matter is hereby forwarded to the City Council for review and referral to the Ways and Means Committee for preparation of a resolution. PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED: • SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION. AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King ) Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 14th day of June , 19 82, affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. / 1 Subscribed and sworn this `Lk- day of k)ne) , 19 (62.. . \ -)CNIA-' 'T\rk kahe Notary Public in and for tti State of Washington, residing at kOIA Application, Petition or Case: Holvick deRegt Koering; FP-096-81 (The minutes eavrtaLvn a tint a6 the panties a6 neeond. ) June 14, 1982 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Holvick deRegt Koering FILE NO. FP-096-81 LOCATION: That property west of Powell Avenue S.W. , north of the extension of S.W. 10th Avenue, east of the proposed P-1 Channel , and south of the Milwaukee Railroad property. SUMMARY OF REQUEST: . The applicant seeks final plat approval for 12 lots and; two. parcels of an industrial subdivision. SUMMARY OF Building & Zoning Department: Approval with conditions. RECOMMENDATION: Hearing Examiner: Approval with conditions. BUILDING & ZONING The Building & Zoning Department preliminary report was received DEPARTMENT REPORT: by the Examiner on June 3, 1982. In accordance with Section 4-3010, Duties of the Examiner (as amended) , the Examiner shall receive and examine available information, prepare a record thereof, and enter findings of fact and conclusions based upon those facts , together with a recommendation to the City Council , for final plat applications. No public hearing is held in conjunction with final plat applications. FINDINGS, CONCLUSIONS & RECOMMENDATIONS: , Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1 . The applicant, Holvick deRegt Koering, filed a request for approval of a final plat for an •industrial subdivision. 2. The application file containing the application, SEPA documentation, the Building and Zoning Department report, and other pertinent documents was entered into the record as Exhibit #1 . 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, RCW 43.21C, as amended, draft and final environmental impact statements were prepared for the subject project. 4. Plans for the proposal have been reviewed by all city departments affected by the , impact of this development. 5. There was no opposition to the proposal expressed. 6. The subject property is located generally north of S.W. 7th Street and west of Powell Avenue S.W. on the site of the Earlington Golf Course. • 7. The plat has been changed since the submission and approval of the preliminary plat and does not strictly comply with the requirement of Section 9-1106(2) (F) which requires that "the final plat be prepared exactly as the approved preliminary plat." Department approvals of ;the change appear to have been granted. The preliminary plat originally contained 22 lots with two additional parcels , Tracts A and B, which were not zoned for industrial development. The final plat now contains 12 lots with the additional two tracts. 8. The Subdivision Ordinance requires that to approve industrial subdivisions , the • :DI1l„DING AND ZO' 'I1Nf`G DEPr I ritmir T PR LIN ARg : :PORT TO THE HEARING EXANINER PUBLIC HEARING ' APPLICANT: HOLVICK deREGT KOERING FILE NUMBER: FP-096-81 A. SUMMARY & PURPOSE OF ' 41EST: The applicant seeks final plat approval for 12 lots & 2 parcels of an industrial subdivision. B. G1 RAL. I1EFO i`i",TIO!1: 1 . Owner of Record: David C. Michaels, President, Holvick deRegt Koering 2. Applicant : Holvick deRegt Koering 3. Location: (Vicinity Map Attached) That property west of Powell Avenue S.W. , north of the .extension of S.W. 10th Avenue, east of the proposed P-1 Channel, and south of the Milwaukee Railroad property. 4 . Legal Description: A detailed legal description is available on file in the Renton Building & Zoning ' Department. 5 . ' Size of Property: +109. 3 acres. 6. Access : Via S.W. 7th Avenue and S.W. 10th Street. 7. Existing Zoning : G-1 , General Classification District; M-P, Manufacturing Park. 8. Existing Zoning in the Area : G-1 , M-P 4. Comprehensive Land Use Plan: Manufacturing Park. 10. Notification : The applicant was notified in writing • by receiving a copy PRELIMINARY Rr -:T TO THE HEARING EXAMINE? f ° , HOLVICK deREG',' JERING ' PAGE TWO • D. DEPARTiENT ANALYSIS: • 1 . Pursuant to the revision! of the Subdivision Ordinance, no public hearing is required on a ' final plat. Hearing Examiner .review and recommendation must be; submitted to the City' Council within 14 days of; receipt of this report. 2. The preliminary plat waslapproved subject to seven (7) conditions (copy attached) , in addition to • the environmental .conditions imposed by the Environmental Review Committee. 3 . Condition No. 1 imposed by the Hearing Examiner was reversed by Council decision on June 15, 1981 . The Council specifically! required, "that the area • of dedication should be .co{ifined to the legal description of the P-1 Channel and that the Council modify Condition No. 1 accordingly. " This does not reverse • Condition No. 8 of the Environmental Review Committee which states, "preserve ;;Springbrook Creek and Black River in their natural condition and existing locations until such time as the Environmental Review Committee determines that the relocation to conform to the Eastside Water Project is necessary. " This would specifically preclude development of lots "#11 and • #12 at this time. Since the Manufacturing Park Zone within which the plat is located requires site plan approval, it is a simple administrative enforcement procedure no to process site approvals on either of' these two Pots until the Environmental Review Committee has released them. Therefore, it is not necessary to specifically condition the plat to comply with the environmental' conditions. 4 . Condition No. 2 required; that the applicant comply with all of the conditions of the Environmental • Review Committee.' The final plat reflects all nine of those conditions. It shows both tracts "A" and "B" in proposed Phase II it has dedicated the right-of-way for 'the„ Eastside Watershed Project in, conformance with approved plans for the P-1 . 1 Environmental Condition No. 4 can only be imposed as' a part of the site plan approval. A storm drainage easement along the northern property line is shown on the subject final plat. Utility plans have been approved for the plat including storm drainage and the project 'has been] bonded for all construction in Phase I. The Board of Public Works granted the deferral on December 2, 1981 . Environmental Condition 'po. 8 is still applicable but specifically upon thie .site plan approvals for lots #11 and #12 and the Office of Public Archaeology has released the subject; development. Environmental Condition' No. 1 for Phase I required the extension of Powell Avenue S.W. to S.W. Grady f 4,1 1 nnn*i nn i-n hgh r1c 1'Prmi nP(i PRELIMINARY R]„ :T TO THE HEARING EXAMINE.. HOLVICK deREGT KOERING PAGE THREE • 5. Condition No. 3 imposed by the Hearing Examiner specifically states, "submission of a new preliminary plat which is consistant with the recommendation contained within this report shall include only those properties zoned M-P and shall exclude those properties to be dedicated to the public. " The final plat is consistant with the requirements of the State and City subdivision regulations which require all properties within an area being subdivided to be shown. The ERC Condition No. 1 requires that Phase II be platted into tracts "A" and "B" during the first subdivision process . These tracts include property which is currently not zoned M-P, Manufacturing Park. Inclusion of these two tracts into the subdivision does not allow development. The last phase of Condition No. 3 imposed by the Hearing Examiner states, "and shall exclude those properties to be dedicated to the public. " One specific intent of the Subdivision Ordinance is for dedication of properties to the public for street and public rights-of-way and in this case includes a dedication for storm water drainage. 6. The primary issue underlying the entire development of this area is still provision of flood protection. Specifically, who will construct the channel. At this point in time , neither the governmental • entities involved nor the individual property owners within the flood basin can agree upon actual methods of financing and construction of the P-1 system. Therefore, the Public Works Department in evaluating the storm drainage necessary under the present City codes for detention and retention purposes, has considered the specific possibility of the applicant constructing a major portion of the P-1 holding pond for their required storage. When the 17 acre parcel designated for storm water storage is dedicated to the public, full responsibility will be transferred to the City of Renton. Therefore, the dedication on the face of the final plat will allow either the City or the applicant the ability to develop the necessary storm water retention. The area within the dedication is sufficient to provide flood storage for this site and the applicant has agreed to the necessary excavation if the P-1 system fails to be constructed in advance of site development. (See Public Works Department letter of May 21 , 1982. ) 7. Conditions No. 4 and No. 5 of the Hearing Examiner, have been designed and specifically bonded by the applicant. A bond in the amount of $970,000 has been received by the City and determined to be adequate to meet construction of dedicated roadways and utilities in Phase I . 8. Condition No. 6 requires that the arterial collector streets be designed to provided service to the property north of the subject site. Two access points have been provided on the plat. One of the access roads will be constructed in Phase I. The second will be constructed in Phase II. One is provided as a dedication while the second is provided as an access easement. it i f PRELIMINARY R9 ,2T TO THE HEARING EXAMINE,. HOLVICK deREGT KOERING PAGE FOUR • • 9. Department comments are attached. The only issue nolt previously addressed! was raised by the Fire De1partment concerning the need for a temporary turn-around at .the western end of S.W. 7th Street in Phase I. The plat should be modified to show the temporary turn-around. E. DEPARTMENT D,^,TIO.: I Based on the above analysis , it is recommended that the Hearing Examiner approve and recommend approval . to the City Council of the final plat for Washington Technical Center, file FP-096t81 , subject to the following conditions : 1 . Recording of the deed for the Powell Street extension prior to recording of the final plat. 2 . Provision on the face of) the plat for .a temporary turn-around at the west end of S.W. 7th Street dedicated in Phase I. ;• • • • • it . II ®F Re tik0 z PUBLIC WORKS - DEPARTMENT RICHARD C..H000HTON ® DIRECTOR 1 NI ECO " MUNICIPAL BUILDING 200 MILL AVE.SO. -RENTON.WASH.9B056 i a 206 235-2569 O SEPZE BARBARA V. SHINPOCH MAYOR May 4, 1982 Holvick deRegt Koering 1818 Westlake Ave. North Suite 308 Seattle, WA 98109 Attention: Mr. Loren Davis Subject: Washingtpn Technical Center, Phase I Plat Dear Mr. Davis: The City of Renton acknowledges that the total scope of the construction improvements (based on pre-construction information) to be covered by the $970,000 Performance Bond is as detailed below: 1. Phase I Plat of the proposed Washington Technical Center - detailed and submitted as items IA, 1B and 1C on project Plan Sheets dated November 16, 1981 . City of Renton review and approval of Plans was accomplished on November 24, 1981. 2. Additional improvements (required per City of Renton standards and regulations) which are not shown on the project Plan Sheets referenced in item No. 1 above, viz: a) Installation of 4 Survey Monuments. b) Financial responsibility for the following work elements which are to be constructed by others: • 20% x cost of traffic signal system at the intersection of SW 7th Street and Hardie Avenue SW. • 35% x cost of traffic signal system at the intersection of SW Grady Way and Powell Avenue SW. Note: Each of these traffic signal systems consists of. (4) signal poles, complete with a total of (10) signal heads, (6) pedesteian heads and (4) -- luminaires; (1) controller; underground wiring and all other necessary appurtenances. • i • 100% x cost of the street lighting system related to the development, consisting of 19 lighting units (30 ft. or 35 ft. light poles with 100 watt or 150 watt sodium vapor luminaires, together with underground wiring and all other necessary appurtenances). • 100% x cost of street and traffic control signage. • Note: Any change order affecting the scope of work must be approved by Surety before work is authorized. If you have any questions, please contact this office. Very truly yours, %41(43"4/11. Richard C. Houghton Public Works Director VL:ad \; 01 )56-80 Page Sixteen RECOMMENDATION: The City Council should approve the subject preliminary plat subject to the limitations and conditions enumerated above which include bit are not limited to: 1 . The dedication of 200 feet on either side of Springbrook Creek and the Black River Channel and including the stream beds thereof. 2. Compliance with the conditions imposed by the Environmental Review Committee. 3. Submission of a new preliminary plat which is consistent with the recommendation contained within this report which shall include only those properties zoned M-P and shall exclude those properties to be dedicated to the public. 4. Installation of sidewalks along S.W. 7th Street. 5. Installation of such storm drainage controls and devices as may be required to remove pollutants, contaminants and sediments before water existing the site enters natural waters. 6. Provision of arterial collector streets to service the property to the north of the subject site. 7. Compliance with all other requirements of the code and regulations of the City of Renton. j ORDERED THIS 28th day of April , 1981 . Fred J. Kau an Ladd Use Hee ing Exam ner TRANSMITTED THIS 28th day of April , 1981 by Affidavit of Mailing to the parties of record: Charles Blumenfeld, Bogle E Gates, Bank of California Center, Seattle, WA 98164 �. — Loren J. Davis, First City Equities, 900 4th Avenue, Suite 3818, Seattle, WA 98164 — Lance Mueller, Lance Mueller Associates, 130 Lakeside, Seattle, WA 98122 — Colie Hough, Richard Carothers Associates, 814 E. Pike St. , Seattle, WA 98122 — David Markley, Transpo Group, 23 148th Avenue S.E. , Bellevue, WA 98007 Gary Norris, Traffic Engineer, City of Renton David Morency, Entranc1 Engineers, 1515. 116th Avenue N.E. , Bellevue, WA 98004 Lauri Johnsen, Green River Study Group, P.O. Box 772, Kent, WA 98031 Herbert W. Young, Department of Public Works, 976 King County Administration Building, Seattle, WA 98104 Robert Thorpe, R.W. Thorpe & Associates, 815 Seattle Tower, Seattle, WA 98101 1 Larry Brown, 33838 Pacific Highway S. , Federal Way, WA 98003 TRANSMITTED THIS 28th day of April , 1981 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Acting Public Works Director David Clemens, Acting Planning Director Michael Porter, Planning Commission Chairman Barbara Schellert, Planning Commissioner Ron Nelson, Building Official Lawrence J. Warren, City Attorney Jim Matthew, Fire Marshall • ' OF R ti ;» PUBLIC WORKS DEPARTMENT _ DESIGN/UTILITY ENGINEERING •. 235-2631 o mew MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH.98055 ,'co SEP1E �� BARBARA Y. SHINPOCH • MAYOR May 21 , 1982 Bush, Roed b Hitchings, Inc. , P.S. 2009 Minor Avenue East Seattle, WA 98102 Attention: Mr. Robert M. Roed Subject: Washington Technical Center Flood Storage and Storm Water Detention Gentlemen: In accordance with previous correspondenece and technical data supplied by the firm of Bush, Roed & Hitchings, Inc. , P.S. regard- ing the proposal for the handling of storm drainage and storm water storage as it relates to the Washington Technical Center, the City of Renton assumes the following position: The City agrees that the developer would be allowed, at his cost, to relocate existing natural storage to an area that is to be dedicated to the City for storm drainage purposes commonly known as the P-1 Channel backwater pond. The existing natural storage Is that area below the 100 year flood plain elevation. For purposes of preliminary calculations, elevation 15.0 was used to determine the existing storage. The natural storage available has been computed to be 108.4 Ac-ft. The net result of the developer's proposal is that 108.4 Ac-ft. of usable storage below' elevation 15.0 will be available before and after devel- opment. Also, an additional 5 Ac-ft. will be required for detention purposes for a grand total of 113.4 Ac-ft. of available storage after development. Based upon the engineer's. computations, the development will displace 71 Ac-ft. of storage and will require 5 Ac-ft. of storm drainage deten- tion. The existing area designated for the backwater pond has 16 Ac-ft. of existing storage. After development, the usable storage available in the pond area should be 92 Ac-ft. These numbers are subject to revision based upon the true 100-year flood plain elevation which is to be defined by the National Flood Insurance Program and future refinement based upon the developer's ultimate devel- opment plans. Also, the City agrees that this procedure can be accom- plished in phases provided that, at no time, is the storage available less than what currently exists. _ If this Is not a true and fair interpretation of our understanding, please advise. Very' trjjly yours, Richard C. Houghton Public Works Director DGM:jft . cc: Loren Davis T Ni . ....I': ''.II -------L6- ' ' '' ' ' I (-,14W- rair"11:L://ps'L:111,. .,1111.1147 .1 "i'd'ariPt f , _ i_ T 1 _____ __ 1 ____--- .„-----4 Ages. • 4.4%.,*-4„,' ' .41.81hobjeltio..,„ R5T:i. PI:.: : Sl'i 14//A/114.111.171,- 1..4,,,ft..%fig1174.1 41 4 , 5 ' 4 .5. e. 1 Sp . I 4 " ttie 40ii ///ih/ ih. . —WO ' mt.-11441'W,...k". :*,7; . ,..... .,..mritir . 1 40illikl . 4. \ .u'''ser acvo to i �� y.,, ....,,,,, ,,,,.i % =1 •a . b"?' t , • ..Par`, '' '... ,.tw ittp= is• _� •� t 41' } }` 'r.r i t;'• °. , _--.—; _ '� '"; t' * I P��.x T 5 v 'e ti ra • " ''* �. ,,fir I ,„ t , a '"' .,"", .• s 1.• • ii 000000, ...-1,.. ..,.L ..., 1 • ,____,__________ . ' ..,..g- - 1 ......_FL.1.___w__—.......... pIL !' M E T R 0 91 �c. c )):._(m__'..s....t.. i't'iG+1 � o s s- i - ►y-:,w ..a L ., .,s •AL�6,4.,,,,at. • 1110114 r _00 _ , ,ru•lluuilikt Nu.irtp. ifigHil. .11 i.it 1.1;.'11' t lin fti Oil i ., +\ .' ,:, �I IIIIIIII o) ss:mil I I iii <I itiv 1. •1 ; '^1 f•l lµ"� ® , a��A. 111 •tt 11. i ce, r r E, ►t „ ,.., ,S,, .. IM1, ,' ,FrL n /J�1 . Y , ., .v , s t J ' 1 WASHINGTON TECHNICAL CENTER ' HOLVICK, DE REGT & KOERING, INC . FINAL PLAT FP-096-81; • II I • APPLICANT HOLVICK, DE REST & KOERING , I�INC • TOTAL AREA 109 . 3 acres PRINCIPAL ACCESS VIA S . W . 7TH AVENUE & S.. W . 10TH STREET EXISTING ZONING G-1 , GENERAL ZONE & MP , MANUFACTURING PARK EXISTING USE GOLF COURSE & UNDEVEL'OPED PROPOSED USE INDUSTRIAL PARK COMPREHENSIVE LAND USE PLAN MANUFACTURING PARK COMMENTS ®Others:_. COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P.M. ON of/iof Vta • REVIEWING DEPARTMENT/DIVISION: 3LO�9 ®Approved ,' Approved with Conditions ® Not Approved ► c f-k,ui.t GNA®„JG - -c, AA . p -�, o�t,S (OF 2 c ±'S ; 3?a A eE 't/c-+- 'am . syc.Ls FALL a r-I-kf' ,tt ^t('-� FL)®- 9� roe A/6C� / c���'� DATE: o: Signature of ector or Authorized Representative - 2 _ REVIEWING DEPARTMENT/DIVISION : LrnuT ( 06e/ ETAPPROVED [' APPROVED WITH CONDITIONS ONOT APPROVED • 1,0000 - DATE : �- SIGNATU 'E OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 REVIEWING DEPARTMENT/DIVISION : -// 1: APPROVED ETZ.PPROVED WITH CONDITIONS El NOT APPROVED /r't i4e ) Ted e /41- 12el4.44-43 fee te r c Lek) yr r2 A-A. .et r� I - - P DATE : SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE a )/n... R 'ON BUILDING & ZONING OARTMENT DEVELOPMENT APPLICATION REVIEW SHEET , ECF - - APPLICATION NO(S) : FP- WM- 8/ PROPONENT: I OLVI CK De R E 67^ 14/ Irot/C%NG , rivc, PROJECT TITLE: : 1I.) ASH T60GToN I C-C/f N?GR L Pi ACK' i BRIEF DESCRIPTION OF PROJECT: X Si .J,.sL A, .41/ . a.,d 2 LOCATION : e .4.._ ., 1 . S _. , r�. i s ) to- Rd P 1 C t _Aft.4 oi.f. A� mr ' re P. r REVIEWING DEPARTMENT/DIVISION : 1 11 0 APPROVED /0 APPROVED WI H CONDITIONS 0 NOT APPROVED 0 )9,,,,,tc- 41-,Kiln- Poz-,e-ze ,, /,--- -44-). b..ede....-_, s L.JAP°A s'-7z-- 1sife ,„5 ,/.n a :-YCI-e 'l" 0/.2-4 -- ;I w 0,-,e-i---- 1 1 , ,i DATE' ‘/Z�e e------ SIGNATURE OF E TOR OR AUT RIZED REPRESENTATIVE --- 'i REVISION 5/1982 1 REVIEWING DEPARTMENT/DIVISION : //tzeff-t-t-- 014-erfAxe,pL,,, D APPROVED ErAPPROVED WITH CONDITIONS inNOT APPROVED p.A., --:/q_,e- g_ 7:X.< .-11-(--‘6--1, e%L-1- 2/ 4 /972_ .74 /01-1--vv ,C -- G1 h /Sel 40-(4,',7 7., DATE: ✓/ _ �2- SIGNATURE OF iRE4 OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 P'TON BUILDING & ZONING I "ARTMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - - APPLICATION NO(S) : FP- OQ6- 8/ PROPONENT : 1-1 OLVr c K dP e GT o` /rOC iC ING , zNc, PROJECT TITLE: Wits-!3NGTon1 i EC//MIcR L BRIEF DESCRIPTION OF PROJECT: ., t 67„4. .,4 L11 t1- 1/ -�- c...14) 2 TT LOCATION : - / 5 .. ScL) ( Q ' A ) 1:6 a. .4 P- I Ct.4.414Nek V1l' re2. L REVIEWING DEPARTMENT/DIVISION : )0tX 6b#1# /k ` f MAPPROVED El APPROVED WITH CONDITIONS NOT APPROVED DATE: SItl '. •E OF DIREC OR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 REVIEWING DEPARTMENT/DIVISION: POLICE ]Approved [' Approved with Conditions [' Not Approved r,t_ .L ersson // E: 2/8/82 Signature of' Director or A horned Representative REVIEWING DEPARTMENT/DIVISION: ®Approved ®Approved with Conditions IDNot Approved APPLICATION NO(s) : FP-096-81 PROJECT: Washington Technical Center (Earlington Park) DESCRIPTION OF PROPOSAL: Request for Final Plat approval of a business/industrial park. PROPONENT: Holvick deRegt, Koering LOCATION OF PROPOSAL: Earlington Golf Course and S.W. 7th Street and Powell Avenue S.W. LEAD AGENCY: Planning Department DATE OF ERC REVIEW: DECEMBER 9, 1981 Acting as the Responsible Official, the ERC has determined that the requested modifications to the initial proposal reviewed under PP-056-80 and R-057-80 on February 1980, are within the scope of that original proposal and the environmental impact statement is still valid. This decision was reached following a presentation by Roger Blaylock of the Building Department. Oral comments were accepted from: David Clemens, Ronald Nelson, Richard Houghton, Roger Blaylock, Steve Munson, and Don Monaghan. Incorporated by reference in the record of proceedings of the ERC on application FP-096-81 are the following: 1 ) Environmental Impact Statement : Earlington Park Dated: February 1981 2) Application (s) : PP-056-80, R-057-80. This memorandum applies to the subdivision only. SIGNATURES: 7 C 62/X), 1onald G. Nelson vid R. Clemens Building Official Policy Development Director 46.E-ram , AL 7— Richard C. Houghton ublic Works Director INDUSTRI ENDEMNITY COMPANY • P.O. BOX --56 SAN JOSE, CALIFORNIA 95150 6 7r 0: l lA ikTit'Tt; '46HOME OFFICE SAN FRANCISCO, CALIFORNIA } w;i1' z i 'BOND NO. YS 846-8310 PREMIUM: $14,170.00 DEFERRAL PERFORMANCE BOND DEFERRAL NO. PROJECT O[W1NER:R(0 vi nk pPPgt Koering STATE OF WASHINGTON ) ss COUNTY OF KING ) KNOW ALL MEN BY THESE PRESENTS, that we HOLVICK, DE REGT 8 KOERING, INC. , as Principal, and the INDUSTRIAL INDEMNITY COMPANY, a corporation organized and existing under and by virtue of the laws of the State of California, and authorized to transact the business of surety in the State of Washington, as surety, are held and firmly bound unto the City of Renton, State of Washington, in the penal sum of NINE HUNDRED SEVENTY THOUSAND AND NO/100THS ($970,000.00) . Dollars, for payment of which, well and truly to be made, we bind ourselves and each of our heirs, executors, administrators and assigns, jointly and severally, firmly by these presents. The condition of the foregoing obligation is such that the above described principal must construct the improvements for Phase I, of the Washington Technical Center, described in attached Exhibit UAI', and more fully described in the letter dated May 4, 1982, to Holvick, DeRegt 8 Koering, Inc. from the City of Renton, Public Works Department, Richard Houghton, Public Works Director, and have them accepted by the City of Renton, on or before the LOTH day of MAY , 1983. This bond is specifically given to induce the City of Renton to defer these improvements until the above mentioned date and this bond serves as security for the installation of those improvements. I Y040 R I (8/72) The principals of this bond agree to the following terms and conditions: Said improvements and their appurtenances thereto shall be constructed in accordance with approved plans and as per City of Renton standards and APWA standards where applicable. It is hereby expressly agreed that this bond is also given and made as a guarantee against defective materials or workmanship in the construction of said improvements, provided, however, that no suit or action or proceeding by any reason of any defect whatever shall be brought upon this bond after one year following the final acceptance of caid improvements by the City. The condition of this obligation is such that if the principal shall not construct said improvements in accordance with the terms and conditions set forth herein within the time limits prescribed, then the City can make demand upon the surety to complete said improvements. If the surety declines to construct the improvmeents at its sole cost and expense, then the surety shall be liable under this bond for the full amount of this bond, or the actual expense necessary for the City to install said improvements, whichever sum is less. Signed, sealed and dated this 10TH day of MAY , 1982. APPROVED AS TO FORM: HOLVICK, DE REGT 8 KOERING, INC. BY: C./ / Tawrence J. Warren, City S. DE REGT, SIDENT Attorney, City of Renton BY: SECRETARY State of CALIFORNIA On MAY 10, 1982 before me, the undersigned, ss. .a Notary Public of said county and state, personally appeared County of IZABFr,i,t TOMALA. SANTA CLARA known to me to be the Attorney-in-Fact of INDUSTRIAL INDEMNITY COMPANY C=W0QaboiMarl.OMMUAggil.04UPNWRMNOIO the Corporation that executed the within instrument, and known OFFICIAL SEAL to me to be the person who executed the said instrument on PIETY C. HAU®ElR9 behalf of the Corporation therein named, and acknowledged to Not.,ra t;alltc�snta me that such Corporation executed the same. Nuauc c9 Principal Office In Santa Clara County /47 My commission expires Feb. 24, 196 ®(411/0U4nza,O4estir( oO-~(Ana> NOT PUBLIC • ,� EXHIBIT A • r PLAT LEGAL DESCRIPTION Phase I Only . That portion of the Southeast Quarter of Section 13 , Township 23 North, Range 4 East, W. M. , King County, Washington, described as follows : Beginning at the northeasterly corner of the southerly ,40 . 00 . feet of said Section 13 , also being a point on ,the no.rth,erly line of Earlington Industrial. Park No . 1 , as recorded in Volume' 83 of Plats , Page 10, Records of • •• King County, Washington; thence north 88 °15 ' 58" west along said northerly line and its westerly extension, . 1204 . 75 feet; thence north 1 °12 ' 19" east 117 . 25 feet; thence on a curve to the right, of a 468 . 34 foot radius, a distance of 740 . 08 feet to intersect the north line - of ' the south 630 . 00 feet of said Southeast Quarter ; thence south 88 °15 ' 58" east along said north line 730 . 03 feet to the east line of said Section 13 ; thence south 1 °00 ' 29" west along said east line 590 . 05 feet to beginning , except that portion lying within 40 . 00 feet on each side of the following described centerline : Beginning at a point on the north line of Earlington Industrial Park No . 2 as recorded in Volume 88 of Plats , Page 80, Records of said County, which is 30 . 00 feet east from the northwest corner thereof; thence • north 1 °44 ' 02 " east 590 . 05 feet and the terminus of said centerline, also except that portion lying within 40 . 00 feet on each side of the following described centerline : Beginning at a point on the north line of said Earlington Industrial Park No • 1 which is 30 . 00 feet east of the northwest corner thereof; thence North 1 °44 ' 02" east 330 . 00 feet; thence north 88 °15 ' 58" west 27 . 47 feet to Point "A" and the terminus of said center- line, also except that portion lying within 75 feet of said Point "A" , also except any portion lying within 20 feet of railroad spur line track, as now located on the ground, TOGETHER WITH that portion of the northeast quarter of • Section 24 , Township 23 North , Range 4 East, W. M . , King County, Washington, described as follows : • Beginning at a point on the west line of said Earlington Industrial Park No . 2 which is 80 . 00 feet south of the northwest corner thereof; thence South 1 °12 ' 19" west along said west line 1200 . 00 feet; thence north 88 °47 ' 41 " west 370 . 00 feet; thence north 1 °12 ' 19" east 718 . 23 feet; thence north 88 °47 ' 41 " west 308 . 00 feet; thence north 7 °58 ' 21" west 461 . 72 feet to a point on a curve, the radius point of which bears south 22 °12 ' 44" east 380 . 00 feet; thence easterly along said curve 158 . 82 feet to a point which bears north 88°15 ' 58" west from the true point of beginning; thence south 88 °15 ' 58 " east 597 . 37 feet to the true point of beginning; EXCEPT the west 20 . 00 feet of the east 370 . 00 feet of the north 1283 . 23 feet of that portion of the Northeast Quarter of Section 24 , Township 23 North, Range 4 East, W.M. , in King County, Washington, lying west of said Earlington Industrial Park No . 2 . Containing 26 . 35 acres . REQUIRED IMPROVEMENTS UNDER THE BOND The scope of the improvements required to be constructed under this Deferral Perfromance Bond are described in the letter dated May 4 , 1982 from the City of Renton to Holvick deRegt Koering. PIER NATIONAL TITLE INSURA• 719 SECOND AVENUE SEATTLE, WA 98104 A- 280436 PLAT CERTIFICATE UNIT 18 PROPOSED PLAT OF: Washington Technical Center • Bush, Roed and Hitchings 2009 Minor Ave. E. Seattle, Washington 98102 ATTN: Bob Roed REFERENCE IS MADE TO OUR CERTIFICATE FOR PLATTING UNDER THE ABOVE NUMBER, WHICH PERTAINS TO THE PROPOSED PLAT NOTED ABOVE. THIS LETTER IS TO ADVISE THAT THERE HAS BEEN NO CHANGE IN RECORD TITLE TO THE PREMISES HEREIN COVERED SINCE THE DATE SHOWN BELOW, BEING THE DATE OUR PREVIOUS CERTIFICATE FOR PLATTING. DATE: November 16 , 1981 at 8 : 00 A.M. EXCEPT AS FOLLOWS: Legal revised as attached,_ First Half real property taxes are paid. . /1 + i4� Zr 1 U, 98 "4,liCI v,14 ING 14pT cc: City of Renton Mr. Davis THIS CERTIFICATE EXTENDED TO May 14 , 1982 ,E at 8 : 00 A.M. PIONEER NATIONAL TITLE INSURANCE AUTHORIZED SIGNATO Y A THAT PORTION OF THE SOUTH ONE-HALF OF SECTION 13, AND OF THE • NORTH ONE-HALF OF SECTION 24, BOTH IN TOWNSHIP 23 NORTH, RANGE 4 EAST, W. M. , KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS : BEGINNING AT THE NORTHEASTERLY CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION 13, ALSO BEING A POINT ON THE NORTH LINE OF EARLINGTON INDUSTRIAL PARK NO. 1 , AS RECORDED IN VOLUME 83 OF PLATS, PAGE 10, RECORDS OF KING COUNTY, WASHINGTON; THENCE NORTH 88°15 'Ou" WEST ALONG SAID NORTH LINE AND THE NORTH LINE OF EARLINGTON INDUSTRIAL PARK NO. 2 AS RECORDED IN VOLUME 88 OF PLATS, PAGE 80, RECORDS OF SAID COUNTY, A DISTANCE OF 854 .43 FEET TO THE NORTHWEST CORNER OF SAID EARLINGTON INDUSTRIAL PARK NO. 2; THENCE SOUTH 1 °14 '28" WEST ALONG THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 AND ITS SOUTHERLY EXTENSION, 1711 .42 FEET TO THE NORTHERLY LINE OF THE 100 FOOT WIDE NORTHERN PACIFIC RAILWAY (NOW BURLINGTON NORTHERN, INC. ) RIGHT-OF-WAY; THENCE SOUTH 77°27 '30" WEST ALONG SAID NORTHERLY LINE 849 .28 FEET TO A POINT 100 FEET WESTERLY FROM (WHEN MEASURED AT RIGHT ANGLES TO) THE WESTERLY RIGHT-OF-WAY LINE OF AN EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION AS DESCRIBED IN INSTRUMENTS RECORDED UNDER KING COUNTY AUDITOR' S FILE NUMBERS 6587316 AND 7203290496, RE-RECORDED UNDER AUDITOR' S FILE NO. 7301180480; THENCE NORTH 11 °34 ' 46" WEST, PARALLEL WITH SAID WESTERLY RIGHT-OF-WAY LINE, 1251 . 15 FEET TO THE POINT OF CURVATURE OF A 500.00 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 536 .69 FEET TO A POINT OF TANGENCY; THENCE NORTH 73°04 ' 46" WEST 515 .38 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE AFOREMENTIONED EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION; THENCE NORTH 89°04 '3U" WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE 187 .52 FEET TO THE POINT OF CURVATURE OF A 422 .96 FOOT RADIUS CURVE TO THE RIGHT; THENCE WESTERLY AND NORTHWESTERLY ALONG SAID EASEMENT RIGHT-OF-WAY LINE AND CURVE AN ARC DISTANCE OF 491 .95 FEET TO A POINT OF TANGENCY; THENCE NORTH 22°26 '02" WEST 282 .94 FEET TO THE POINT OF CURVATURE OF A 627 .46 FOOT RADIUS CURVE TO THE LEFI ; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 305 .25 FEET TO THE NORTWESTERLY LINE OF TRACT 27 , 2ND SUPPLEMENTAL . MAPS RENTON SHORELANDS ; THENCE NORTH 41 °16 '07" EAST ALONG SAID NORTHWESTERLY LINE OF TRACT 27 A DISTANCE OF 316 . 18 FEET; THENCE NORTH 73°56 'O1 " EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 130.08 FEET; THENCE SOUTH 70°54102" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 354 .52 FEET; THENCE NORTH 72°37 '52" EAST ALONG SAID NORTH LINE 458.93 FEET; THENCE NORTH 46°22 '22" EAST ALONG SAID NORTH LINE AND THE NORTH LINE OF TRACT 24, SAID 2ND SUPPLEMENT MAPS RENTON SHORELANDS 324.66 FEET; THENCE SOUTH 83 °17 '25" EAST ALONG SAID NORTH LINE 171 . 17 FEET; THENCE SOUTH 27°21 '32" WEST ALONG THE EAST LINE OF SAID TRACT 24 A DISTANCE OF 387 .32 FEET; THENCE SOUTH 33°07 '25" EAST ALONG SAID EAST LINE 154.51 FEET TO THE NORTH LINE OF THE SOUTH 650 FEET OF SAID SECTION 13 ; THENCE SOUTH 88°15 ' 00" EAST ALONG SAID NORTH LINE 2261 .42 FEET TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTH 1 °01 '27" WEST ALONG SAID EAST LINE 610.05 FEET TO THE POINT OF BEGINNING. REP' N BUILDING & ZONING DE ITMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - - APPLICATION NO(S) : FP- 0'U- 8/ PROPONENT: NOLVIc(< ODE IPE677 /rOCR2N6 izMc. PROJECT TITLE : W RSP-I?IJGTOA1 i C-Cff N1c4 L P4,e#' BRIEF DESCRIPTION OF PROJECT: 7 ' J 0,, 2 LOCATION : ►� •_ ► 1 ,: 5. sc o t o Rive 412 fAcrisaesta r°- 1 C.Q. . L ‘7444. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : la Er.NGINEERING DIVISION TRAFFIC ENG . DIVISION SCHEDULED HEARING DATE : OUTILITIES ENG . DIVISION FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT • BUILDING & ZONING DEPARTMENT 1:=1 POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT • OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT ° BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION : • APPROVED APPROVED WITH CONDITIONS El NOT APPROVED oc6 DATE: /e--/F- Z__ SIGNATURE OF D E TOR OR AUT RIZED REPRESENTATIVE REVISION 5/1982 REP" - IN BUILDING & ZONING DE ;TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - APPLICATION NO(S) : FP- 0Q6- 8/ PROPONENT: NOLVIGK kOe REGT' 4e i$OCRTNG , ztvG. PROJECT TITLE : W ASH 1iJ GTo i! i ECff wrc# L h4t ( BRIEF DESCRIPTION OF PROJECT: , nt J S .J /1 LOCATION : �� 1 .. 5 „ _ , _Ateu4 nI TO : jPUBLIC WORKS •DEPARTMENT SCHEDULED ERC DATE : • ENGINEERING DIVISION RIRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : UTILITIES ENG .. DIVISION • FIRE PREVENTION BUREAU ▪ PARKS & RECREATION DEPARTMENT • BUILDING & ZONING DEPARTMENT • POLICE DEPARTMENT EI POLICY DEVELOPMENT DEPARTMENT • OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION ; APPROVED i/' APPROVED WITH CONDITIONS NOT APPROVED d/ DATE: b f �� SIGNATURE OF 'IRECTp OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Kr- REFON BUILDING & ZONING DE.TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF — — APPLICATION NO(S) : FP- oq6- 8/ PROPONENT: fto VIC(< 4'4-1 if'EG77 4 oE,cz4/ JZ WC@ PROJECT TITLE: W ASNIAJGToAl !CC/f 4VZc9 L PeofteK. BRIEF DESCRIPTION OF PROJECT: 4 2Zi 'i,,J,eL;L .I l 2 LOCATION : Sal sc) ( 0.6 R P� IL fiz.41aestkA (0- t ci 4AluDttk . rnr re k TO : ' El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : • 0 ENGINEERING DIVISION TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU 0 PARKS & RECREATION DEPARTMENT fl .BUILDING & ZONING DEPARTMENT EI POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT ® OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING, PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON REVIEWING DEPARTMENT/DIVISION : / APPROVED l APPROVED WITH CONDITIONS El NOT APPROVED ro effi e 7? 4 /=d am40 Foie vote e i240 /av �'v . to oGi s R. L/ n r Ni. / � , �' DATE: '...r/'�, `;, e; SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 ift" B2 REI. IN BUILDING & ZONING DE.. ITMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - - APPLICATION NO(S) : FP- 0(46- 8/ PROPONENT: NOLVicK ,fJE ii'E 7 4 Ei zA/G zwc, PROJECT TITLE';' 1..J R S1-{I A)GT®N T EC/f N?cR L Pic#( BRIEF DESCRIPTION OF PROJECT:_ %4I 4 t r J 5:.,,1,4411;t.ti /1 aya 21:r LOCATION : �._ _.'.► •i S. ,«_ ; i '! , ate. scO w t' AiVeJ , e44± tZ4 16 AO AZOrINULA P- 1 al $ _.,ae...4 m. TO: ETPUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : OR E ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : UTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU ® PARKS & RECREATION DEPARTMENT 0 BUILDING & ZONING DEPARTMENT • POLICE DEPARTMENT • POLICY DEVELOPMENT DEPARTMENT • OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION : LY UP" WT. ETAPPROVED OAPPROVED WITH CONDITIONS ONOT APPROVED I ` DATE: Co- 1- g2. SIGFATU'E OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Revision 3/1981 �3 42 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET 1' Application: A ' .' . . I iY •. !ex ittemeiA, foracialiesulA• • „of)* ri Location _ I if [ _ IL, - .. A�. v / 4stc IL rpe Ri '� * ' _ ,► 4 Applicant: ia de hbri RR I ' I : OPublic Works Department Engineering Division 96 Traffic Eng. Division ®Utilities Eng. Division fliFire Department Park Department uilding Department Police Department ®Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON REVIEWING DEPARTMENT/DIVISION: ,34-0 ['Approved Approved with Conditions 0 Not Approved ,n,c1TL 14- c./ t-, -s Q i s y,s-, AA . (Pp p - -)OAjS (OF G O is `, 31, .. A2E iK/Qfi /LL - i5(=_ �yu.s "rki a-y Fa t-L W r-t-kfi A) '7'A- PL o'b Sit 4 ' Fae-J k /t . , DATE: �iAZ� Signature of ector or Authorized Representative REVIEWING DEPARTMENT/DIVISION: D Approved DApproved with Conditions Not Approved DATE: Signature of Director or Authorized Representative REP, N BUILDING & ZONING DEI ITMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - - APPLICATION NO(S) : FP- (AG- 8/ PROPONENT: I-IOLVI EGT 4e /(ot Cz'NG , zwc. PROJECT TITLE : W RSN!I/J GTo n1 T ECEf N?c4 L PAicK BRIEF DESCRIPTION OF PROJECT: .3"n P 5,,,J,,c#,� ,,�,•i ,o 1/ , 2 -12.eiLmetti LOCATION : 111° -"! : A, S ,.i- - •L M TO: • El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : tht ENGINEERING DIVISION TRAFFIC ENG, DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT El POLICE DEPARTMENT IOLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON REVIEWING DEPARTMENT/DIVISION : /fl /- /"41/1/ aratatz tgl APPROVED APPROVED WITH CONDITIONS NOT APPROVED DATE: Sltee . •E OF DIREC OR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Revision 3/1981 'eq3/11 2 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET r Application.,' sry. , ,: ��p ��` t le.. •1 Wit x Ofati, s , • • Location J1 �A tre totik f 4111_4cA RR AFPlicant: ® R- • al°1211 4 TQ ; ll Publ i c Works Department [:]Engineering Division ®Traffic Eng. Division ®Utilities Eng. Division Fi re Department ®Parks Department [:]Build. g Department olice Department ®Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON (27/1*/21a • REVIEWING DEPARTMENT/DIVISION: POLICE ]Approved ® Approved with Conditions [' Not Approved T.t . so n 2/8/8 2 Signature ofDirector or A horized Representative REVIEWING DEPARTMENT/DIVISION: Approved ®Approved with Conditions ® Not Approved DATE: Signature of Director or Authorized Representative • OF R'5"4 i a 0 PUBLIC WORKS DEPA '*TMENT U t$ 0 Z DESIGN/UTILITY ENGINEERING •. 235-2631 0 WIL MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH.98055 BARBARA Y. SHINPOCH MAYOR May 21 , 1982 Bush, Roed E Hitchings, Inc. , P.S. 2009 Minor Avenue East Seattle, WA 98102 Attention: Mr. Robert M. Roed Subject: Washington Technical Center Flood Storage and Storm Water Detention Gentlemen: In accordance with previous correspondenece and technical data supplied by the firm of Bush, Roed 8 Hitchings, Inc. , P.S. regard- ; ing the proposal for the handling of storm drainage and storm water storage as it relates to the Washington Technical Center, the City of Renton assumes the following position: The City agrees that the developer would be allowed, at his cost, to relocate existing natural storage to an area that is to be dedicated to the City for storm drainage purposes commonly known as the P-1 Channel backwater pond. The existing natural storage is that area below the 100 year flood plain elevation. For purposes of preliminary calculations, elevation 15.e was used to determine the existing storage. The natural storage available has been computed to be 108.4 Ac-ft. The net result of the developer's proposal is that 108.4 Ac-ft. of usable storage below elevation 15.0 will be available before and after devel- opment. Also, an additional 5 Ac-ft. will be required for detention purposes for a grand total of 113.4 Ac-ft. of available storage after development. Based upon the engineer's computations, the development will displace 71 Ac-ft. of storage and will require 5 Ac-ft. of storm drainage deten- tion. The existing area designated for the backwater pond has 16 Ac-ft. of existing storage. After development, the usable storage available in the pond area should be 92 Ac-ft. These numbers are subject to revision based upon the true 100-year flood plain elevation which is to be defined by the National Flood Insurance Program and future refinement based upon the developer's ultimate devel- opment plans. Also, the City agrees that this procedure can be accom- plished in phases provided that, at no time, is the storage available less than what currently exists. Bush, Roed & Hitchings, inc. -2- • May 21.® 1982 ! : If this_ is not a true and fair interpretation of our understanding, . please advise. Very truly yours, • . Richard C. Houghton • Public Works Director DGM:jft , cc: c Loren Davis • • • i OF © z PUBLIC WORKS DEPARTMENT • A R ICHARD C. HOUGHTON • D I RECTOR MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH.98056 206 235-2569 ,TED SEPZE BARBARA Y. SHINPOCH MAYOR May 4, 1982 ; • Holvick deRegt (Goering 1818 Westlake Ave. North Suite 308 Seattle, WA 98109 Attention: Mr. Loren Davis Subject: Washington Technical Center, Phase 1 Plat Dear Mr. Davis: The City of Renton acknowledges that the total scope of the construction improvements (based on pre-construction information) to be covered by the $970,000 Performance Bond is as detailed below: 1 . Phase I Plat of the proposed Washington Technical Center - detailed and submitted as items 1A, 1B and IC on project Plan Sheets dated November 16, 1981 . City of Renton review and approval of Plans was accomplished on November 24, 1981 . 2. Additional improvements (required per City of Renton standards and regulations) which are not shown on the project Plan Sheets referenced in item No. 1 above, viz: a) Installation of 4 Survey Monuments. b) Financial responsibility for the following work elements which are to be constructed by others: • 20% x cost of traffic signal system at the intersection of SW 7th Street and Hardie Avenue SW. • 35% x cost of traffic signal system at the intersection of SW Grady Way and Powell Avenue SW. Note: Each of these traffic signal systems consists of. (4) signal poles, complete with a total of (10) signal heads, (6) pedestelan heads and (4) .. j Holvick deRegt Koerin / Page 2 . O May 1,,, 1982 luminaires; (1) controller; underground wiring and all other necessary appurtenances. • 100% x cost of the street lighting system related to the development, consisting of 19 lighting units (30 ft. or 35 ft. light poles with 100 watt or 150 watt sodium vapor luminaires, together with underground wiring .and. all other necessary appurtenances). • 100% x cost of street and traffic control signage. Note: Any change order affecting the scope of work must be approved by Surety before work is authorized. If you have any questions, please contact this office. Very truly yours, 'er..4,41,a4117. Richard C. Houghton Public Works Director VL:ad cc: R. Nelson R. Bergstro C7. Norms Y • Ali HOLVICK deREGT KOERING 1818 Westlake Ave. N. , Suite 308 Seattle, Washington 98109 (206) 284-9951 April 23, 1982 CITY OF RENTON Mr. Don Monahan APR 231982 City of Renton POUCY Engineering Department DEVELOPMENT DEPT. 200 Mill Ave. S. Renton, WA 98055 RE: Washington Technical Center,L Phase I Plat 0ffsite Improvements. Dear Don: I want to thank you for your response to my request of identifying the limits of the offsite construction for Phase I of the Washington Technical Center Plat. Unfortunately my bonding company is requiring a more formal acknowledgement of the limits of construction. The bonding company is requesting that HdK provide a complete set of construction drawings approved by the City delineating the limits of construction. They are also requesting a letter from the City that speci- fically acknowledges that these drawings along with illumination of the streets; undergrounding of power and telephone; street signs and monuments and HdK contribution for signalization are all the improvements required to be covered under the bond for Phase I of Washington Technical Center. In order to expedite your response to this letter I have had Bush, Roed and Hitchings preparea complete set of construction drawings delineating the area of construction. The area delineated is consistent with the bounds you marked in yellow on the composite drawing on Thursday, April 23, 1982. They have also provided a signature block for your approval . Your immediate attention to these requests will be gratefully appreciated as these items are the only items that are delaying the issuance of our bond for the project. I have also copied this to Dick Houghton and Dave Clemons so that if they had any input that input could be received at this time. Thank you for your attention to this matter. If you have any questions Mr. Don Monahan Page 2 April 23, 1982 or need further clarification please contact me at my office. Very truly yours, Loren Davis cc: Mr. Dick Houghton 1/Mr. Dave Clemons • sn • 7- THOMAS B.FOSTER FOSTER, PEPPER & RIVIERA PAUL P.ASHLEY IB96-1979 DANIEL J.RIVIERA WILLIAM H.ELLIS 1111 THIRD AVENUE BUILDING DAVID C.ANDERSON DAVID W.SANDELL,P.S. SEATTLE,WASHINGTON 98101 DONALD A.BAILEY RICHARD E.KEEFE,P.S. MICHAEL E.BARRETT CAMDEN M.HALL,P.S. (206) 447-4400 SCOTT T.BELL MICHAEL E.STANSBURY DEAN V.BUTLER JEROME D.WHALEN RANDALL W.GREEN CHARLES P.NOME LLINI CATHERINE R.HALL ROBERT J.DIERCKS G.RICHARD HILL D.DOUGLAS MATSON BRIAN D.HULSE JOHN T.BLANCHARD,P.S. CITY OF RENTON ALLEN D.ISRAEL D ^ DIANE kSTVAN CARL J.WEST III (1(��C MARCO J.MAONANO,JR. D JENNIFER L.KEEFER DOUGLAS S.PALMER,JR. STELLMAN K.KEEHNEL JOSEPH M.GAFFNEY,P.S. PATRICK F.KENNEDY DONALD E.MARCY V.RAFAEL STONE JUDITH M.RUNSTAD FEB /E B 1 8 1982 STEVEN S.MILLER ANNE M.REDMAN ANNE T.O'DONNELL GARY E.FLUHRER BARBARA OHNICK FAY L.CHAPMAN JOHN R.OSTERHAUS DONALD E.PERCIVAL MICHAEL K.MURRAY BUILDING/ZONING DEPT. JOHN H.PIERCE BARRIE L.ALTHOFF JONATHAN B.NOLL DOUGLAS R.PRINCE MIKE E.BRANDEBERRY STUART T.ROLFE PETER S.EHRLICHMAN BERNARD L.RUSSELL CARRIE L.SCHNELKER ON LEAVE DAVID UTEVSKY LOUIS H.PEPPER,P.S. JOSEPH P.WHITFORD BENSON D.WONG February 17 , 1982 Mr. Roger Blaylock Zoning Administrator Building & Zoning Department City of Renton Municipal Building 200 Mill Avenue South Renton, Washington 98055 Dear Mr. Blaylock: • Holvick deRegt Koering/Powell Street Extension At a meeting on February 9 , 1982 with Mr. Clemens , Mr. Kretzer of Burlington Northern agreed to attempt to obtain a deed for the extension of Powell Street required by HDK' s plat. In order for Mr. Kretzer to proceed with obtaining a deed, it is necessary for him to have the easements executed by Burlington Northern which were sent to you by myself on January 15 , 1982. At your earliest convenience, please re- turn those documents to me. If you have any questions , please call. Sincerely, :;'?'tf;;,E.4 !7--- Donald E. Marcy DEM:dw cc: Mr. N. C. Kretzer Mr. Edward G. Sullivan t OF R� 4$ ° THE CITY OF RENTON � POLICY DEVELOPMENT DEPARTMENT o 235-2552 z sea p MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH. 98055 9,0 ro. 94TFO SEP11-. February 5 1982 , BARBARA Y. SHINPOCH MAYOR David Schuman First City Equities 800 5th Avenue, Suite 4040 Seattle, WA 98104 SUBJECT: REZONE APPLICATION ADJACENT TO SPRINGBROOK CREEK Dear Mr. Schuman: Pursuant to our meeting of February 2, 1982, with Mr. Ed Sullivan of Holvick DeRegt and Koering, this letter is to summarize our findings. First, in order to consider the rezone application, the 17 acres required for the P-1 Channel system must be dedicated by separate deed document or by the recording of the proposed final plat currently in our offices. Second, a summary of the findings of your engineering staff regarding the storage capacity within the 17 acres as compared to the required storage from the HDK site should be prepared. Once the dedication of the property has been completed and the summary of the flood storage solution has been provided, this department will be prepared to recommend that the rezoning of the remaining 25 acres within the Washington Technical Center project should be approved. As a practical matter, we would strongly recommend to the Building and Zoning Department that the application be accepted at such time as the Hearing Examiner has recommended approval of the final plat to the City Council, subject only to the receipt of the flood storage summary. As we also discussed, we can consider your rezone application as an amendment to the prior application so long as we can obtain fresh documentation and application forms so that the record will be clear and concise. If you have any questions with regard to this matter, please feel free to contact me at your earliest convenience. Very ruly yours, ‘, /1 "vid R. Clemens Policy Development Director DRC:cl cc: Holvick DeRegt and Koering Roger J. Blaylock, Zoning Administrator OF R �$ 0 o THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 ° BARBARA Y. SHINPOCH, MAYOR • PLANNING DEPARTMENT (3• 235- 2550 4.4 SEP-c -' February 3, 1982 MEMORANDUM TO: ALL CITY DEPARTMENTS FROM: ROGER J. BLAYLOCK, ZONING ADMINISTRATOR! RE: WASHINGTON TECHNICAL PARK, FINAL PLAT The applicant has submitted a revised final plat application modifying dedications and reducing the number of initial lots in the subdivision. The applicant does not intend to dedicate or construct Valley Parkway at this time. They do intend to extend S.W. 7th Street part way to the proposed location for Valley Parkway. Most of the lots will front on Powell Avenue S.W. or the existing portions of S.W. 7th Street. Please complete the attached comment sheet as you normally would for any new project. RJB:cl Attachment • A OF R4,4, ,,/ ty Q ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR o. 0,9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 9E055 • 235-2540 A 094 SEPSEM' February 10, 1982 BARBARA Y. SHINPOCH MAYOR Mr, Randy Lamb, Project Manager The Koll Company,:. 2021 152nd Avenue N.E. Redmond, Washington 98052 RE: WASHINGTON TECHNICAL CENTER Dear Mr. Lamb: In response to your letter of February 2, 1982, which we received on February 8, 1982, I have tried on several occasions to contact you by telephone and have not received a response yet. Specifically, your letter of February 2, 1982, is in error. The City stated that building permits could not be issued on the subject site until site approval had been granted by the Hearing Examiner and the appeal period was over. It was my understanding from the meeting that we had on January 11, 1982, that the final plat would be finalized and submitted within one week to the City of Renton. That did not occur. The City has not scheduled the site approvals for public review before the Hearing Examiner at this time. We have continually informed the applicant that processing site approvals prior to the filing of the final plat could jeopardize the filing of the final plat. However, we do not have the authority to refuse the process of application. The City can only advise as to what would be incorrect and hazardous procedure. Please be advised, if you attempt to surcharge the sites prior to the issuance of a building permit or without a special permit for fill and grade, a stop work order will be placed upon the entire project. Sincerely, -3.1.11t vrY` Roger J. Blaylock Zoning Administrator RJB:c1 cc: Mike Selman, Project Manager Holvick deRegt Koering One Oakmead Terrace 1230 Oakmead Park, Suite 210 Sunnyvale, California 94086 OF R,6, " ' ° BUILDING & ZONING DEPARTMENT z tit RONALD G. NELSON - DIRECTOR 9 co� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 ® 235-2540 0,9q��D SEP1 v:;3 January 22, 1982 BARBARA Y. SHINPOCH MAYOR &Cf - U/ Mr. Donald E. Marcy P Q�„ Foster, Pepper and Riviera / p� 1111 3rd Avenue Building, 34th Flood 1 Seattle, Washington 98101 - T RE: HOLVICK deREGT AND KOERING/POWELL STREET EXTENSION Dear Mr. Marcy: The easement which you have provided to the City of Renton by Burlington Northern Railroad is not acceptable for the purposes of extending Powell Avenue, The property in question is clouded by previous illegal subdivisions by the Burlington Northern Railroad Company. The City cannot accept an easement in such an area. The only method to correct the illegal subdivision is providing a direct deed to the City of Renton for the Powell Street extension. This, as you know, is exempt under the subdivision laws and would clear up that portion of the illegal subdivision lying to the west the Powell Avenue extension. If you have any further questions, please call me at 235-2550. Sincerely, ®--B 1 A,A, Roger J. Blaylock Zoning Administrator RJB:cl cc: Mr. Mike Selman Mr. N. C. Kretzer THOMAS B.FOSTER FOSTER, PEPPER & RIVIERA PA,98-1979LEY DANIEL J.RIVIERA WILLIAM H.ELLIS MI THIRD AVENUE BUILDING DAVID C.ANDERSON DAVID W.SANDELL,P.S. SEATTLE,WASHINGTON 98101 DONALD A.BAILEY RICHARD E.KEEFE,P.S. • MICHAEL E.BARRETT CAMDEN M.HALL,P.S. (206) 447-4400 SCOTT T.BELL MICHAEL E.STANSBURY DEAN V.BUTLER JEROME D.WHALEN RANDALL W.GREEN CHARLES P.NOMELLINI CATHERINE R.HALL ROBERT J.PIERCES G.RICHARD HILL D.DOUGLAS MATSON BRIAN D.HULSE JOHN T.BLANCHARD,P.S. ALLEN D.ISRAEL CARL J.WEST III DIANE M.ISTVAN MARCO J.MAGNANO,JR. JENNIFER L.KEEFER DOUGLAS S.PALMER,JR. STELLMAN K.KEEHNEL JOSEPH M.GAFFNEY,P.S. PATRICK F.KENNEDY V.RAFAEL STONE DONALD E.MARCY JUDITH M.RUNSTAD STEVEN S.MILLER ANNE M.REDMAN ANNE T.O'DONNELL GARY E.FLUHRER pq DEPARTMENT y+ BARBARA OHNICK FAY L.GHAPMAN � ® I ILDING DEPAR 14i1'ai I JOHN R.OSTERNA US MICHAEL K.MURRAY ,V MUNICif'AL BUILDING DONALD E.PERCIVAL BARRIE L.ALTHOFF L{,'�^^� MILL AVENUE SOUTH JOHN H.PIERCE JONATHAN B.NOLL WASH. 98055 DOUGLAS R.PRINCE • MIKE E.BRANDEBERRY F}E"NT�N, STUART T.ROLFE PETER S.EHRLICHMAN BERNARD L.RUSSELL ON LEAVE 1 g REC'd DAV DCARRIE UTEVSKY L.SCHNELKER LOUIS H.PEPPER,P.S. JOSEPH P.WHITFORD BENSON D.WONG January 15, 1982 Mr.. Roger Blaylock Renton Planning Department City Hall 200 Mill Avenue S. Renton, Washington 98055 Dear Roger: Holvick deRegt & Koering Final Plat Enclosed are two copies of an Easement to be granted to the City of Renton by Burlington Northern Railroad Company for the purposes of extending Powell Avenue. In conjunction with the approval of the above-referenced plat, please have both copies of the Easement executed by the appropriate person or persons. After the Easement has been executed, please return the yellow-bound copy to us together with the King County record number. If you have any questions, please call. Si ely, C • Donald E. Marcy DEM:dw Enclosures cc: Mr. Mike Selman Mr. Neil Kretzer OF I If ® 0 PUBLIC WORKS DEPARTMENT TRAFFIC ENGINEERING DIVISION • 235-2620 2 o p MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 98055 9,0 co- n_ O � 9�'op SEP'T - BARBARA Y. SHINPOCH MAYOR December 30, 1981 Mr. Mike Selman HDK Developers 1230 0akmeade Parkway, Suite 210 Sunnyvale, CA 94086 Subject: Washington Technical Center, Renton, Washington Dear Mike: Pursuant to your request we have prepared a cost estimate for the proposed signalization of Powell Ave. SW & SW Grady Way as well as SW 7th Street & Hardie Ave. SW. The cost breakdown is as follows : (equipment needs are similar for both intersections) 1) 4 signal poles with luminaire capability $ 18,000 2) 1 60 Multisonics 911B controller and cabinet 20,000 3) 20 loop detectors and wiring 5,000 4) 960 LF underground system 16,000 5) 9. junction boxes 3,000 6) 10 12-inch signal heads and back plates 8,000 7) 6 hand/man pedestrian heads 3,000 8) Emergency Vehicle Preemption 8,000 9) 5 foundations (poles and cabinet) 3,500 10) 4 250 watt HPSV luminaires 1 ,600 11 ) 4 pole mount terminal boxes 600 12) Channelization 10,000 Subtotal $ 96,700 { 10% Contingency 9,670 20% Contractor Profit 21 ,274 TOTAL $127,644 Mr. Mike Selman Page 2 December 30, 1981 Therefore, your contribution for the Washington Technical Center will be: (percentage participation is based upon Hearing Examiner's decision of April 28, 1981 ) 1 ) SW 7th Street & Hardie Ave. SW @ 20% = $25,530 2) Powell Ave. SW & SW Grady Way @ 35% = $44,680 TOTAL S70,210 If you have any questions regarding these figures , please contact me. Very truly yours , /2 Q, 7 ' GaryA. No ' orris, P .E. Traffic Engineer GAN:ad cc: R. Houghton R. Nelson R. Blaylock Fih HOLVICK deREGT KOERING i" Sri December 18, 19 81 ) Mr. Dave Clemens Planning Department - . City of Renton Municipal Building 200 Mill Avenue South Renton, WA 98055 Dear Dave: Based on our phone conversation yesterday, we will follow your suggestion in deleting the properties subject to tax violation from our plat. It is our understanding that the removal of this property from the plat will not cause any delays in processing. I have instructed our engineers, Bush, Roed & Hitchings, to order a new plat certificate and start the corrected plat drawing. Since Holvick deRegt & Koering initiated this change, we hope it is not necessary to replace the signature sheet. Your confirmation in the way of a brief letter concerning this minor plat adjustment would be most appreciated. Thank you. Respectfully, HOLVICK deREGT KOERING Michael Selman MS/mw cc: Loren Davis Bob Roed ONE OAKMEAD TERRACE•1230 OAKMEAD PARKWAY SUITE 210•SUNNYVALE,CALIFORNIA 94086•(408)736-8533 Pioneer Ltional Title Insuranc liompany 719 SECOND AVENUE • SEATTLE,WASHINGTON 98104 • TELEPHONE(206) 223-7878 PLAT CERTIFICATE t �a 63y , �J Refer to: Number : A-280436 2ND REPORT Unit : 18 WILLIAM A HAYWARD DIRECT DIALING (20W223-7883 OR 223-6597 Proposed plat of: - WASHINGTON TECHNICAL CENTER HOLVICK DE REGT AND KORING 5 PALO ALTO SQUARE PALO ALTO, CALIFORNIA 94204 Attention: MIKE SELMAN Date: NOVEMBER 16, 1981 AT 8:00 A.M. Gentlemen: This is a certificate as of the date mentioned above. This company certifies that record title i.s vested in HOLVICK DEREGT 6 KOERING, A CALIFORNIA CORPORATION and is a certificate for a plat of the following property : THAT PORTION OF THE SOUTH ONE-HALF OF SECTION 13, AND OF THE NORTH ONE-HALF OF SECTION 24, BOTH IN TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION .13, ALSO BEING A POINT ON THE NORTH LINE OF EARLINGTON INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT RECORDED IN VOLUME 8.3 OF PLATS, PAGE 10, IN KING COUNTY, WASHINGTON; THENCE NORTH 88015`00" WEST ALONG SAID NORTH LINE AND THE NORTH LINE OF EARLINGTON INDUSTRIAL PARK NO. 2, ACCORDING TO THE PLAT RECORDED IN VOLUME 88 OF PLATS, PAGE 80, IN KING COUNTY, WASHINGTON, A DISTANCE OF 854.43 FEET TO THE NORTHWEST CORNER OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 ; THENCE SOUTH 1°14.28" WEST ALONG THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 AND ITS SOUTHERLY EXTENSION, 1814.39 FEET TO THE SOUTHERLY LINE OF THE 100 FOOT WIDE NORTHERN PACIFIC RAILWAY (NOW BURLINGTON NORTHERN, INC.) RIGHT-OF-WAY; THENCE SOUTH 77°27.30" WEST ALONG SAID SOUTHERLY LINE 826.43 FEET TO A POINT 100 FEET WESTERLY FROM (WHEN MEASURED AT RIGHT ANGLES TO) THE WESTERLY RIGHT-OF-WAY LINE OF AN A-280436 PAGE 1 EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION AS DESCRIBED IN INSTRUMENTS RECORDED UNDER KING COUNTY AUDITOR' S FILE NUMBERS 6587316 AND 7203290496, RE-RECORDED UNDER AUDITOR' S FILE NO. 7301180480; THENCE NORTH 11°34'46" WEST, PARALLEL WITH SAID WESTERLY RIGHT-OF-WAY LINE, 1351.17 FEET TO THE POINT OF CURVATURE OF A 500.00 FOOT RADIUS CURVE TO THE LEFT ; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 536.69 FEET TO A POINT OF TANGENCY; THENCE NORTH 73°04'46" WEST 515.38 FEET TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE AFOREMENTIONED EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION; THENCE NORTH 89°04'30" WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE 187.52 FEET TO THE POINT OF CURVATURE OF A 422.96 FOOT RADIUS CURVE TO THE RIGHT; THENCE WESTERLY AND NORTHWESTERLY ALONG SAID EASEMENT RIGHT-OF-WAY LINE AND CURVE AN ARC DISTANCE OF 491.95 FEET TO A POINT OF TANGENCY; THENCE NORTH 22°26'02" WEST 282.94 FEET TO THE POINT OF CURVATURE OF A 627.46 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 305.25 FEET TO THE NORTHWESTERLY LINE OF TRACT 27, 2ND SUPPLEMENTAL MAPS RENTON SHORELANDS; THENCE NORTH 41°16'07" EAST ALONG SAID NORTHWESTERLY LINE OF TRACT 27 A DISTANCE OF 316. 18 FEET; THENCE NORTH 73°56'O1" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 130.08 FEET; THENCE SOUTH 70°54°02" EAST ALONG THE NORTH LINE OF SAID TRACT 27 A DISTANCE OF 354.52 FEET; THENCE NORTH 72°37'52" EAST ALONG SAID NORTH LINE 458.93 FEET; THENCE NORTH 46°22' 22" EAST ALONG SAID NORTH LINE AND THE NORTH LINE OF TRACT 24, SAID 2ND SUPPLEMENT MAPS RENTON SHORELANDS 324.66 FEET ; THENCE SOUTH 83°17'25" EAST ALONG SAID NORTH LINE 171.17 FEET; THENCE SOUTH 27°21' 32" WEST ALONG THE EAST LINE OF SAID TRACT 24 A DISTANCE OF 387.32 FEET; THENCE SOUTH 33°07'25" EAST ALONG SAID EAST LINE 154.51 FEET TO THE NORTH LINE OF THE SOUTH 650 FEET OF SAID SECTION 13; THENCE SOUTH 88°15'00" EAST ALONG SAID NORTH LINE 2261.42 FEET TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTH 1°O1 '27" WEST ALONG SAID EAST LINE 610.05 FEET TO THE POINT OF BEGINNING. Free from all liens, encumbrances and objections, except as follows: 1. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : A 20-INCH WELDED STEEL GAS DISTRIBUTION MAIN In favor of : WASHINGTON NATURAL GAS COMPANY, A PUBLIC UTILITY CORPORATION Recorded : DECEMBER 29, 1967 Auditor's no. : 6284689- Affects : THE NORTH 7.5 FEET OF THE SOUTH 167.5 FEET OF SAID PREMISES AND OTHER LANDS 2. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. A-280436 PAGE 2 • For : A SEWER LINE OR LINES In favor of : MUNICIPALITY OF METROPOLITAN SEATTLE, A MUNICIPAL CORPORATION OF THE STATE OF WASHINGTON Recorded : JULY 14, 1961 Auditor's no.: 5306156 Affects : A STRIP OF LAND 20 FEET IN WIDTH MEASURED AT RIGHT ANGLES TO THE SIDES THEREOF, THE SOUTHERLY LINE OF SAID STRIP BEING ALSO THE NORTHERLY LINE OF THE 100 FOOT WIDE RIGHT-OF-WAY OF THE NORTHERN PACIFIC RAILWAY COMPANY IN THE SOUTH 1/2 OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON ; EXTENDING ALONG SAID NORTHERLY LINE FROM THE INTERSECTION THEREOF WITH A LINE PARALLEL WITH AND 470 FEET EASTERLY, MEASURED AT RIGHT ANGLES, FROM THE NORTH-SOUTH CENTERLINE OF SAID SECTION 24, TO THE EAST LINE OF SAID SECTION 24 3. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : WATER LINE V In favor of : CITY OF RENTON, A MUNICIPALITY Recorded : DECEMBER 23, 1969 Auditor's no. : 6601885/ Affects : A 15-FOOT WIDE EASEMENT 10 FEET SOUTHERLY AND 5 FEET NORTHERLY AS MEASURED AT RIGHT ANGLES FROM A DESCRIBED CENTERLINE WHEN RUNNING IN A WESTERLY DIRECTION AND 10 FEET EASTERLY AND 5 FEET WESTERLY AS MEASURED AT RIGHT ANGLES FROM A DESCRIBED CENTERLINE WHEN RUNNING IN A SOUTHERLY DIRECTION, SAID CENTERLINE. BEING DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE WEST LINE OF EARLINGTON INDUSTRIAL PARK NO. 2 AND 15 FEET SOUTHERLY OF THE NORTH LINE OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON AS MEASURED AT RIGHT ANGLES; THENCE NORTH 88°15'OO" WEST A DISTANCE OF 1334.3 FEET; THENCE SOUTH O1°13' 17" WEST A DISTANCE OF 575.6 FEET TO THE NORTH LINE OF A PARCEL OF LAND DEEDED TO THE MUNICIPALITY OF METROPOLITAN SEATTLE UNDER AUDITOR'S FILE NO. 5222821, RECORDS OF KING COUNTY, WASHINGTON, AND END OF THIS DESCRIPTION. EXCEPTING AND RESERVING TO THE GRANTOR, THE RIGHT TO RELOCATE THAT PORTION OF THE WATER LINE WHICH RUNS GENERALLY IN A NORTH TO SOUTH DIRECTION FOR A DISTANCE OF 575.6 FEET IF THE GRANTOR SHALL LATER DETERMINE THAT THE LOCATION OF SAID WATER LINE WILL INTERFERE WITH PROPOSED BUILDING CONSTRUCTION OR OTHER/SURFACE USE. SUCH RELOCATION SHALL BE AT THE EXPENSE OF THE GRANTOR. 4. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : WATER PIPE LINE Recorded : JANUARY 11, 1944 A-280436 PAGE 3 Auditor's no. : 3359489 Affects : A STRIP OF LAND 2 FEET WIDE RUNNING DIAGONALLY IN A NORTHWESTERLY DIRECTION FROM THE SOUTH LINE TO THE till NORTH LINE OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON 5. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : WATER LINE In favor of : CITY OF RENTON, A MUNICIPALITY Recorded : SEPTEMBER 2, 1971 Auditor's no. : 7109020502 ✓ Affects : A STRIP OF LAND 15 FEET IN WIDTH IN THE NORTHWEST QUARTER AND THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON ; LYING 10 FEET SOUTHERLY AND 5 FEET NORTHERLY OF THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT A POINT ON THE EASTERLY LINE OF THE CHARLES E. MONSTER ROAD, ALSO KNOWN AS THE STEEL HILL ROAD, DISTANT 107.098 FEET SOUTHERLY ALONG SAID EASTERLY LINE FROM THE INTERSECTION THEREOF WITH THE NORTH LINE OF SAID SECTION 24; THENCE SOUTH 89°04'30" EAST 482.518 FEET ; THENCE SOUTHEASTERLY ON A CURVE CONCAVE TO THE NORTHEAST WITH A RADIUS OF 422.460 FEET THROUGH A CENTRAL ANGLE OF 36°57'44" AN ARC DISTANCE OF 272.857 FEET TO A POINT OF TANGENCY; THENCE SOUTH 89°04'30" EAST 807. 132 FEET MORE OR LESS, TO INTERSECTION WITH THE EXISTING 12 INCH WATER LINE AND THE POINT OF TERMINUS OF THIS CENTERLINE DESCRIPTION. EXCEPTING AND RESERVING TO THE GRANTOR, THE RIGHT TO RELOCATE THE WATER LINE IF THE GRANTOR SHALL LATER DETERMINE THAT THE LOCATION OF SAID WATER LINE WILL INTERFERE WITH PROPOSED BUILDING CONSTRUCTION OR OTHER SURFACE USE. SUCH RELOCATION SHALL BE AT THE EXPENSE OF THE GRANTOR. 6. EASEMENT AS RESERVED IN DEED DATED JULY 23, 1979, EXECUTED BY BURLINGTON NORTHERN, INC. , RECORDED JULY 30, 1979, UNDER AUDITOR' S FILE NO. 7907300548,AS FOLLOWS: RESERVING, HOWEVER, UNTO SAID GRANTOR, IT'S SUCCESSORS AND ASSIGNS, A 40 FOOT WIDE RAILROAD EASEMENT INCLUDING THE RIGHT, PRIVILEGE, AND EASEMENT TO CONSTRUCT, MAINTAIN, REPAIR, RENEW, USE, OPERATE OVER, REPLACE OR REMOVE RAILROAD TRACKS, DRAINAGE FACILITIES, AND APPURTENANCES THERETO, IN, ALONG, OVER, UPON OR ACROSS THAT PART OF THE ABOVE DESCRIBED PREMISES LYING 20 FEET ON EACH SIDE OF THE CENTERLINE OF GRANTOR'S LEAD TRACKS AS NOW LOCATED AND CONSTRUCTED ACROSS THE SOUTHEAST QUARTER, SOUTHEAST QUARTER, SOUTHEAST QUARTER OF SAID SECTION 13, TO HAVE AND TO HOLD SAID EASEMENT FOR SO LONG AS THE SAME IS USED OR REQUIRED FOR RAILROAD PURPOSES AND UNTIL SAID GRANTOR, IT' S SUCCESSORS AND ASSIGNS, SHALL REMOVE ALL SUCH FACILITIES FROM SAID PREMISES WITH THE INTENT TO ABANDON SAID EASEMENT. A-280436 PAGE 4 7. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : STORM SEWER In favor of : CITY OF RENTON Disclosed by instrument recorded: JANUARY 12, 1970 Under auditor's file no. : 6607884 ✓ Affects : A PORTION OF SAID PREMISES WITHIN SAID 2ND SUPPLEMENTAL MAPS OF RENTON SHORELANDS7 WITHIN SECTION 13 . SAID EASEMENT GRANTED BY THE STATE. OF DEPARTMENT OF NATURAL RESOURCES ON DECEMBER 14, 1962, UNDER APPLICATION NO. 27583. INTEREST OF SAID CITY OF RENTON SUBROGATED IN FAVOR OF THE DEPARTMENT OF PUBLIC WORKS, KING COUNTY, BY INSTRUMENT RECORDED UNDER THE ABOVE NAMED AUDITOR'S FILE NO. BEING CITY OF RENTON, ORDINANCE NO. 2535. 8. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : ELECTRIC TRANSMISSION LINE Recorded : JULY 30, 1918 Auditor' s no. : 1232950 vv Affects : OVER, ALONG AND ACROSS THE EASTERLY SIDE OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, AND THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 24 9. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : DRAINAGE DITCH In favor of : KING COUNTY DRAINAGE DISTRICT NO. 1 Recorded : OCTOBER 25, 1960 Auditor's no. : 5216161 1 Affects : THOSE PORTIONS OF THE UNPLATTED SHORELANDS OF THE FIRST CLASS, SHORELANDS OF THE SECOND CLASS AND BED OF THE BLACK RIVER, IN FRONT OF THOSE PORTIONS OF SECTIONS 13 AND 14, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING WEST OF A LINE RUNNING DUE NORTH FROM A POINT WHICH IS 160 FEET EAST OF THE SOUTH QUARTER SECTION CORNER OF SAID SECTION 13 AND EAST OF A LINE RUNNING DUE NORTH FROM A POINT WHICH IS 300 FEET WEST OF THE SOUTHWEST CORNER OF SAID SECTION 13 10. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : NATURAL GAS PIPELINE In favor of : WASHINGTON NATURAL GAS COMPANY Disclosed by instrument recorded: OCTOBER 25, 1960 Under auditor's file no. : 5216161 A-280436 PAGE 5 Affects : A PORTION OF SAID PREMISES LYING WITHIN SAID 2ND SUPPLEMENTAL MAPS OF RENTON SHORELANDS 11. AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For r : STORM SEWER In favor of : CITY OF RENTON Disclosed by instrument recorded: DECEMBER 4, 1963 . Under auditor 's file no. : 5671862 Affects : A PORTION OF SAID PREMISES LYING WITHIN SAID 2ND SUPPLEMENTAL MAPS OF RENTON SHORELANDS J2. 2 AN EASEMENT affecting the portion of said premises and for the purposes stated herein, and incidental purposes. For : 60-INCH STORM SEWER LINE In favor of : CITY OF RENTON, A MUNICIPAL CORPORATION Recorded : SEPTEMBER 12, 1967 Auditor 's no. : 6233064 Affects : A STRIP OF LAND IN THE SOUTH HALF OF THE SOUTHEAST QUARTER, SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M., IN KING COUNTY, WASHINGTON, EXTENDING 10 FEET ON EACH SIDE OF A CENTERLINE; SAID CENTERLINE BEING PARALLEL TO AND 15 FEET NORTH OF THE SOUTH LINE OF SAID SECTION; SAID CENTERLINE BEGINNING AT A POINT 17 FEET WEST OF THE EAST LINE OF SAID SECTION 13 AND EXTENDING WESTWARD 1,600 FEET TO END OF CENTERLINE. SUBJECT TO THE RIGHT OF REVERSION TO THE GRANTOR IN THE EVENT OF VACATION OF SEVENTH AVENUE NORTH AND THE ABANDONMENT BY THE GRANTEE OF THE USE OF SAID STORM SEWER. 13. AGREEMENT executed by and between the parties herein named upon the conditions therein provided. Between : CITY OF RENTON AND THE MUNICIPALITY OF METROPOLITAN SEATTLE Dated : JUNE 15, 1965 Recorded : JULY 29, 1965 Auditor's no. : 5908740 Providing : FOR PAYMENT OF FEES FOR HOOK-UP TO PUBLIC WATER DISTRIBUTION SYSTEM; TO THE RECORD OF WHICH REFERENCE IS HEREBY MADE FOR FULL PARTICULARS. 14. EXCEPTIONS AND RESERVATIONS contained in deed from the State of Washington whereby said grantor excepts and reserves all oils, gases, coal , ores, minerals, fossils, etc., and the right of entry for opening, developing and working mines, etc., provided that no rights shall be exercised until provision A-280436 PAGE 6 has been made for full payment of all damages sustained by reason of such entry. Auditor's no.: 5671862, 5675374 AND 5675375 AFFECTS THAT PORTION OF SAID PREMISES LYING WITHIN 2ND SUPPLEMENTAL MAPS OF RENTON SHORELANDS. 15. COVENANTS, CONDITIONS AND RESTRICTIONS, contained in instrument. Recorded : AUGUST 6, 1979 Auditor's no.: 7908060666 Executed by : FIRST CITY EQUITIES, DAVID M. SCHUMAN AND HIS WIFE, PAULA P. SCHUMAN, AND BARRY GELBART AND HIS WIFE, LESLEE K. GELBART, A PARTNERSHIP As follows : REVIEW AND RECOMMENDATION OF ALL SITE DEVELOPMENT PLANS FOR LAND SUBJECT TO REZONE ACTION, FILE NO. R-328-79 ARE TO BE DONE BY THE PLANNING DEPARTMENT, CITY OF RENTON, AND THE HEARING EXAMINER, CITY OF RENTON, THROUGH A PUBLIC HEARING. 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. PROPER LEGAL PROCEDURES IN THE SUPERIOR COURT OF KING COUNTY MAY BE INSTIGATED BY EITHER THE CITY OF RENTON OR ANY PROPERTY OWNERS ADJOINING SUBJECT PROPERTY WHO ARE ADVERSELY AFFECTED BY ANY VIOLATION OR BREACH OF THESE RESTRICTIVE COVENANTS. REASONABLE ATTORNEYS' FEES INCURRED DURING AN ENFORCEMENT PROCEEDING WILL BE BORNE BY PARTIES WHOM THE COURT DETERMINES ARE IN ERROR AND SHALL BE ENTERED AS A JUDGMENT IN SUCH ACTION. AFFECTS PARCEL B 16. DEED OF TRUST to secure an indebtedness of the amount herein stated and any other amounts payable under the terms thereof, recorded in the Department of Records and Elections of King County, Washington. Amount S5,875,000.00 Dated : APRIL 10, 1981 Recorded : APRIL 30, 1981 Receiving no.: 8104300360 Grantor : FIRST CITY EQUITIES, A WASHINGTON GENERAL PARTNERSHIP Trustee : PIONEER NATIONAL TITLE INSURANCE COMPANY Beneficiary : THE FIRST NATIONAL BANK OF CHICAGO, A NATIONAL BANKING ASSOCIATION SAID DEED OF TRUST PARTIALLY RECONVEYED UNDER AUDITOR'S FILE NO. ' 8109090445, AS TO THE FOLLOWING DESCRIBED PROPERTY LOCATED IN THE COUNTY- OF KING, STATE OF WASHINGTON, AND DESCRIBED AS FOLLOWS: THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS A-280436 PAGE 7 Ih FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION 13; ALSO BEING A POINT ON THE NORTHERLY LINE OF EARLINGTON INDUSTRIAL PARK NO. 1, ACCORDING TO THE PLAT RECORDED IN VOLUME 83 OF PLATS, PAGE 10, IN KING COUNTY, WASHINGTON; THENCE NORTH 88°15'58" WEST ALONG SAID NORTHERLY LINE AND ITS WESTERLY EXTENSION 1204.75 FEET; THENCE NORTH 1°12 '19" EAST 117.25 FEET; THENCE ON A CURVE TO THE RIGHT OF A 468.34 FOOT RADIUS• A DISTANCE OF 740.08 FEET TO INTERSECT THE NORTH LINE OF THE SOUTH 630.00 FEET OF SAID SOUTHEAST QUARTER; THENCE SOUTH 88°15'58" EAST ALONG SAID NORTH LINE 730.03 FEET TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTH 1°00'29" WEST. ALONG SAID EAST LINE 590.05 FEET TO BEGINNING, EXCEPT THAT PORTION LYING WITHIN 40.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT A POINT ON THE NORTH LINE OF EARLINGTON INDUSTRIAL PARK NO. 2, ACCORDING TO, THE PLAT RECORDED IN VOLUME 88 OF PLATS, PAGE 80, IN KING COUNTY, WASHINGTON; WHICH IS 30.00 FEET EAST FROM THE NORTHWEST CORNER THEREOF; THENCE NORTH 1°44'02" EAST 590.05 FEET AND THE TERMINUS OF SAID CENTERLINE, ALSO EXCEPT THAT PORTION LYING WITHIN 40.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT A POINT ON THE NORTH LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 1 WHICH IS 30.00 FEET EAST OF THE NORTHWEST CORNER THEREO; THENCE NORTH 1°44'02" EAST 330.00 FEET; THENCE NORTH 88°15' 58" WEST 27.47 FEET TO POINT 'A' AND THE TERMINUS OF SAID CENTERLINE, ALSO EXCEPT THAT PORTION LYING WITHIN 75 FEET OF SAID POINT 'Al , ALSO EXCEPT ANY PORTION LYING WITHIN 20 FEET OF RAILROAD SPUR LINE TRACT, AS NOW LOCATED ON THE GROUND AND DESCRIBED IN AUDITOR' S FILE NUMBER 7907300548. TOGETHER WITH THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 WHICH IS 80.00 FEET SOUTH OF\THE NORTHWEST CORNER THEREOF; THENCE SOUTH 1°12 '19" WEST ALONG SAID WEST LINE 1200.00 FEET; THENCE NORTH 88°47'41" WEST 370.00 FEET; THENCE NORTH 1°12'19" EAST 718.23 FEET; THENCE NORTH 88°47'41" WEST 308.00 FEET; THENCE NORTH 7°58' 21" WEST 461.72 FEET TO A POINT ON A CURVE, THE RADIUS POINT OF WHICH BEARS SOUTH 22°12 '44" EAST 380.00 FEET; THENCE EASTERLY ALONG SAID CURVE 158.82 FEET TO A POINT WHICH BEARS NORTH 88°15'58" WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 88°15' 58" EAST 597.37 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE WEST 20.00 FEET OF THE EAST 370.00 FEET OF THE NORTH 1283.23 FEET OF THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M., IN KING COUNTY, WASHINGTON, LYING WEST OF SAID EARLINGTON INDUSTRIAL PARK NO. 2. 17. ASSIGNMENT OF PURCHASE AND SALE AGREEMENT, PROMISSORY NOTE AND DEED OF TRUST AND ASSIGNMENT OF RENTS E SECURITY AGREEMENT DATED AUGUST 27, 1981; RECORDED AUGUST 28, 1981 UNDER AUDITOR'S FILE NO. 8108280797, BETWEEN FIRST CITY EQUITIES, A WASHINGTON GENERAL PARTNERSHIP AND THE FIRST NATIONAL BANK OF CHICAGO, TO THE RECORD OF WHICH REFERENCE IS HEREBY MADE FOR FULL PARTICULARS. A-280436 PAGE 8 18. DEED OF TRUST to secure an indebtedness of the amount herein stated and any other amounts payable under the terms thereof, recorded in the Department of Records and Elections of King County• Washington. Amount : $6,566,000.00 Dated : AUGUST 24, 1981 Recorded : AUGUST 28, 1981 Receiving no. : 8108280795 Grantor : HOLVICK DE REGT AND KOERING, A CALIFORNIA CORPORATION Trustee : PIONEER NATIONAL TITLE INSURANCE COMPANY Beneficiary : FIRST CITY EQUITIES, A WASHINGTON GENERAL PARTNERSHIP AFFECTS PARCEL C 19. DEED OF TRUST to secure an indebtedness of the amount herein stated and any other amounts payable under the terms thereof, recorded in the Department of Records and Elections of King County, Washington. Amount : S6,566,000.00 Dated : AUGUST 24, 1981 Recorded : AUGUST 28, 1981 Receiving no.: 8108280796 Grantor : HOLVICK DE REGT AND KOERING, A CALIFORNIA CORPORATION Trustee : PIONEER NATIONAL TITLE INSURANCE COMPANY Beneficiary : FIRST CITY EQUITIES, A WASHINGTON GENERAL PARTNERSHIP AFFECTS PARCELS A AND B 20. A SECURITY INTEREST in goods under the provisions of the Uniform Commercial Code, RCW 62A, disclosed by financing statement filed in the office of the county auditor. Debtor : HOLVICK DE REGT AND KOERING Secured party: FIRST CITY EQUITIES Filed : AUGUST 28, 1981 Auditor's no. : F.S. 8108286055 Collateral : Numerous matters of personal and/or real property affecting or purporting to affect said premises, all to the record of which reference is hereby made for full particulars. AFFECTS PARCEL C Said security instrument was assigned by instrument Dated : AUGUST 28, 1981 Recorded : SEPTEMBER 2, 1981 Auditor's no. : 8109026048 Assigned to : THE FIRST NATIONAL BANK OF CHICAGO 21. ASSIGNMENT OF PROCEEDS, EXECUTED BY HOLVICK DE REGT AND KOERING, A CALIFORNIA CORPORATION, IN FAVOR OF FIRST CITY EQUITIES, A WASHINGTON A-280436 PAGE 9 GENERAL PARTNERSHIP, DATED AUGUST 24, 1981, RECORDED SEPTEMBER 3, 1981 UNDER AUDITOR'S FILE NO. 8109030280. TO THE RECORD OF WHICH REFERENCE IS HEREBY MADE FOR FULL PARTICULARS. 22. DEED OF TRUST to secure an indebtedness of the amount herein stated and any other amounts payable under the terms thereof, recorded in the Department of Records and Elections of King County, Washington. Amount : $20,000,000.00 Dated : AUGUST 24, 1981 Recorded : AUGUST 28, 1981 Receiving no. : 8108280799 Grantor : HOLVICK, DE REGT AND KOERING, A CALIFORNIA CORPORATION Trustee : TRANSAMERICA TITLE INSURANCE COMPANY Beneficiary : SECURITY PACIFIC MORTGAGE CORPORATION AFFECTS PARCEL C 23. A SECURITY INTEREST in goods under the provisions of the Uniform Commercial Code, RCW 62A, disclosed by financing statement filed in the office of the county auditor. Debtor : HOLVICK DEREGT C KOERING Secured party: FIRST CITY EQUITIES Filed : SEPTEMBER 1, 1981 Auditor 's no. : F.S. 8109016187 Collateral : Numerous matters of personal and/or real property affecting or purporting to affect said premises, all to the record of which reference is hereby made for full particulars. Said security instrument was assigned by instrument Dated : SEPTEMBER 2, 1981 Recorded : SEPTEMBER 2, 1981 Auditor 's no. : 8109026047 Assigned to : THE FIRST NATIONAL BANK OF CHICAGO 24. RAILROAD RIGHT-OF-WAY, 100 FEET IN WIDTH, AFFECTING THE SOUTHERLY 50 FEET OF SAID PREMISES, THE EXISTENCE OF WHICH IS DISCLOSED BY NUMEROUS INSTRUMENTS AND MAPS OF RECORD. 25. A SECURITY INTEREST in goods under the provisions of the Uniform Commercial Code, RCW 62A, disclosed by financing statement filed in the office of the county auditor. Debtor : HOLVICK, DE REGT AND KOERING Secured party: SECURITY PACIFIC MORTGAGE Filed : AUGUST 28, 1981 Auditor's no.: F.S. 8108286058 Collateral : Numerous matters of personal and/or real property affecting or purporting to affect said premises, all to the record A-280436 PAGE 10 of which reference is hereby made for full particulars. AFFECTS PARCEL C 26. COLLATERAL ASSIGNMENT OF LEASES AND RENTS BETWEEN HOLVICK DE REGT AND KOERING, A CALIFORNIA CORPORATION, ASSIGNOR, AND SECURITY PACIFIC MORTGAGE CORPORATION, A DELAWARE CORPORATION, ASSIGNEE, DATED AUGUST 24, 1981, RECORDED AUGUST 28, 1981 UNDER AUDITOR' S FILE NO. 8108280800. TO THE RECORD OF WHICH REFERENCE IS HEREBY MADE FOR FULL PARTICULARS. NOTE: FOR IDENTIFICATION PURPOSES SAID PREMISES ARE DESCRIBED AS FOLLOWS : PARCEL A: THAT PORTION OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS : BEGINNING AT A POINT ON THE WESTERLY LINE OF THE NORTHEAST QUARTER OF SAID SECTION 24, WHICH IS SOUTH 0°55'30" WEST ALONG SAID WESTERLY LINE 159.12 FEET FROM THE NORTHWEST CORNER THEREOF, SAID POINT BEING ON THE SOUTHERLY LINE OF A TRACT OF LAND AS DESCRIBED IN AN INSTRUMENT RE-RECORDED UNDER AUDITOR 'S FILE NO. 7301180400; THENCE SOUTH 89°04'30" EAST ALONG SAID SOUTHERLY LINE 439.00 FEET; THENCE SOUTHEASTERLY ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 309.15 FEET A DISTANCE OF 418.14 FEET; THENCE SOUTH 11°34'46" EAST 311.39 FEET; THENCE SOUTH 78°25' 14" WEST 10.00 FEET : THENCE SOUTH 11°34'46" EAST 1289.94 FEET TO THE SOUTHERLY MARGIN OF THE RIGHT-OF-WAY OF BURLINGTON NORTHERN INC. ; THENCE SOUTH 77°25'43" WEST ALONG SAID SOUTHERLY MARGIN 100.02 FEET; THENCE NORTH 11°34'46" WEST 1351.65 FEET; THENCE NORTHWESTERLY ON A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 500.00 FEET A DISTANCE OF 536.69 FEET ; THENCE NORTH 73°04'46" WEST 504.78 FEET TO A POINT WHICH BEARS NORTH 89°04'30" WEST FROM THE POINT OF BEGINNING; THENCE SOUTH 89°04' 30" EAST 147.74 FEET TO SAID POINT OF BEGINNING. PARCEL B: THAT PORTION OF SECTIONS 13 AND 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTH 40 FEET OF SAID SECTION 13; THENCE NORTH 88°15 '00" WEST ALONG THE NORTH LINE OF THE SOUTH 40 FEET; A DISTANCE OF 854.7 FEET, MORE OR LESS, TO THE WEST LINE OF POWELL AVENUE SOUTHWEST, BEING THE NORTHWEST CORNER OF EARLINGTON INDUSTRIAL PARK NO. 2, ACCORDING TO THE PLAT RECORDED IN VOLUME 88 OF PLATS, PAGE 80, IN KING COUNTY, WASHINGTON; THENCE SOUTH 1°13 '17" EAST ALONG THE WEST LINE OF SAID EARLINGTON INDUSTRIAL PARK NO. 2 AND ITS PROLONGATION THEREOF 1810 FEET, MORE OR LESS, TO THE SOUTHERLY LINE OF THE 100 FEET NORTHERN PACIFIC RAILWAY RIGHT-OF-WAY (NOW BURLINGTON NORTHERN, INC.) ; THENCE SOUTH 77°26'41" WEST ALONG SAID SOUTHERLY LINE 550 FEET, MORE OR LESS, TO THE EASTERLY MARGIN OF AN EASEMENT FOR PERMANENT DITCH AND TEMPORARY CONSTRUCTION AS DESCRIBED IN INSTRUMENTS RECORDED UNDER AUDITOR'S FILE NOS. 6587316 AND 7203290496, RE-RECORDED UNDER AUDITOR'S FILE NO. 7301180480; THENCE NORTHERLY, WESTERLY AND NORTHWESTERLY ALONG SAID MARGIN TO THE COMMON BOUNDARY BETWEEN TRACTS 26 AND 27, 2ND. SUPPLEMENTAL MAPS, RENTON SHORELANDS; THENCE IN A GENERALLY EASTERLY DIRECTION ALONG SAID COMMON BOUNDARY AND ALONG THE A-280436 PAGE 11 COMMON BOUNDARY OF TRACTS 24 AND 25, 2ND SUPPLEMENTAL MAPS, RENTON SHORELANDS TO ITS INTERSECTION WITH THE NORTH LINE OF THE SOUTH 650 FEET OF GOVERNMENT LOT 3, SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; THENCE EASTERLY ALONG THE SOUTH 650 FEET OF SAID SECTION 13 TO THE EAST LINE OF SAID SECTION 13; THENCE SOUTHERLY ALONG SAID EAST LINE TO THE POINT OF BEGINNING. PARCEL C: THAT PORTION OF A TRACT OF LAND AS DESCRIBED IN AN INSTRUMENT RE-RECORDED UNDER AUDITOR 'S FILE NO. 7301180480, MORE PARTICULARLY DESCRIBED AS FOLLOWS: A TRACT OF LAND IN THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON, BEING A PORTION OF GOVERNMENT LOT 5 AND THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, BEING 290 FEET IN WIDTH LYING BETWEEN A LINE 150 FEET AND A LINE 440 FEET WHEN MEASURED AT RIGHT ANGLES NORTHEASTERLY FROM THE FOLLOWING DESCRIBED CENTERLINE OF CHANNEL AND PARALLEL THERETO; COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 13; THENCE SOUTH 87°26'48" EAST 1826.61 FEET ON AND ALONG THE SOUTH LINE OF SAID SECTION 13 TO A POINT; THENCE NORTH 22°26'02" WEST 296.06 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 22°26'02" EAST 282.94 FEET; THENCE SOUTHEASTERLY ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 572.96 FEET A DISTANCE OF 666.41 FEET; THENCE SOUTH 89°04'30" EAST 344.81 FEET TO A POINT WHICH IS SOUTH 0°55' 30" WEST 309.118 FEET FROM THE SOUTH QUARTER CORNER OF SAID SECTION 13, AND THE END OF DESCRIPTION. A TRACT OF LAND IN GOVERNMENT LOT 4 OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE WEST 600 FEET OF THE SOUTH 130 FEET OF GOVERNMENT LOT 4, EXCEPT THE NORTH 110 FEET OF THE EAST 520 FEET. A TRACT OF LAND IN THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. , IN KING COUNTY, WASHINGTON, BEING 175 FEET IN WIDTH, LYING BETWEEN A LINE 150 FEET AND A LINE 325 FEET WHEN MEASURED NORTHERLY AT RIGHT ANGLES TO THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 24; THENCE SOUTH 00°55'30" WEST 309.118 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 89°04'30" EAST 439.00 FEET TO A POINT ; THENCE SOUTHEASTERLY ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 159.15 FEET A DISTANCE OF 215.27 FEET; THENCE SOUTH 11°34'46" EAST 311.39 FEET TO A POINT WHICH IS THE END OF THE 175 FOOT WIDTH OF SAID TRACT; THENCE CONTINUING WITH A TRACT OF LAND 180 FEET IN WIDTH, LYING BETWEEN A LINE 140 FEET AND A LINE 320 FEET WHEN MEASURED EASTERLY AT RIGHT ANGELS TO THE FOLLOWING DESCRIBED CENTERLINE. THENCE SOUTH 11°34'46" EAST 1299 FEET, MORE OR LESS, CONTINUING ON LAST DESCRIBED COURSE OF CENTERLINE OF CHANNEL TO A POINT ON THE SOUTHERLY MARGIN OF THE RIGHT-OF-WAY OF BURLINGTON NORTHERN INC. (FORMERLY NORTHERN PACIFIC RAILWAY COMPANY) . AND ALSO A PORTION OF A PARCEL OF LAND, AS DESCRIBED IN AN INSTRUMENT RECORDED UNDER AUDITOR 'S FILE NO. 6587316, TO WIT: A-280436 PAGE 12 Ic A PARCEL OF LAND IN GOVERNMENT LOT 5, AND TRACT 27, RENTON SHORELANDS SECOND SUPPLEMENT, IN THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 23 NORTH, RANGE 4 EAST, N.M. , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 13; THENCE SOUTH 87°26'48" EAST ON AND ALONG THE SOUTH LINE OF SAID SECTION 13 A DISTANCE OF 2312.05 FEET TO A POINT; THENCE NORTH 22°26'02" WEST 501. 13 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTHWESTERLY ALONG A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 917.46 FEET THROUGH AN ANGLE OF APPROXIMATELY 27°30' TO A POINT ON, THE BOUNDARY LINE BETWEEN SAID TRACT 27 AND TRACT 26; THENCE SOUTHWESTERLY ON AND ALONG THE BOUNDARY LINE BETWEEN SAID TRACTS 27 AND 26 TO A POINT ON A CURVE HAVING A RADIUS OF 627.46 FEET, HAVING THE SAME CENTER OF A CIRCLE AS THE CURVE DESCRIBED FROM THE TRUE POINT OF BEGINNING; THENCE SOUTHEASTERLY ON AND ALONG SAID CURVE OF RADIUS 627.46 FEET TO A POINT WHICH BEARS SOUTH 67°33'58" WEST A DISTANCE OF 290.00 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 67°33'58" EAST 290.00 FEET TO THE TRUE POINT OF BEGINNING. This report is restricted to the use of the addressee, and is not to be used as a basis for closing any transaction affecting title to said property. Liability of the company is limited to the compensation received therefor. LLLIL41).411, /2 I / /j authorized signatory 9 Y rV1/ WAH/MLA 269 CC: BUSH, ROED E HITCHINGS A-280436 PAGE 13 Revision 3/1981 , ' 127/3/392 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application. j ' , . 'I/ . ' a -:: 'i,- w ..' . _ ar pet IN flph e_Cih tla . 1.11 0,4 ' P® ® Location. ,�' : ... tli ' F"- '} '. I Ili .L T ej` ,Li. !t.,/..,. s ®3 i I A,� l ��"g� Applicant:A.riflAIVAIC die `" 4R I, ._.'; • TO: Ig141, Works Department ngi°neering Division . jilraffic Eng. Division ®Utilities Eng. Division ®Fire Department Darks Department ®Building Department ® Police Department ®Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON REVIEWING DEPARTMENT/DIVISION: _i Y ---Wiz- L L� \ �,, ti> �_ Y- 1 �-- D Approved EZIApproved with Conditions ® Not Approved The following improvements are requested as part of the total development of the Washington Technical Center: 1 . Share in the cost for the traffic signal improvements at the intersection of SW 7th Street & Hardie Ave. SW. .-- N0a- 14_ J (__- �7) -7 Gay Prj i DATE: , ;///:,--//e);2, Signature of Director or Authorized Representative REVIEWING DEPARTMENT/DIVISION: ®Approved ®Approved with Conditions ® Not Approved 2. Provide for the extension of Powell Ave. SW from Grady Way to SW 10th Street, which includes all costs related to necessary appurtenances . 3. Provide for development of Valley Parkway and roadway easement section within specified period of time (five years) . 4. Provide for the cost of the traffic signal installation at the intersection of Grady Way & Powell Ave. SW. _ __ _ DATE: 1 __ Signature of Director or Authorized Representative Revision 3/1981 l RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: Location: Applicant: • LQ: ®Public Works Department Engineering Division SCHEDULED ERC DATE: Traffic Eng. Division SCHEDULED HEARING DATE: ®Utilities Eng. Division ®Fire Department Darks Department ®Building Department O Police Department 11 Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P.M. ON REVIEWING DEPARTMENT/DIVISION: ®Approved a; Approved with Conditions ® Not Approved DATE: 0.1/10/fi ___ Signature of Director or Authorized e esentative REVIEWING DEPARTMENT/DIVISION: D Approved ®Approved with Conditions :pot Approved DATE: Signature of Director or Authorized Representative Kevision 3/1981 l S2 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: . i �` r Location• ^k r. �® • �' `� , •' 4 vi.a4- %.• • , e f...161 a it 'A So tlik 6'4044'44 , , . tAPPlicant , , " � LO : [j Public Works Department ®Engineering Division . ®Tra. . 'c Eng. Division tilotties Eng. Division -ire Department ®Parks Department ®Building Department ® Police Department U Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON (211(3/1a REVIEWING DEPARTMENT/DIVISION: 6�' ®Approved r2Kokloprove,d with. Conditions [] Not Approved GL4PNGtz2c--7 cc c 7/s+.2C _ DATE: , e ./e Sign re of Director or' A or e presentative REVIEWING DEPARTMENT/DIVISION: ()T/L/Ty 4-1-16/N+E "44— Approved pproved with Conditions ® Not Approved DATE: -2/0AL Signature of D rector or Authorized Representative T. • UTILITY APPROVAL SUIIIECT TO �— LATE COMERS -AGREEMENT - WATER I D 1111111111111. LATE COMERS A:.GREEMENT • SEWER �_ SYSTEM DEVELOPMENT CHARGE • WATER 11. �� ,��. CIF"— . I SYSTEM DEVELOPMENT CHARGE • SEWER �.1. 111.111111 SPECIAL ASSESSMENT AREA CHARGE - WATER 1;J4[D • SPECIAL ASSESSMENT AREA arm - SEER APPROVED V MER f°llsll APPROVED SEVIER PLAN APPROVED FIRE HYDRANT LOCATIONS BY FIRE DEPT. 10/11 FIRE FLOW ANALYSIS 101,1111111.111 Revision 3/1981 /3/2/ RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: � f ti .' '�•'L ;,/ � x�., �,�/ 13i'�:L„ �`."• Ems► • 40.driall StddetreSieNn Location:I 2q ?: Feo Rue et° •44 tif(sAff filsfayiN4412114Mail etiody4011114, 1 m Applicant. o 4£* ir r: f h� F ak L ; Publ Wiles Department `' ngineering Division SCHEDULED ERC DATE: 40/0, Traffic Eng. Division S : DUtilities Eng. Division ri Fire Department Parks Department Building Department • ® Police Department El Others: • COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON _42414* REVIEWING DEPARTMENT/DIVISION: 0 Approved g Approved with Conditions D Not Approved •74 F DATE: / 2 i /c/ Signature of Director or , uthori zed \epr sentative REVIEWING DEPARTMENT/DIVISION : {Approved J Approved with Conditions ® Not Approved DATE: Signature of Director or Authorized Representative Revision 3/1981 f 46,;* RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: T �'-� .� ,,;. , �. a vr. • jets -it oa7 15 le* dt" ':yr 4 *MSSeri Location: ;. j. a.« r s= ,; , x }64 .1ft:1'4; Cl• , 9PTIrtaitieteterValeigielagg 61/ t5f4 dernel t dtd/ '.NO[ 0 •.Awi w yfte. < Applicant: pater ILO : Public Works Department ®Engineering Division SCHEDULED ERC DATE: ®Traffic Eng. DivisionStilt _ DUtilities Eng. Division ® Fire Department ®Parks De:04rtment i 1 di ng Department Police Department Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON - N' /1/ _ REVIEWING DEPARTMENT/DIVISION: jam' = Approved ® Approved with Conditions 'Not Approved caAiPoR-rn - 'o -�,ot 'r�� -- — — �� - - DATE: Signature i rector or Authori zed 'epresentati ve REVIEWING DEPARTMENT/DIVISION: E Approved Approved with Conditions Li Not Approved _ DATE: _o Signature of Director r Authorized Representative Revision 3/1981 /2/3/0 RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: p 0-. 1 a . .,4 3 4.2.„.ries Location r'' rc° 004 'a 4111 OW CP ehelkif 161/44? L ; 0 Public Works Department • Engineering Division SCHEDULED ERC DATE: /2/?/ / Traf Eng. Division sCFiteete tilities Eng. Division re Department Parks Department ®Building Department • U Police Department ['Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON _4041,A, REVIEWING DEPARTMENT/DIVISION:-1-7fCL Approved pproved with Conditions Not Approved c 5 ck/ /7/ MZ- `L /1 / ,o S v Chi?[ Pie_11/7/ KS m7c. y DATE: �! L /a,„ Signature of Direct r or Authorized Representative REVIEWING DEPARTMENT/DIVISION : 1/(fc-!c`( der Approved ffApproved with Conditions ® Not Approved A"060 L,rn u Ty PLAk1 4✓JALL i„t i,Li rse 'r S'u--+�nr ZS AA!'04.2 onl Fare (Pif -- -- S DATE: la/1/4 Signature of Director or Authorized Representative Revision 3/1981 /z/i/a/ RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: Mil L .' i ''. i 6-, - 3 an i h diuse4 / Svbtievesi®r Location:lit"f op!r� �fjgueffillitt Sly rer7�/�0 E t,fMn o wmtukee fryA�s� • err i..,st igieAmvi./;pep t ide Applicant:_____gaerimirlioheyek de Reg L_: D Pub1 i c Works Department En ,i. Bring Division SCHEDULED ERC DATE: / /?/ / Elf raffic Eng. Division SC}fE DUtilities Eng. Division Fi re Department :Parks Department Bui 1 di ng Department Police Department ®Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 :00 P .M. ON _4?f/®A8/ REVIEWING DEPARTMENT DIVISION: l , %/ /C E WWG`IVE /CING Approved Approved with Conditions 0 Not Approved I Oh 7 rec E t 11-�( ID I z_A-t 3 iJ;�-k-J Q. l_rl B'`a a. C�L,t fm tki r-- 1. ^i .e, _ L 1�1 l a .-- ,-I-'� ) >., s �z _ Ira J oc_gC�L(.( e-L...{— L%; " L �4 �e 5 �,a l e-c-,w t-.,.- t\L a c L-c e /.:_t;e :Li<J f-4, ii��1.!(`-<'/`..1.<^-4!1 GJr0 1 � DATE: 42/7/ / Signature of Director or Authorized Representative I _ REVIEWING DEPARTMENT/DIVISION: Approved DApproved with Conditions ® Not Approved DATE: Signature of Director or Authorized Representative Revision 3/1981 leey RENTON PLANNING DEPARTMENT DEVELOPMENT APPLICATION REVIEW SHEET Application: d' /A G® X oCP a, pats 3 -0 ree eir wfrA 4144/eel/ - Atresion Location. `7' *. � it 14/ c' (°'f • 44011 11 ir:Ded ava Appli �ke� t 4 •,/,; oa� x ®Public Works Department En ineering Division SCHEDULED ERC DATE: /2"1.7 ®Traffic Eng. Division • DUtilities Eng. Division El Fire Department UParks Department 0 Bui1d ng Department Police Department LI Others: COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P. M. ON _LPO/ f REVIEWING DEPARTMENT/DIVISION: � � 41),- rpproved [I Approved with Conditions 0 Not Approved • DATE: fV-- Signature of Director or Authorized Representative REVIEWING DEPARTMENT/DIVISION : Approved Approved with Conditions ® Not Approved _ DATE: Signature of Director or Authorized Representative Bush, Roed & Hitchings, Inc., P.S. � ��� O � Q���D��Q�Civil Engineers/Land S tors 2009 Minor Avenue SEATTLE, WASHINGTON 98102 DATE JOB NO. A pp 1-26-82 81079C (206) 323.4144 _ ATTENTION Roger Blaylock RE. TO City of Renton Washington Technical Center • WE ARE SENDING YOU Attached ❑ U er separate cover via LT the following items: ❑ Shop drawings rints ❑ Plans ❑ Samples ❑ Specifications _ P P ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION 1 set 5 pgs_ORIGINAI MYI ARS of plat 6 sets " Prints THESE ARE TRANSMITTED as checked below: ❑ Fo ap val ❑ Approved as submitted ❑ Resubmit copies for approval Fo your use ❑ Approved as noted ❑ Submit copies for distribution As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS DEPARTMENT RENTON gijU ^t_GJ1'^911 1-1 SOUT ZCo nAl=t yr`yU 9&055 H• RENTON,vJF1S COPY TO . SIGNED: Robert M. Roed PRODUCT240.3 /nvsJ Inc.,Groton,Mass 01450 If enclosures are not as noted, kindly notify us at once. OF RAC s 16 0 ° PUBLIC WORKS DEPARTMENT TRAFFIC ENGINEERING DIVISION • 235-2620 °' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 9,0 co• 0,9gT fD SEP1°' BARBARA Y. SHINPOCH MAYOR January 11 , 1982 Mr. Michael Selman CITY OF RENTON Holvick de Regt Koering One Oakmeade Terrace JAN 1 11982 1230 Oakmeade Parkway, Suite 210 Sunnyvale, CA 94086 POLICY DEVELOPMF.NT DEPT. Subject: Washington Technical Center - Signalization Dear Mike: In response to your letter of January 6, 1982, we based our cost estimate on the latest figures available to us. It didn' t appear unreasonable that a contractor would request 15 to 20 percent additional to the cost of materials and labor on signalization projects of this nature. Secondly, the equipment that currently exists at 0 & W Properties and Grady Way is not transferrable to the proposed location. Certainly the signal heads would be, but the control equipment and the mounting standards are not. We tend to be liberal in our estimates because of the impact of inflation and the timing of construction. If you can provide us with an estimate of a local contractor that will do the proposed work, we would be glad to consider that in our deliberations. Very truly yours, • Gary A. Norris, P.E. Traffjc Engineer GAN:ad cc: R. Houghton D. Clemens R. Nelson P. Lumbert I' . {-,( OF RA,4/ ° BUILDING & ZONING DEPARTMENT t$ RONALD G. NELSON - DIRECTOR n gal 0,9 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2541 0,9gT�D P SEP1E��� BARBARA Y. SHINPOCH MAYOR M E M Q p. A N D U M Tn : Richard Houghton, Public Works Director FROM: < Roger Blaylock, Zoning Administrator DATE.: December 16 , 1981 SUBJECT: Washington Technical Center/Natural Flood Storage The placement of fill for the construction of Washington Technical Center (Earlington Park) will result in a reduction of the natural flood storage capacity of Springbrook Creek and the Black River. The City of Renton needs to formally establish a policy concerning this issue and enter into an agreement with the developer, Holvick deRegt Koering, for the implimentation of all necessary mitigating measures . Specifically, the applicant would like to replace the natural flood storage which they will eliminate by constructing a new flood storage area in the 17 acre parcel, which will be dedicated to the City for the construction of the P-1 Channel Detention Pond. The applicant ' s engineer, Bush, Roed and Hitchings estimates that approximately 165 acre feet of natural .Flood storage will ultimately be removed. In replacing this , the detention basin for the P-1 Channel will actually be constructed by Holvick deRegt Koering. The applicant seeks written authority to utilize and access the then City property and complete the necessary improvements . All improvements will have to be constructed in accordance with King Coun_ty' s Special Permit to construct Phase I of the P-1 Project. In addition, there will be approximately 5 acres feet of run off generated from the subject site . The issue arises whether this water should be retained on site or transmitted directly to the P Detention Pond. The pond may not have been sized to accom- odate this additional volume of water . The utilization of parking lots for increasing the flood storage capacity should also be evaluated. The applicant requests that that the final agreement to allow access onto the 17 acres be clearly stated on the face of the pending Final Plat for Washington Technical Center . i'-nr mO 1"'A\NDUM OF CO!1CITA 1 iiN CE APPLICATION NO (s) : FP-096-81 PROJECT: Washington Technical Center (Earlington Park) DESCRIPTION OF PROPOSAL: Request for Final Plat approval of a business/industrial park. PROPONENT: Holvick deRegt, Koering LOCATION OF PROPOSAL: Earlington Golf Course and S.W. 7th Street and Powell Avenue S.W. LEAD AGENCY: Planning Department DATE OF ERC REVIEW: Acting as the Responsible Official, the ERC has determined that the requested modifications to the initial proposal reviewed under PP-056-80 and R-057-80 on February 1980, are within the scope of that original proposal and the environmental impact statement is still valid. This decision was reached following a presentation by Roger Blaylock of the Building Department. Oral comments were accepted from: David Clemens, Ronald Nelson, Richard Houghton, Roger Blaylock, Steve Munson, and Don Monaghan. Incorporated by reference in the record of proceedings of the ERC on application FP-096-81 are the following: 1 ) Environmental Impact Statement : Earlington Park Dated: February 1981 2) Application (s) : PP-056-80, R-057-80. This memorandum applies to the subdivision only. SIGNATURES: 47,2(// onald G. Nelson vid R. Clemens Building Official Policy Development Director Richard C. Houghton / ublic Works Directot ENVIRONMENTAL COMMITTEE DECEMBER 9 , 1981 AGEIIIDA COMMENCING AT 10: 00 A.M. : • THIRD FLOOR CONFERENCE ROOM OLD BUSINESS Carner, Gary L. and Tbm: ECF-091-81/R-081-81 NEW BUSINESS ECF-629-80 REPLAT OF RENTON 224 SHORT ,PLAT FP-093-81 Final Plat approval of 4-lot commercial subdivision (Poitras ' PP-121-80) ; property located west of Union Avenue N.E. and south of N.E. 4th Street. • ECF-103-81 WASHINGTON TECHNICAL CENTER FP-096-81 (Formerly Earlington Park) Application for Final Plat approval for business/industrial park; property located at Earlington Golf Course, S.W. 7th Street and Powell Avenue S.W. BUSH, RC ) 8c HITC:HiNGS, RS. 2009 Minor revenue East Seattle, Washington 98102 Area 206 / 323-4144 November 19, 1981 Mr . Roger Blaylock Planning Department City of Renton 200 Mill Avenue South Renton, Washington 98055 Subject : Final Plat Submittal Washington Technical Center ( Formerly Earlington Park ) Dear Roger : Enclosed is the final plat application, affidavit of owner , EIS checklist, and original plat drawings with 10 copies . The final plat has incorporated the recommendations of the Hearing Examiner ' s Report to the City Council dated April 28, 1981 under File No. PP-056-80. except as modified . A list of the conditions and our comments are as follows : 1 . CQnLiitien : The dedication of 200 feet on either side of Springbrook Creek and the Black River Channel and including the stream beds thereof . Lammen±: The City Council modified the condition that the dedication be confined to the legal description of the P- 1 channel as legally described, if any . 2 . Condition : Compliance with the conditions imposed by the Environmental Review Committee . 1 . Plat Phase 2 into Tracts A and B during the first subdivision process. c,mm .n.± : Incorporated in Final Plat Drawings . 2 . Show as "reserve" on the face of the plat that area required for permanent right-of-way of the East Side Watershed Project. CIVIL ENGINEERS / LAND SURVEYORS • .- f Roger Blaylock November 19, 1981! Page gm9Qn±: Final Plat dedicates to the City that area required fo'r permanent right-of-way . 3 . Dedicate toithe City of Renton as public open space and a storm water detention area that portion of the site between Springbrook Creek and Black River north of the extension of the east segment of the northern property line. QQmman±: Incorporated in Final Plat Drawings. 4 . Preserve Inla natural condition the first 1600 feet of the old Black River channel and associated riparian vegetation Upstream of the confluence of Springbrook Creek and Black River . .CQmman±: Incorporated in Final Plat Drawings . 5 . Dedicate an easement for storm drainage along the north property line from northeast corner of the site to the Black River channel . LemmQf±: incorporated In Final Plat Drawings. 6 . Direct all storm drainage from the site east of Springbrook Creek to the upstream end of the old Black River channel for the purpose of wetland treatment . .Qsmmen±: Incorporated in construction drawings for streets and utilities as submitted to Department of Public Works . 7 . Extend the exiting storm sewer Iine on the site northwestward to the upstream end ' of the old Black River channel . Q✓7menf : Same as item 6 . 8 . Preserve Springbrook Creek and Black River in their natural condition and existing locations until such time as the Environmental Review Committee determines that relocation to conform to the East Side Watershed Project is necessary . CQmmen±: Fully complied with . Roger Blaylock November 19s, 1981 Page 3 9 . Retain as open space that portion of the site determined to have cultural significance by the Office of Public Archaeology until such time as the Environmental Review Committee determines that the site is no longer needed for archaeological purposes . Lammgn± : The Committee did determine the site was no longer needed for archaeological purposes . Prior to the development of Phase 1 , the proponents shall : 1 . Extend Powell Avenue to S .W. Grady Way, with final intersection location to be determined by the Public Works Department. Comman±: Incorporated in construction drawings for streets and utilities as submitted to Department of Public Works. 2 . Participate in the signalization of the Intersection of Powell Avenue and S. W . Grady t;ay by contributing 35 percent of the costs of this signalization . ommen±: Owner agrees to participate as soon as City determines costs . 3 . Participate in the signalization of the intersection of Edwards Avenue and S . W . 7th St. by contributing 20 percent of the costs of this signalization, aomm. n± : Owner agrees to participate as soon as City determines costs . 3 . oaliLIJ : Submission of a new preliminary plat which is consistent with the recomrn :,ndations coi,tained within this report which shall i ncl ude only those properties zoned M-P and shall exclude those properties to be dedicated to the public . .C4mmen±: Revised preliminary plat drawing March 3 , 1 981 . 4 . Condition : Installation of sidewalks along 7th Street. Cemman±: Incorporated in construction drawings for street and uti l ities as submitted to Public Works Department. Roger Blaylock November 19, 198l Page 4 5 . ean.d,Lt Qn: Installation of such stoim drainage controls and devices as may be required to remove pollutants, contaminants and sediments before water exiting the site enters natural waters. .Coniin ni: Incorporated In construction drawings for streets and utilities as submitted to Public Works Department. 6 . CeaditIQf: Provision of arterial collector streets to service the property to the north of the subject site . eDmmen±: Incorporated in Final Plat and Street Construction Drawings . 7 . eonstill .►n: Compliance with all other requirements of the code and regulations of the City of Renton. Complied to the best of our ability . End of Conditions for Final Plat Approval . If you have any questions please do no hesitate to call . Sincerely , / 7///./..-/-7? / Robert M. Roed RMR/ lat cc: Mike Selman, HdK Loren Davis, FCE '` , 4 , . , I' IJLI ENVIRONMENTAL REVIEW COMMITTEE -- DECEMBER 9, 1981 ` �' ,-.; ii 014 1 ..• : N. 1 i 1` ° I ZE °.._. .`� LAKE 111.111 .I111.�.� 04 t, how \l,t4.•%. WASHINGl'ON ,, �1� 1� _i-. • ar 1 L ` AMPrig 1 r . \. L" 211 , \ .,---,7' • t\ parlippli; cis;irn.. . 1— pia 1 Eire= - - 1 -ily‘7 " F ' P-"I 1 11 IT Li --,..T]i ( IM It ...01= . ,, it 60E1f . \ ask du JE---1- ,. \ \ ,! tCpri.- 1 1�1�.. T - 1-11CORAI il- i, 11 .1 `� 1 ,� '- i . I 1 .... „ d���t� ..•� ______ ______� rFj- 004 7. ,0162\ • ' y ,..._.„7,44.41kir 11,„go-,,, ri,4 i. 00_..... ' GI -____---,,‘... __,_ \\j:7! -.4ft. liliddill , I i ' illir xi",-1_____ _ . __ , ;-,.., . *---,. ,L__.I___ ____ _ -1 __,.1 WASHINGTON TECHNICAL CENTER :,:f'"'" „,, , I vt,i, 1.0,410. : . , -��� . . -41i,V...,,,, ite... in. . _) 1 i 111 ..-11 iki.m.pi a NV P 1 1- .1 r r • I , ll_ 1i `- r� _ I-\i --1} �, I L- - ---- f 4I - 1E --L------ ' a ., \ '\1 I f I (-- , �~ I -q LAKE : --111 .....:. ) : $ --r .....„., BOARD OF PUBLIC WORKS December 2, 1981 Renton Municipal Bldg. 9:00 a.m. 4th Fl . Conference Rm. • ATTENDEES: Richard Houghton, Chairman Dave Clemens, Planning Director �.. Richard Geissler, Fire Chief Ron Nelson, Building Official Gary Norris, Traffic Engineering Mike Parness, Administrative Assistant John Webley, Parks Director Patricia Porter, Secretary VISITORS: Lewis Peretti on behalf Mrs. Cugini 1 . CALL TO ORDER: The meeting was called to order by Chairman Houghton at 9:00 a.m. 2. APPROVAL OF MINUTES: Moved by GEISSLER, seconded by NORRIS, that the minutes of the November 25, 1981 meeting be approved as written. MOTION CARRIED 3• CORRESPONDENCE: Information letter from Building Department, i .e. , Mrs. Isabella Bunger' s notice of appeal to Dangerous Building Hearing. 4. REFERRALS FROM CITY COUNCIL: None 5. REFERRALS FROM DEPARTMENTS: a. Deferral of Off-Site Improvements, N.E. 4th St. , Tino Cugini (Superstructure, Inc. ) Chairman Houghton read letter from Superstructure wherein they request deferral until all City departments had opportunity to review their final working drawings. Mr. Lewis Peretti indicated that this was in Cugini Plat #2 and that it involved 3 lots, i .e. , two on 4th and one on 3rd. Dave Clemens questioned who would be putting in all of the improvements and Mr. Peretti indicated that Superstructure would let him know where all the improvements should be and they would subse- quently install them. Moved by GEISSLER, seconded by NELSON, that a six-month deferral be granted subject to normal conditions. MOTION CARRIED b. Deferral of Off-Site Improvements,,Washi.ngton_ Technical Center___.(formerly known as Earlington Park) , Powell Ave. North- of 7th. Chairman Houghton stated that this request for posting of a bond so that the plat could be finaled. He reported that Mr. Roed of Bush, Roed & Hitchings, Inc. telephoned and said that the contractor, Koll Company, would provide the City with the construction cost some time today to determine bond amount. Moved by CLEMENS, seconded by GEISSLER, that a deferral be granted for an 11-month period, bond for 12-month period in the amount of 150% of construction cost. Eleven-month deferral period to commence upon submittal of bond. MOTION CARRIED c. Application for Home Business License (B&M Mobil Repair) d/b/a Potters Mobil Tuneup, 535 Wells Ave. S. Moved by CLEMENS, seconded by NORRIS, that application for business license be approved. MOTION CARRIED r BUSH, RC, & HITCHINGS, INc., P.S. 2009 Minor Avenue East Seattle, Washington 98102 Area 206/ 323-4144 November 19, 1981 Mr. Roger Blaylock Planning Department City of Renton 200 MiII Avenue South Renton, Washington 98055 Subject : Final Plat Submittal Washington Technical Center ( Formerly Earlington Park ) Dear Roger : Enclosed is the final plat application, affidavit of owner, EIS checklist, and original plat drawings with 10 copies. The final plat has incorporated the recommendations of the Hearing Examiner' s. Report to the City Council dated April 28, 1981 under File No. PP-056-80 except as modified. A list of the conditions and our comments are as follows : 1 . Con..LtLQn: The dedication of 200 feet on either side of Springbrook Creek and the Black River Channel and including the stream beds thereof . Comment : The City Council modified the condition that the dedication be confined to the legal description of the P-1 channel as legally described, if any. 2 . CQnsiLtjon : Compliance with the conditions imposed by the Environmental Review Committee. 1 . Plat Phase 2 into Tracts A and B during the first subdivision process. Comlmgnt: Incorporated in Final Plat Drawings. 2 . Show as "reserve" on the face of the plat that area required for permanent right-of-way of the East Side Watershed Project. CIVIL ENGINEERS/LAND SURVEYORS Roger Blaylock November 19, 1981 Page 2 Comment: Final Plat dedicates to the City that area required for permanent right-of-way . 3 . Dedicate to the City of Renton as public open space and a storm water detention area that portion of the site between Springbrook Creek and Black River north of the extension of the east segment of the northern property line. Comment : Incorporated in Final Plat Drawings . 4 . Preserve in a natural condition the first 1600 feet of the old Black River channel and associated riparian vegetation upstream of the confluence of Springbrook Creek and Black River. Somment: Incorporated in Final Plat Drawings . 5 . Dedicate an easement for storm drainage along the north property line from northeast corner of the site to the Black River channel . Comment: Incorporated in Final Plat Drawings . 6. Direct all storm drainage from the site east of Springbrook Creek to the upstream end of the old Black River channel for the purpose of wetland treatment. Comment: Incorporated in construction drawings for streets and utilities as submitted to Department of Public Works. 7 . Extend the existing storm sewer line on the site northwestward to the upstream end of the old Black River channel . Comment: Same as item 6 . 8 . Preserve Springbrook Creek and Black River in their natural condition and existing locations until such time as the Environmental Review Committee determines that relocation to conform to the East Side Watershed Project is necessary . Comment: Fully complied with . Roger Blaylock November 19, 1981 Page 3 9 . Retain as open space, that portion of the site determined to have cultural significance by the Office of Public Archaeology until such time as the Environmental Review Committee determines that the site is no longer needed for archaeological purposes . Lomment: The Committee did determine the site was no longer needed for archaeological purposes. Prior to the development of Phase 1 , the proponents shall : 1 . Extend Powell Avenue to S .W. Grady Way, with final intersection location to be determined by the Public Works Department. .CommQnt: Incorporated in construction drawings for streets and utilities as submitted to Department of Public Works. 2 . Participate in the signalization of the intersection of Powell Avenue and S.W. Grady Way by contributing 35 percent of the costs of this signalization. comment: Owner agrees to participate as soon as City determines costs. 3 . Participate in the signalization of the intersection of Edwards Avenue and S.W . 7th St. by contributing 20 percent of the costs of this signalization. Comment: Owner agrees to participate as soon as City determines costs. 3 . CQnsi.LIion: Submission of a new preliminary plat which is consistent with the recommendations contained within this report which shall include only those properties zoned M-P and shall exclude those properties to be dedicated to the public. .Commant: Revised preliminary plat drawing March 3, 1981 . 4 . Condition : Installation of sidewalks along 7th Street. DQmment : Incorporated in construction drawings for street and utilities as submitted to Public Works Department. A Roger Blaylock November 19, 1981 Page 4 5 . .onAitlQn : Installation of such storm drainage controls and devices as may be required to remove pollutants, contaminants and sediments before water exiting the site enters natural waters. L_ommen±: Incorporated in construction drawings for streets and utilities- as submitted to Public Works Department. 6. LonslltiQn: Provision of arterial collector streets to service the property to the north of the subject site. .Qmment: Incorporated in Final Plat and Street Construction Drawings . 7 . .onslltion: Compliance with all other requirements of the code and regulations of the City of Renton. Limmen±: Complied to the best of our ability. End of Conditions for Final Plat Approval . If you have any questions please do not hesitate to call . Sincerely, ;64 Robert M. Roed RMR/ lat cc: Mike Selman, HdK Loren Davis, FCE t' - CITY OF RENTON SHORT PLAT PLAT APPLICATION FILE NO. FP`D9&- ') — `L_MAJOR PLAT DATE REC' D J/ s -81 TENTATIVE / `yi, ,) \• APPLICATION FEE $ • PRELIMINARY ,;`'.�' `,,'\'', ENVIRONMENTAL ' REVIEW FEE $ FINAL aI, RECEIPT NO J i SM NO. , PUD NO. . - APPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : - 1. Plat Name & Location Washington 'Technical Center (formerly Earlington. Park)' Located at SW 7th St. & Powell Ave SW 22 plus 3 parcels . 109. 3 • 83. 41 Acres -MP 2 . No. Lots p p Total Acreage Zoning 25. 89 Acres - G - 3 . Owner Flolvick deReclt Koerinq Phone 408-736-8533 Address One Oakmead Terrace, 1.230 Oakmead Park, Suite 210, Sunnyvale, CA. 94086 5 . Underground Utilities : Yes No Not Installed Telephone ( X ) ( ) • ( ) Electric ( X ) ( ) ( ) Street Lights . ( X ) ,( ) • ( ) Natural Gas . ( X ) ( ) ( ) ' TV Cable . ( . ) ( X ) ( ) • . 6 . ' Sanitation & Water: ( X ) City Water ( x ) Sanitary Sewers ( ) Water District No. ( ) Dry Sewers ( ) Septic Tanks 7.. Vicinity and plat maps - as required by Subdivision Ordinance. 8. DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY • FIRE • COUNTY PLANNING BD.- PUBLIC WORKS OTHER. 9 . STAFF ACTION: . TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED 10. LAND USE HEARING EXAMINER'S ACTION: - • SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 11 . CITY COUNCIL ACTION: . PRELIMINARY PLAT . APPROVED DENIED FINAL PLAT APPEALED EXPIRED 12. DEFERRED IMPROVEMENTS : - DATE DATE BOND NO. AND • TYPE GRANTED EXPIRES AMOUNT • • Planning Dept . Rev. 1/77 Y OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM FOR OFFICE USE ONLY ' Application No. FP-o9b 8'I _ Environmental Checklist No. ,edf/A -f/ PROPOSED, date: FINAL , date: ElDeclaration of Significance Ej Declaration of Significance Declaration of Non-Significance Declaration of Non-Significance COMMENTS: Introduction The State Environmental Policy Act of 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals . The Act also requires that an EIS be prepared for all major actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action,. Please answer the following questions as completely as you can with the information presently available to you. Where explanations of your answers are required, or where you believe an explanation would be helpful to government decision makers, include your explanation in the space provided, or use additional pages if necessary. You should include .references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- out unnecessary delay. The following questions apply to your total proposal , not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. NOTE: This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals. Many of the questions may not apply to your proposal . If a question does not apply, just answer it "no" and continue on to the next question. ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND - 1. Name- of Proponent Holvick deRegt Koering 2. Address and phone number of Proponent: One Oakmead Terrace 1230 Oakmead Park, Suite 210 _ _ _ Sunnyvale, CA. 94086 - 3. Date Checklist submitted November 20, 1981 4. Agency requiring Checklist Planning Department 5. Name of proposal , if applicable: Washington Technical CpntPr (Fnrmerly Earlingtnn Park) 6. Nature and brief description of the proposal (including but not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature) : Construction of business park, light warehousing, heavy •warehousing, office buildings, site improvements, street & utility improvements. Total square footage not availabe at this time. Buildings being built as empty speculative shell structures. raw . -2- 7. Loca,tion of proposal (describe the physical setting of the proposal , as well as the extent of the land area affected by any environmental impacts , including any other information needed to give an accurate understanding of the environ- mental setting of the proposal ) : Buildings located in business park. Existing topography is nearly level. Surface is grass with scattered trees. 8. Estimated date for completion ofrthe proposal : 4 years 9. List of all permits , licenses or government approvals required for the proposal (federal , state and local --including rezones) : Final plat approval, city, street. & utility construction permits, building permits, flood control permits. 10. Do you have any plans for future additions, expansion , or further activity related to or connected with this proposal? If yes , explain: No 11. Do you know of any plans by others which may affect the property covered by your proposal? If yes , explain: No 12. Attach any other application form that has been completed regarding the pro- • posal ; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: None II. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required) • (1) Earth. Will the proposal result in: (a) Unstable earth conditions or in changes in geologic substructures? YES MAYBE NO (b) Disruptions, displacements, compaction or over- covering of the soil? X YES MAYBE , NO (c) Change in topography or ground surface relief X features? ES MAYBE NO (d) The destruction, covering or modification of any unique geologic or physical features? X YES MAYBE NO (e) Any increase in wind or water erosion of soils , either on or off the site? X YES MAYBE NO (f) Changes in deposition or erosion of beach sands , or changes in siltation , deposition or erosion which may modify the channel of a river or stream or the • bed of the ocean or any bay, inlet or lake? X YES MAYBE NO Explanation: Some filling to be' done for building pads & streets_ Site, will be graded.for drainage. °y 4 -3- (2) Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air X quality? YES MAYBE NO (b) The creation of objectionable odors? YES MAYBE NO (c) Alteration of air movement, moisture or temperature, or any change in climate, either locally or 9 re ionally? YES MAYBE NO Explanation: (3) Water. Will the proposal result in: (a) Changes in currents, or the course of direction of water movements , in either marine or fresh waters? X YES MAYBE NO (b) Changes in absorption rates , drainage patterns , or the rate and amount of surface water runoff? X YES MAYBE NO (c) Alterations to the course or flow of flood waters? X YES MAYBE NO (d) Change in the amount of surface water in any water body? , YES MAYBE NO (e) Discharge into surface waters , or in any alteration surface water quality, including but not limited to X temperature, dissolved oxygen or turbidity. YES MAYBE NO (f) Alteration of the direction or rate of flow of ground waters? X • YES MAYBE NO (g) Change in the quantity of ground waters , either through direct additions or withdrawals , or through interception of an aquifer by cuts or excavations? X YES MAYBE NO • (h) Deterioration in ground water quality, either through direct injection, or through the seepage of leachate, phosphates, detergents , waterborne virus or bacteria, or other substances into the ground waters? YES MAYBE NO (i ) Reduction in the amount of water otherwise available X for public water supplies? YES MAYBE NO Explanation: Complete surface water drainage system will be designed. (4) Flora. Will the proposal result in: (a) Change in the diversity of species, or numbers of any species of flora (including trees, shrubs, grass , crops , microflora and aquatic plants)? X YES MAYBE NO (b) Reduction of the numbers of any unique, rare or X endangered species of flora? YES MAYBE NO (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? VES MAYBE NO (d) Reduction in acreage of any agricultural crop? X YES MAYBE NO . Explanation: Some trees to remain, landscaping to he added -4- (5) Fauna. Will the proposal result in: (a) Changes in the diversity of species , or numbers of any species of fauna (birds , land animals including reptiles , fish and shellfish, benthic organisms , insects or microfauna)? X YES MAYBE NO (b) Reduction of the numbers of any unique, rare or endangered species of fauna? X YES MAYBE NO (c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement X of fauna? YES MAYBE NO (d) Deterioration to existing fish or wildlife habitat? X YES MAYBE NO Explanation: (6) Noise. Will the proposal increase existing noise levels? X YES MAYBE NO Explanation: Increase noise from cars and trucks. (7) Light and Glare. Will the proposal produce new light or glare? X YES MAYBE NO Explanation: On-site lighting and ctrAPt lighting. (8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? YES MAYBE NO Explanation: (9) Natural Resources. Will the proposal result in: (a) Increase in the rate of use of any natural resources? X YES MAYBE NO (b) Depletion of any nonrenewable natural resource? X YES MAYBE NO Explanation: Natural materials will be used during building cnnctr„rtinn and operation. (10) Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil , pesticides , chemicals or radiation) X in the event of an accident or upset conditions? YES MAYBE NO Explanation: (11) Population. Will the proposal alter the location, distri- bution, density, or growth rate of the human population X of an area? YES MAYBE W Explanation: 'J* 1 -'5- ( 12) Housing. Will the proposal affect existing housing , or create a demand for additional housing? X YES MAYBE NO Explanation: Work force from existing population center. (13) Transportation/Circulation. Will the proposal result in: (a) Generation of additional vehicular movement? X YES MAYBE NO (b) Effects on existing parking facilities , or demand for new parking? X YES MAYBE NO (c) Impact upon existing transportation systems? X YES MAYBE NO (d) Alterations to present patterns of circulation or movement of people and/or goods? X YES MAYBE NO, (e) Alterations to waterborne, rail or air traffic? ' X YES MAYBE NO (f) Increase in traffic hazards to motor vehicles , bicyclists or pedestrians? _X__ YES MAYBE NO Explanation: New business will generate view traffic movements.. and requirements for parking. (14) Public Services. Will the proposal have an effect upon , or result in a need for new or altered governmental services •� in any of the following areas : (a) Fire protection? X YES MAYBE NO (b) Police protection? X YES MAYBE NO (c) Schools? , YES MAYBE NO (d) Parks or other recreational facilities? YES MAYBE NO (e) Maintenance of public facilities , including roads? X YES MAYBE NO (f) Other governmental services? X YES MAYBE NO Explanation: Normal public services will be required. (15) Energy. Will the proposal result in: (a) Use of substantial amounts of fuel or energy? YES MAYBE NO (b) Demand upon existing sources of energy, or require the development of new sources of energy? X YES MAYBE NO Explanation: New power services for park will be required. , (16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: (a) Power or natural gas? X YES MAYBE NO (b) Communications systems? X YES MAYBE NO (c) Water? X YES MAYBE NO • • -6- F • (d) Sewer or septic tanks? X YES MAYBE NO (e) Storm water drainage? X YES MAYBE NO (f) Solid waste and disposal? • YES MAYBE NO Explanation: Normal building hookups and cPrvirP will be required_ (17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding mental health)? ; X YES MAYBE NO Explanation: • • (18) Aestheti;cs. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X YES MAYBE NO Explanation: • -(19) Recreation. Will the proposal result -in an impact upon the quality or quantity of existing recreational opportunities? X YES MAYBE NO Existing• golf course will be closed. Explanation: • (20) Archeological/Historical . Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? YES M YBE NO Explanation: - III. SIGNATURE • • I , the undersigned, state that to the best of my knowledge the above information is true and complete. I"t is understood that'-the lead agency may withdraw any decla- ration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. .‘a545‘411.1141" Proponent: 1gnd 1- -- L)4sv>) (name printed) • • City of Renton Planning Department 5-76 • ' AFFIDAVIT `�° �' `," 1>e ,,142C:!- , being duly sworn'; -declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me this (9, day of-77 , 195/ , Notary Public in and for the State of Washington, residing at( 6_, , Holvick, deRegt Koering By: NC , (Name of Notary Public) (Signature of Owner) ��aa e One Oakmead Terrace C264091230 Oakinead Park, Suite 210 (Address) 9 �d�. (Address) • Sunnyvale, California (City) (State) • 408-736-8533 (Telephone) • (FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has been found to be thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application . Date Received , 19 By : Renton Planning Dept . 2-73 State of Washington, � . �SS. `.Count of King I,King County Comptroller of King County,State of Washington,do hereby certify that the tax , rolls in my custody show all taxes paid in full on the following described property: / .1G lD"1- f`D 61 , • -----7 Pa'- / ig-ih Witness my hand and official Seal this day of 11 Oki eMLM /Y- A.D., 19 . KING COUNTY COMPTROLLER - ACCOUNT.NO. a 30 4 - 9©c s 9 By� �1 Deputy. ?ceipt # --17)() ,6/7 / CI TY OF RENTON PLANNING DEPARTMENT .• ; NAME ' , % DATE / , . PROJECT & LOCAT ON 1.1 ,-„'Lcci;•;c — "'i; .!;y,- s / ;?:( * `) r • t L Application Type Basic Fee ' Acreage Fee Total g , ; Environmental Checklist Environmental Checklist Construction Valuation Fee TOTAL FEES Please take this receipt and your payment to the Finance Department on the first floor. Thank vou. FP 09(o-81 DRAFT ENVIRONMENTAL IMPACT STATEMENT EARLINGTON PARK JULY 1980 k. a4 � REN TON OF -N't V L`� DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR EARLINGTON PARK PREPARED FOR THE CITY OF RENTON RENTON PLANNING DEPARTMENT RENTON, WASHINGTON BY R. W. THORPE AND ASSOCIATES Prepared in Compliance With The State Environmental Policy Act of 1971 Chapter 43.21C, Revised Code of Washington, as amended SEPA Guidelines, Effective January 16, 1976 Chapter 197-10, Washington Administration Code, as revised ` I a x y a ' a. •6P'„aJ f )*f% T.,"r.:r ..' r ?.r 'pa,.+ i , , tl F n '9 r... ,r ... y „n, f, p .#14. .:'r" F% 1 H f k if.1f f 4 g ,' Y14, '& • , . 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AERIAL PHOTO NORTH R. W. THORPE & ASSOCIATES TABLE OF CONTENTS INTRODUCTION iv DISTRIBUTION LIST vii DEFINITION OF-LAND USES TO BE CONSTRUCTED ix SECTION ONE SUMMARY 1 I. The Proposed Action 1 II. Impacts and Mitigating Measures 3 III. Alternatives Considered 16 IV. Unavoidable Adverse Environmental Impacts 18 ' '' SECTION TWO DESCRIPTION OF THE PROPOSAL ' 21 I. Name of the Proposal 21 II. Project Sponsor 21 III. Project Location 21 IV. File Numbers of Other Agencies Involved 21 V. Site Description 24 VI. Description of the Surrounding Area 24 VII. Major Physical and Engineering Aspects of the Proposal 24 VIII. Relationship to Existing Laws , Plans and Policies 25 SECTION THREE EXISTING CONDITIONS, IMPACTS, AND MITIGATING MEASURES 36 • I. Index of Elements of the Environment 36 II. Elements of the Physical Environment 38 III. Elements of the Human Environment 68 SECTION FOUR UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS 101 SECTION FIVE IMPACTS DETERMINED NOT TO BE ADVERSE 103 SECTION SIX SHORT-TERM USE VS. LONG-TERM PRODUCTIVITY 104 SECTION SEVEN IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCE 105 I . . i SECTION EIGHT MITIGATING MEASURES 106 SECTION NINE ALTERNATIVES TO THE PROPOSAL e „ „ 112 SECTION TEN OTHER ISSUES - EAST SIDE WATERSHED PROJECT 124 SECTION ELEVEN REFERENCES 128 APPENDICES A. Legal Description B. Soils Analysis C. Traffic Analysis D. Incoming Correspondence 1. Police Department 2. Fire Department (2) . 3. Puget Sound Power and Light E. Archaeological Surveys F. Preliminary Declaration of Covenants, Conditions, and Restrictions ' G. Review and Analysis of Plans, Policies for Earlington Industrial Park Rezone and Environmental Impact Statement ii • T LIST OF FIGURES AND TABLES FIGURES • 1. Aerial Photograph • Frontispiece 2. Location Map • ix 3. Vicinity Map • x 4. Conceptual Site Plan with Construction Phases 2 5. Aerial Photograph 22 6. Existing Land Use 23 • 7. Comprehensive Plan • 28 8. Existing Zoning 33 9. Soils 39 10. Existing Vegetation 55 11. Noise Monitoring Locations 60 ' 12. 1978 Traffic Volumes 73 13. • Earlington Park_Trip Assignments 77 14. Traffic Control Devices and Transit Routes 81 15. Average Annual Accidents 1976-1978 84 16. Alternative 1 115 17. Alternative 2 • 118 18. Alternative 3 121 TABLES 1. Site Development Assumptions 3 2. Summary of Pollutant Concentrations 45 3. Washington State Department of Ecology Noise Limitations 61 4. Typical Noise Levels at Various Distances from Railroad Activities 62 5. Existing Noise Levels in the Vicinity of the Site 63 6. Population and Household Characteristics and Trends 69 7. Development Phasing 74 8. Trip Generation 76 9. Percentage of Land Uses by Alternative 117 • • • iii • INTRODUCTION Project Sponsor: First City Equities 900 Fourth Avenue, Suite 3818 Seattle, Washington 98164 • Contact: Dave Schuman, Barry Gelbart Nature of Proposal The proponents are requesting permits for the development of a 109.31 acre site as a manufacturing park. Approximately 83.42 acres is presently zoned "M-P" (Manufacturing Park). The proposal would require a rezone of an additional 25.89 acres from "G" (General Classification District) to "M-P" (Manufacturing Park District). The intent is to use the property for warehouse and light industry with rail access and related office space. This EIS covers all present and pending applications including zoning, Shorelines Management, site plan approval, platting, grading permits, utilities permits, etc. Project Location The 109.31 acre site is located just west of the Earlington Industrial • park in West Renton, approximately one mile west of the Renton central business district. The site is bounded by Powell Avenue S.W. on the east, ' Grady Way on the south, the proposed Valley Parkway on the west, the Riparian Forest on the north and, S.W. 7th Avenue on the south and C east. I-405 is located to the south and its interchange with SR 167 is approximately 3,200 feet to the southeast. (See Vicinity Map, Figure 3, p. x. ) Lead Agency City of Renton Planning Department • iv Responsible Official Gordon Y. Ericksen, Planning Director Planning Department City of-Renton Contact Person Roger Blaylock City of Renton Planning Department Municipal Building 200 Mill Avenue South Renton, Washington 98055 Tel: (206) 235-2551 Authors and Principal Contributors This -EIS was prepared under the direction of the City of Renton Planning Department; research and analyses were !provided by the following firms: • R.W. Thorpe & Associates . 815 Seattle Tower Building 3rd & University Seattle, Washington 98101 Tel: (206) 624-6239 (Contact: R.W. Thorpe) Lance Mueller and Associates, Architects (Architecture & Site Planning) 130 Lakeside Seattle, Washington 98122 (Contact: Lance Mueller) Bush, Roed and Hitchings, Incorporated, P.S. (Engineering, Utilities, Hydrology) Civil Engineers, Land Surveyors 2009 Minor Avenue East Seattle, Washington 98102 (Contact: Art Hitchings) Earth Consultants Incorporated (Soils) Geotechnical Engineering and Geology 12893 N.E. 15th Place Bellevue, Washington 98005 (Contact: Bob Levinsen) The TRANSPO, Group (Traffic & Circulation) 23-148th Avenue S.E. Bellevue, Washington 98007 (Contact: David Markley) v Actions, Permits and Licenses Required Rezone (25.87 acres) of the 109.31 acre site) Preliminary Plat Approval Street Use Permits Shoreline Management Substantial Electrical Permits Development Permit Occupancy Permits Flood Control Permit Sign Permits Final Plat Approval Fisheries Permit Site Plan Approval All other permits necessary Demolition Permit to construct buildings and Grading Permit improvements proposed on the Hydraulics Permit site. Building Permits Mechanical Permit Location of EIS Background Data R.W. Thorpe & Associates 815 Seattle Tower 3rd & University Seattle, Washington 98101 Renton Planning Department City of Renton Municipal Building 200 Mill Avenue South Renton, Washington 98055 Date of Issue of Draft EIS July 24, 1980 Date Responses on Draft EIS must be Received by the Lead Agency August 27, 1980 Cost to Public of Copies of Draft EIS - $ 5.00 Mail Comments to All comments on this Draft EIS should be addressed to: Gordon Y. Ericksen, Planning Director City of Renton Planning Department Municipal Building 200 Mill Avenue South Renton, WA 98055 vi RECIPIENTS OF THIS DRAFT ENVIRONMENTAL IMPACT STATEMENT Federal Environmental Protection Agency Department of Housing and Urban Development Department of Energy Army Corps of Engineers, Seattle District Engineer Soils Conservation Service, Department of Agriculture U.S. Department of Interior, Fish andlWildlife State Governor's Office Office of Program Planning and Fiscal Management Department of Ecology Department of Fisheries Department of Game Department of Transportation Department of Social and Health Services Ecological Commission Office of Archaeology and Historic Preservation Office of Public Archaeology, University of Washington Regional Metro - Water Quality Division Metro - Transit Puget Sound Air Pollution Control Agency Puget Sound Council of Governments Seattle - King County Department Public Health Local Government King County Department of Public Works, Hydraulics Division • King County Building and Land Development Division King County Planning and Community Development Department King County Soil and Water Conservation District City of Kent City of Tukwila City of Seattle City of Renton Mayor City Council Hearing Examiner's Office Planning Commission Public Works Department Parks and Recreation Department Police Department Fire Department City Attorney SEPA Information Center Planning Department vii Utilities/Services Renton School District #403 Puget Sound Power and Light • Washington Natural Gas Company Pacific Northwest Bell Libraries • Renton Public Library - Main Branch - (3) • University. of Washington Library, College of Architecture and Urban Planning King County Public Library Newspapers Seattle Times Seattle Post-Intelligencer Daily Journal of Commerce Renton Record Chronicle • • Private Organizations and Others • Seattle Audubon Society • Greater Renton Chamber of Commerce Rainier Audubon Society Charles Draper, Washington St. Golf Assoc. • • • • • viii • E • I-5 \� \—%$—.% k - \c ���� kv' ; \) BELLEVUE `' •AKE .---• t (:\ . • ' ' ' :;• • • '\_ \\ �. I 0 Site l UKWILA• 405 RENTON \. L AKE .. \' �� \` ' \YOUNGS f. f \ I ' 1, \ ;,• \ I MAPLE k\\ VALLEY ' \sue' KENT \,\\ \ BLACK \ \\ •\ ,,9 BURN DIAMOND ' $ __ FIFE � TACOMA • • • 2.LOCATION MAP EARLINGTON PARK . NORTH R. W. THORPE & ASSOCIATES ix I • . KING g.N3R37r,.aI COUNTY • // FM L./ WAY /C/ . OLD L� BLACK RIVER CHANNEL_-_-,__ -7 1::::1---- 11 :74q-- • --tom /, _ .r- IIMIN{ - // . a ( _ -11c►c5{--3- VENTH AVE. 4 \\ , ` p s 1 Et . -- - — --- W �, J -- U N J EARLINGTON (A W INDUSTRIAL METRO I \S ti PARK tv DISPOSAL \ II . f 2V __ . - INTERS ATE 40 01 . Tukwilasl \ , r- . . . \ --- \tbk Renton (---17. �q0 \ O Q LONGACRES iZ RACE TRACK p$ 1 1 3. VICINITY MAP , + SCALE = BOO' EARLINGTON PARK NORTH R. W. THORPE & ASSOCIATES x 1 . DEFINITION OF LAND USES TO, BE CONSTRUCTED IN THE EARLINGTON PARK DEVELOPMENT ' I I , Office Park Project plans call for office uses to be located in two-story buildings clustered in a park-like setting, not to exceed 15% of the lot area. The office park would generate primarily Cars and light delivery vehicles, such as vans. 1 Business Park This use, to be built in one-story buildings covering a maximum of 35 per- cent of the lot area, can be expected to generate primarily light trucks and delivery vehicles.. Small manufactured items would most likely be stored here. About 25 percent of the business park lot coverage would be composed of accessory office space. • Light Warehousing Built to 45% of the lot coverage, this use would feature single-story buildings utilized in assembling, storing.and distributing both lighter, smaller goods and heavier, bulk goods. Accessory office space would require about 10 percent of the building areas and, generally, light trucks and de- livery trucks would service this use. Heavy Warehousing This use, to be served by rail, would be built to a maximum of 50 percent lot coverage in large, single-story structures. It is expected that this use would generate large, heavy trucks and would serve to assemble, store and distribute large, bulk items. About 5 percent of the buildings in the heavy warehousing category would be utilized as accessory office space. i• I ; xi PREFACE * Those mitigating measures which are presently scheduled to be implemented by the developer are noted with an asterisk. SECTION ONE SUMMARY I. THE PROPOSED ACTION The project sponsors propose to develop in two phases a 109.31 acre site as a manufacturing park with rail-served warehouse and office space. Approximately 83.42 acres are presently zoned M-P (Manufacturing Park). Fifteen acres of the site were reszoned to M-P in 1966 and about 68 acres were rezoned in 1979. The proposed action includes rezone of the remaining 25.89 acres from G (General Classification) to M-P (Manu- facturing Park). This crescent-shaped segment of the site, illustrated in Figure 4, forms the southwestern perimeter of the site. Development of the site will be phased over a 4 year period and will be controlled by a conceptual master plan, phasing, plat approval and restrictive covenants. The light warehouses will be served by truck and will contain 1 approximately 10 percent accessory office space. The heavy warehouses will be served by both rail and truck and will contain approximately 5 percent office space. The business park will contain approximately 20 percent office space and the office park will be 100 percent office use. The proposed development of the site will include associated improve- ments , dedications , and amenities on a comparatively large scale, including a system of walkways, bike trails and open space. Off-site improvements may be required to serve this proposal, or this proposal in conjunction with other developments anticipated in the future in this area. These include improvements to the P-1 drainage channel 1 . • rt, '" ate ' . r.A ' I •we 1 f/. , Y0•r r �' O. ._ v c j iy fut. *a t L _ , : a cess , futaccesso • o a ` r\II , �'r .aavD �. Jw ;J6 •:-.,••• R �SO�pe • If 1 -- 11ft •te • j1 `' •! � . �� '.s i a � ' A_EiQ SJ .._ ..:::„,„ te =/ ` .:oo� , �. N � � 3 r + � .j. ,,..1:j,, '1,0.0,1-"‘_._.,..._-_-:=7,-, LF_I-4-...._ • .�" 11.11111n1 sr. is .vtxu[4, _ Y ... :toot _ i- .1: .________ _...„.:71,..........,s. .„.., ,. _ ' ii ��: PHASE II �� _�;' E)IST Q MAW WAREHOUSING tract • ' i E • V Y WAR=; •- ��,i • 1• ,1 , _ O • r I or , . ......„, 11 o r . \____ J �` • " r'I i��i. I • —o _ ME WASTE TREATMENT FACILITY \ _ 1 , ".. .101,. • %°' 'SO°C) r......' , 1 a EARL,.IN_OTON PARK • / . WAOMINOTON O roar CITY Eounce viiru.iiiMK11014 MOM INTERSTATE .Oo YRx.ILANCE CT• sums, w.oic. • EM6.MEG• .uc..,■xo•.rt ' u.rnq auxi.aro. • . 0 TREES TO REMAIN • , AREA TO BE REZONED . , 4. CONCEPTUAL SITE PLAN EARLINGTON PARK NORTH R. W. THORPE & ASSOCIATES 2 • i (see Hydrology, p. . ) , the Valley Parkway, and certain street miprovements to enhance safety and levels of service (see Vehicular Transportation Generated, p. ). TABLE 1 SITE DEVELOPMENT ASSUMPTIONS Gross Land Area 109.31 acres-.(4,76I,544 sf) Phase 1 - Gross Land Area 62.11 acres (2,705,512 sf) Roads, railroad 8.64 acres ( 376,358 sf) Net leasable land area 53.47 acres (2,329,153 sf) Business Park (total) 15.30 acres ( 666,468 sf) • • Building area at 35% coverage = 233,265 sf Light Warehouse (total) 19.25 acres ( 838,530 sf) • Building area at 45% coverage = 377,340 sf • Heavy Warehouse (total) 18.92 acres ( 824,155 sf) • Building area at 50% coverage = 412,082 sf Phase 2 - Gross Land Area :47.21 acres (2,056,468 sf) • Roads, railroad and parkway 4.88 acres ( 212,573 sf) Net leasable land area 42.33 acres (1,042,898 sf) Tract A - Total leasable land area. 25.67 acres (1,118,185 sf) Office Park (total) 18.77 acres ( 817,621 sf) •Building area at 30%(2-story) coverage = 245,286 sf Business Park (total) ' 6.90 acres ( 300,5.84 sf) • Building area at 35% coverage = 105,200 sf Tract B - Total leasable land area. 16.66 acres ( 725,710 sf) Heavy Warehouse (total) 16.66 acres ( 725,710 sf) •Building area at 50% coverage = 362,855 sf Site Assumptions Assumptions based on densities provided in the conceptual site plan. Parking and access data is based on 20 foot by 9 foot stalls, 9 foot by 20, foot aisle space per stall and 10%0 of the total for turnarounds and •• driveways. 25 percent compact stalls (i.e. , 9'x16' ) would reduce site coverage statistics and increase landscaping areas. II. IMPACTS AND MITIGATING MEASURES • * Those mitigations which are scheduled to be implemented are noted with an asterisk. • A. PHYSICAL ENVIRONMENT 1. Earth 0 a. Geology and Soils Impacts Approximately 227,000 cubic yardslof fill 'nay be required for development of the site. Phase 1 may utilize 80,000 cubic yards, 140,000 cubic yards 'may be used during Phase 2 and 7,000 cubic yards may be used on interior roads. Mitigating-Measures (Phases 1 and 2) * (a) The City's requirements on grading and excavation will be followed. * (b) All the recommendations of the soils engineer will be followed. * (c) Detailed soils profiles will be established when final site plans are available. These profiles will facilitate design of the most suitable footings and minimize the need for excavation or structural fill to accommodate foundations. 1 b. Topography Impacts Topography'will be modified in order to create building and road sites. Mitigating Measures - - None. c. Unique Physical Features Impacts It is anticipated that Springbrook Creek will be realigned in order to develop Phase 2 of the site. Some vegetation on the southern boundary 1 of the riparian forest will be removed. The existing golf course will be reduced in phases as the project is developed. Mitigating Measures * (a) Existing vegetation will be maintained where practical. (Phases 1 and 2). 4 * (b) A master landscape plan will be prepared to assure good design practice and consistency throughout the site. (Phase 1 and 2). * (c) An alternative site plan could preserve the northern portion of the creek in open space. (Phase 2). Refer to the discussion of Alternative 3. 2. Air a. Air Quality Impacts There will be a short-term increase in dust and fumes during construction phases. Over the long-term, under "worst case" conditions, the increase of 2,065 vehicles during the peak hour, upon completion of office uses in Phase 2, can be expected to increase existing carbon monoxide levels by 16.25 parts per million during the evening peak hour. Mitigating Measures (Phases 1 and 2) (a) Utilize low-emission construction equipment whenever feasible. * (b) Measures to control construction dust, such as watering and reseeding of cleared areas , cleaning and sweeping of streets should be implemented. 3. Water • a. Runoff/Absorption Impacts Increased surface runoff from the site. Increased levels of polluted surface runoff. Alteration of runoff characteristics will occur in that diversion of storm flow into ditches and storm pipes will prevent water from flowing to present low-lying areas and may cause some drying up of existing wetlands on the site. Mitigation Measures (Phases 1 and 2) (a) Utilize temporary tiltation control methods during construction .phases to collect silt. * (b) Careful construction practices would prevent litter, debris or other pollutants from entering drainage. 5 (c) Collect stormwater runoff in a storm sewer system, as approved by (d) Utilize catch basins and screens to collect litter and debris. (e) Utlize oil/water separators to retain gas, oil and grease for removal from stormwater. (f) Settling basins would remove solids from runoff. (g) Skimmers would remove petroleum products and floating debris. (h) Provide adequate street and parking area cleaning and maintenance of the stormwater system. b. Floods Impacts Fill material may be utilized to bring some building sites above 100-year flood elevations. Thus, building development will increase • I runoff and reduce natural flood storage 'areas so that flood waters must be accommodated elsewhere in the Valley or otherwise provided for. - Mitigating Measures (a) The proposed project will be phased to develop those lands affected by the P-1 Channel construction last. (Phase 2) * (b) Fill material may. be imported to bring some building sites above the 100 year flood plain. (Phases 1 and' 2). c. Groundwater Movement, Quantity and Quality 1, Impacts Alteration of groundwater movement during excavation and construction. Mitigating Measures None. 4. Flora • Number or Diversity of Species Impacts Removal of the primarily ornamental vegetation and approximately one acre • of the riparian forest on the site. • - Mitigating Measures (Phase 1 and 2) (a) Retention of as many of the existing trees as possible through sensitive site planning as indicated in Figures 4 and 10. (b) A landscape plan will be prepared to assure good design practice and consistency throughout the site. j * (c) Retain vegetation outside of road and railroad improvements until buildings are constructed, as feasible. (d) The new landscaping plan should include compatible and similar species to the existing vegetation. (e) Minor modifications of building siting could occur based on tree inventories provided by field surveys. 5. Fauna Numbers of Diversity of Species Impacts Reduction of potential habitat areas which will result in the elimination of the number and/or diversity of species utilizing the site. Mitigating Measures (Phases 1 and 2) (a) Retain as much natural vegetation as possible. (b) New natural riparian vegetation could ba planted along the drainageway banks, providing cover and habitat. (c) Utilize landscaping materials that provide food sources for birds and small animals. (d) Mitigations to preserve surface water quality (p. 5-6 ) should be implemented. 6. Noise Impacts (Short-Term) During construction' activities, noise levels will increase considerably, with frequent noise peaks depending on the type of equipment used. Traffic noise will increase on adjacent streets. 7 Mitigating Measures (Phases 1 and 2) (a) Construction equipment that will not, exceed the State of Washington maximum environmental noise standards should be employed and operated accordingly. (b) Noisy operations should be scheduled so that they are not concurrent. • (c) Construction equipment will be operated only between the hours of 7:00 a.m. and 7:00 p.m. , Monday through Friday. (d) Truck arrivals should be controlled to reduce vehicle congestion. (e) Construction should be placed as far from property boundaries as possible. * (f) Phased development is planned which will reduce the size of increments of construction noise. (g) Siting, landscaping and berming/fencing near main roads could serve to deflect noise impacts. (h) Roadway improvements should be timed to alleviate congestion and reduce volumes on existing streets. • Impacts (Long-Term) (Phases 1 and 2) Increase in traffic and train movements will result in a proportionate increase in noise levels. Increases , in noise levels due to human activity at the site will occur. Mitigating Measures (a) Siting, landscaping and berming or fencing near main roads could reduce noise impacts. (b) Roadway improvements should be timed to alleviate congestion and reduce volumes on existing streets. (c) See "Vehicular Transportation Generated - Mitigating Measures" below. 7. Light and Glare Impacts Addition of low level lighting on the site. The traffic egenerated by the site will increase the incidence of headlight glare. Some glare will be produced by reflections from windows and possibly the buildings them- selves. 8 ' Mitigating Measures (Phases 1 and 2) (a) Perimeter landscaping, fencing and berming, especially around parking areas and road entrances, could reduce light spillage. (b) Building wash lighting is not planned. (c) Parking area lighting could be limited so that no direct light spills off-site. 8. Land Use Impacts Change in the land use of the site, from a golf course to manufacturing park. Mitigating Measures None. 9. Natural Resources Impacts Consumption of some natural resources for construction and maintenance of the project. Mitigating Measures None. B. THE HUMAN ENVIRONMENT 1. Population and Housing, Impacts A slight increase in local housing demand may result due to employees desiring to relocate near their work. Mitigating Measures None required. 2. Employment Impacts Employment of approximately 3,304 workers is anticipated at full development. • it Mitigating Measures None required. 3. Transportation/Circulation it a. Vehicular Transportation Generated Impacts The project could generate approximately 14,675 vehicle trips per day (7,337 round trips) and about 2,065 one-way trips during the evening peak hour. These added traffic volumes will result in increased delay and congestion along all major roads in the area. Since traffic conditions in many locations already operate at level of service D to E (poor to critical), traffic generated from the proposed development will likely lengthen the peak period rather than make congestion worse. Project development will likely result 1in increased truck traffic and conflicts with inbound Longacres traffics will occur during the evening peak hour. Mitigating Measures * (a) Powell Street will be extended to connect SW 10th Street to Grady Way. (Phase 1) (b) All intersections to be designed with a full 4 lanes (2 lanes in each direction) to provide sufficient Doom for large trucks to turn without crossing over into the opposite flow of traffic. (Phases 1 and 2). (c) SW 7th Street and Powell Avenue SW should be channelized to provide four traffic lanes (two lanes in each direction) on a curb to curb street with a minimum width of 44 feet. (Phase 1) (d) There should be only three access points to the proposed Valley Parkway (SW 7th Street, access to the heavy warehousing and access to the office/business park). (Phase 2) (e) Phase II development should not be developed until a road (Valley Parkway or a private two-lane road) can be constructed along the west side of the project. Any construction should be designed to serve as 10 the first stage of Valley Parkway construction (i.e. , it should not have to be replaced when the Valley Parkway is constructed). (Phase 2) (f) All cul-de-sacs within the project should be designed with a minimum outside radius of 50 feet. (Phase 1) (g) All streets internal to the development should be a minimum of 34 feet with curbs and gutters. (Both phases) (h) All driveways should be 34 feet wide with a 25 foot radius so trucks do not have to cross over into adjacent or opposing traffic lanes. (Both phases) (i) All curb radii at street intersections should be 25 feet minimum. (Both phases) (j ) The Powell Avenue SW/Grady Way and the Valley Parkway/Grady Way intersections should be signalized at the time the intersections are constructed. (Phases 1 and 2) (k) The Powell Avenue SW/Grady Way intersection should be channelized with a westbound right turn lane and an eastbound left turn storage lane when Grady Way is widened to four lanes. The Valley Parkway/Grady Way intersection should be designed in a similar manner. b. Parking Facilities Impacts The proposed development will displace the parking spaces currently utilized on the streets of the site. • Mitigating Measures (Phases 1 and 2) (a) Provide sufficient space in loading areas to allow large semi-trailer trucks to manuever, i.e. , 100 feet from edge of the loading dock to curb. An alternative would be to provide space for parking and/or loading inside the building. (b) All loading, handling and manuevering areas should be separated from the street and sidewalk by some type of raised barrier or landscaping so the street is not used for manuevering trucks. (c) "No Parking" signs should be posted along all roads in , the' development as well as along existing portions of SW 7th Street, Powell Avenue SW and SW 10th Street. 11 c. Transportation Systems Because existing transit routes operate on the periphery of the site, it can be expected that the number of employees who will opt for this mode of travel may be limited. I I II Mitigating Measures Work with Metro Transit to determine if existing transit routes can have additional stops and bus shelters along Grady Way. (Phases 1 and 2) d. Movement/Circulation of People and Goods 1 Impacts It is anticipated that very few persons would make trips to the site via bicycle or on foot . Mitigating Measures Pathways or walkways parallel to all major roads should be provided, (i.e. , 7th and Powell). (Phases 1 and 2) e. Waterborne, Rail and Air Traffic Impacts Rail service will be provided for the -'heavy warehousing uses. . Mitigating Measures None. f. Traffic Hazards Impacts Assuming accident rates in the vicinity remain at existing levels, the increased traffic generated as a result of the proposed action may result in an average of up to five additional accidents each year on streets surrounding the site. Mitigating Measures (a) The potential for accidents at railroad crossings should be reduced because of the City's signing and street-marking program at railroad' crossings. 12 (b) Refer to the discussion of "Vehicular Transportation Generated - Mitigating Measures," pages 10-11. 1 . Public Services a. Fire Impacts Increase in the demand for fire protection services at the site. Over the short-term, construction activity may increase the hazards of fire fighting. Mitigating Measures (Phases 1 and 2) (a) The Fire Department should be notified in advance of any extended street blockage. (b) Sprinkler systems installed in buildings would reduce the amount of fire flow„ required; water storage tanks for the systems could be located in the buildings. (c) Select building materials that would reduce combustability. b. Police Impacts Demand for police protection services will increase. However, existing manpower and equipment are adequate to serve this added demand. Mitigating Measures (Phases 1 and 2) _ (a) Internal security systems and "security lighting installed at . appropriate strategic locations would augment police protection. (b) Phasing of development will allow police to absorb demand over a period of years. (c) Sales tax revenues from the proposed development will help offset the cost of additional service. c. Hospital Facilities Impacts The proposed development is not expected to significantly affect usage of the Valley General Hospital, located 2 1/2 miles from the site. 13 Mitigating Measures (Phases 1 and 2) Provide on-site first-aid facilities at major buildings on the site. d. Parks and Recreation Impacts An 18 hole golf course will be removedll thus increasing the demand of surrounding golf courses. Development of jogging/pedestrian/bicycle trails would result from project development. Mitigating Measures The golf course could be operated on a modified basis during construction for as long as possible. 5. Energy Impacts Increase in demand for electrical power and natural gas. Mitigating Measures (Phases 1 and 2) a. Utilize insulation in roof, walls, flooring and glass. b. Perform an energy analysis of building design elements to reduce long-term demand. 6. Public Utilities Impacts Existing water §upply and system would experience some additional demand. Additional demand for communication facilities will be generated, particularly by the office uses; but a Pacific Northwest Bell representative. has confirmed that sufficient facilities will be available to serve the site. Deterioration of quality of water entering combined sewer and storm drainage system is possible during construction activity and increased quantity of water as a result of the increased impervious surface of the site. No adverse impact on the capacity of any utilities is expected. 14 Mitigating Measures (Phases 1 and 2) (a) Expansion of the existing drainage system will be coordinated with and approved by the Renton Public Works Department. • (b) See measures for mitigating construction period impacts in the section on Surface Water Quantity/Quality, p. 5 . (c) Installation of telephone lines will be coordinated with installation of electrical lines. (d) All utility services will be installed underground. 7. Aesthetics Impacts Visual appearance of the site will be altered. Mitigating Measures (a) Site design techniques and landscape development will be used in the proposed development to reduce the effect of bulk and mass in the r • buildings, and provide a park-like atmosphere. (b) Natural landscaped open spaces are incorporated into the development. 8. Archaeological/Historical Impacts Project will displace Earlington Golf Course--one of four oldest in Pacific Northwest. Some sites of archaeological potential have been identified. The project sponsors are funding the excavation of cultural deposits discovered in the extreme northeastern portion of the site which will be completed by July 1, 1980. Mitigating Measures That portion of the site which has been determined to have cultural significance will be retained as open space until excavation can be completed. • 15 9. Economic Factors Impacts Substantial increase in property tax revenues is expected. Short-term employment for construction workers , and long-term employment for approximately 3,304 warehouse and office workers will result. Mitigating Measures . • None. • III. ALTERNATIVES CONSIDERED No Development would produce neither the adverse impacts of the proposal nor its positive aspects. The golf course would continue operation permanently if purchased for that purpose; or the golfs course could continue on an interim basis until another development proposal is submitted. Demand for industrial/ warehousing/officeII facilities would not be satisfied and might shift develop- ment to other areas of the region. Alternative 1 - Modified Concept would involve three phases of construction with a more balanced mixture of uses within Phase. 1. Internal circulation would feature the extension of S.W. 10th Street to the west to connect with the potential Valley Parkway. Also, two access streets would extend to prop- erty to the north of the site. This alternative would impact the environment about the same. as the proposal, except for the generation of a higher volume of vehicles .due to increased office spacef The potential for added congestion would negatively impact air quality. Thelincrease in office personnel could increase the demand for housing located within commuting distance of the site. Changes in phasing and land use composition would provide a full range of uses in the early stages of the project. • L. Alternative 2 - Mixed Use Concept is similar to Alternative except that a mix of uses is provided within each phase. This would result in a substantial increase in office space, in traffic volumes and employment.. Adverse impacts to air quality and traffic circulation would occur. The mix of uses, however, could permit each phase to function alone and provide more variety in building location, more open space and landscaping. • 16 , Alternative 3 - Concentrated Concept would concentrate densities onto two-thirds of the site and preserve the northwest one-third of the site in open space as mitigation for the development. The two phase devel- opment would include all the uses planned in the proposed project except for the heavy warehousing. Overall, this alternative would'place de- creased demand on the physical environment, especially in the 32 acres designated as open space. The portion of Springbrook Creek located in that section of the site would require no diversion. Generally, impacts • on the human environment would be the same as those of the proposal. Traffic volumes., noise impacts, air quality impacts and employment would • be reduced, however, because of a reduction in office space and the elimination of heavy warehousing. Retention of a major open space would result in positive impacts to aesthetics and recreation potential. Demand for rail-served warehousing would not be satisfied, 17 IV. UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS A. THE PHYSICAL ENVIRONMENT 1. Earth (a) Changes in the contours of the site, including excavation depths of a maximum of 10 feet for utilities. • (b) Addition of approximately 227,000 cubic yards of fill. • 2. Air (a) Increased air pollution from automobile emissions. (b) Increased particulate levels due to construction activity and additional traffic. (c) Short-term odors during construction activities. 3. Water (a) Increased surface runoff from the site which may contain an increased level of urban pollutants. (b) Potential alteration of ground water movement, quantity and quality on the site. 4. Flora Reduction of much of the natural vegetation on the site. 5. Fauna Reduction in the ability of the site to serve as habitat for wildlife will occur. 6. Noise (a) Increased noise levels over the short-term due to construction activity. (b) Increased noise levels over the long-term due to human activity and increased traffic and rail volumes. 18 7.. Light and Glare Additional light and glare will be emitted from the site to surrounding properties. • 8. Land Use • (a) Loss of the golf course. (b) Alternative land uses for the site will be precluded for the life of the proj ect. 9. Natural Resources . (a) Consumption of building materials and:energy. CO• Conversion of open space to warehousini and commercial uses. B. THE HUMAN ENVIRONMENT 1. Population and Housing Very slight increase in population to the city over a 5 year period. II • 2. Employment None. I 3. Transportation/Circulation • Traffic impacts will be increased by 14,695 vehicle trips per day and 2,065 vehicles during the evening peak hour. 4. Public Services Increase in demand for all public utilities and services. Comulatively with other developments in the valley,.i utilities and services will eventually need to be increased. 5. Energy Increased consumption of electrical energy and perhaps natural gas. 6. Utilities None. • 19 7. Aesthetics Visual appearance of the site will be altered. 8. Archaeological/Historical Removal of the Earlington Golf Course' and an archaeological site. 9. Economic Factors None. 20 SECTION TWO DESCRIPTION OF THE PROPOSAL I. Name of Proposal Earlington Park II. Project Sponsor First City Equities 900 Fourth Avenue, Suite 3818 Seattle, Washington 98164 The proponents propose to develop a 109.31 acre site as a manufacturing park with rail-served warehouse and office. spaces. Approximately 83.44 acres are presently zoned M-P (Manufacturing Park). Fifteen acres of the site were rezoned to M-P in 1966 and about 68 acres were rezoned in 1979. The proposed action includes rezone of the remaining 25.87 acres from G (General Classification) to M-P (Manufacturing Park), as indicated on Figure 4. The two-phased development will contain the following uses: heavy warehousing with about 5% accessory office space, light warehousing with approximately 10% office space, business park with approximately 20% accessory office space and office park which will be 100% office use. III. Project Location The proposed project is to be located on a 102.91 acre site , approximately one mile west of the Renton central business district. The site is bounded on the north by Burlington-Northern Railroad land, on the west by the proposed P-1 drainage channel, on the south by Grady Way, on the east by Powell Avenue S.W. and on the south and east by S.W. 7th Avenue; the site is 3,200 feet northwest of the I-405 and SR-167 Interchangne. 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'r i�ti+r<iif rariir rlrvi gain-lim mi um 0. 1 rr ''I r il'if,,■L " \',y1;; „ , t 1.4 hi(o-: , i SINGLE FAMILY RESIDENTIAL OFFICE MULTI-FAMILY RESIDENTIAL OFFICE-WAREHOUSE • °�X•�•�'�•:•: TRANSITIONAL :.`;W `` .; :} QUASI-PUBLIC I. ■■■■■■ COMMERCIAL `i/i�i/' RECREATION -I 1 } •. fir' UNDEVELOPED e , z a; MINING AND QUARRY ■'=moms INFLUENCE AREA BOUNDARY 0 1000 2000 6. EXISTING LAND USE U.S.G.S. BASE EARLINGTON PARK 1 NORTH R. W. THORPE & ASSOCIATES • 23 I , V. Site Description Approximately 102 acres of the 109.31 acre site is presently used as the Earlington Golf Course. The remainder of the site is undeveloped but served by direct access to existing roads and railroads. Vegetation on the site consists of a mixture of deciduous trees, conifers, bushes, ground covers and grass areas as befits a golf course. The site is _- generally level except for some very slight downward slopes in a north- south direction in the northerly and westerly portions of the property. Springbrogk Creek crosses the southwest and northwest corners of the site. VI. Description of the Surrounding Area (See Figures 5 and 6) The immediate vicinity of the projec site is characterized by a combination of rapidly developing indust ial lands and undeveloped open space with several residences to the north of the Burlington Northern (B.N. ) line. The site is west and contiguous with the developing Earlington Industrial park. The area to the north is a riparian forest, and approximately 40 acres. To the west are the . King County Black River watershed pump station, Springbrook Creek Channel and the Metro sewage treatment plant. Interstate 105 to the south is separated from the site by small industrial and developing office sites. VII. Major Physical and Engineering Aspects of the Proposal Site development is intended to follow a phased conceptual plan to be approved by the City of Renton. The two construction phases as proposed, are shown in Figure 1 . Phase 1, construction of all the light warehousing and portions of the heavy warehousing and business park, is scheduled to begin in 1980 and be completed at the end of 1981. Phase 2, which would involve construction of the remaining heavy warehousing, business park and all of the office park would begin during the summer of 1982 and be completed during the first quarter of 1984. Construction of the jogging/pedestrian trail around the perimeter of the site will occur concurrently with each phase of construction. Also, 24 ' • dedication of public open spaces and/or eeasements will take place at the • time of final plat approval. The amount of fill. required for the development of the site is 220,000 cubic yards with Phase I utilizing 80,000 cubic yards and Phase 2 140,000. The building footprints illustrated in Figure 4 represent the conceptual building footprints permitted by the action sponsor' s covenant. The actual building dimensions to be constructed will be ; determined by the individual buyers or occupants who purchase the various lots in the Industrial Park. - Construction of the road system (Figure 4) in segments is intended to direct traffic to Grady Way, emphasizing the road system to the south. rather than to the east toward town. Southwest 7th Avenue would be extended to intersect with the proposed Valley Parkway. VIII.Relationship to Existing Laws, Policies and Plans (Also consult Appendix G) . A. • Green River Valley Comprehensive Plan The Green River Valley Comprehensive Plan was adopted in 1976. . Goals of the Plan are as follows: • 1. "Promote high quality development that will enhance the image of the City of Renton." - Comment The proposed action will be in conformance with this goal. • • 2. "Enhance the tax base of the City of 'Renton so all the citizens of • Renton are able to benefit." r Comment . • Based on the maximum density permitted by the proponent, it is esitmated that there will be roughly $54 million in building 25 improvements on the site resulting in an increase in tax revenues. 3. "Minimize noise, air and water pollutants , transportation difficulties, glare, heat , vibration and other detrimental effects." Comment The extent of the development's impact on the environmental elements listed above is discussed in detail under each appropriate section in this document. Where applicable, such impacts are proposed to be mitigated. Those mitigations scheduled for implementation in the project design are so indicated by an asterisk. 4. "Provide a high quality working environment for employees." Comment • The site plan, and restrictive covenants (Appendix F) , as well as Renton City approval of project design will serve to ensure a high quality working environment for employees. 5. "Provide a viable economic climate for industrial firms." Comment A near 0 percent industrial vacancy rate, coupled with one of the last remaining large parcels of rail-served industrial land in the Puget Sound area, assures that the proposed action will be an economically viable climate for those industrial firms that locate in the proposed park. 6. "Promote a diversified economic base.' Comment The proposed project does provide diversity to some degree in that businesses which occupy the park will range from primarily heavy warehouse, smaller light warehouse and business park uses in the first phase. The second phase would add more heavy warehousing and business park uses , in addition to all of the office park. 26 it The Land Use Objective of the Green River Valley Comprehensive Plan is as follows: "Light industrial office and warehouse uses and those heavy } r industrial uses that can be made compatible with the goals of the Valley are the types of developmental land uses intended for the Valley." j Comment The proposed development is in conformance with the goals stated in the Green River Valley Comprehensive Plan in that it will enhance the tax base of the City of Renton, provide a high quality working I environment for employees, provide a viable economic climate for industrial firms, promote a diversified economic base and implement 1_ mitigations for various environmental impacts that may result from project construction. b. Renton Comprehensive Plan The City of Renton adopted a Comprehensive Plan for the city in 1965. 1 The map of Proposed Land. Use included with the policies showed .the subject property, as suited for industrial park uses. Refer to Figure 7, p. 28. The Goals, Objectives and Policies of the Comprehensive Plan pertaining to this area are as follows: 1 "Industrial Development The purpose of indicating industrial areas is not to dictate how industry should develop, but rather to recommend the best location for industrial use based on aavailable information and advanced planning principles. Industrycannot be adapted to p just any site or locale. Unless well planned for, certain detrimental influences such as excessively heavy traffic, high sound levels, smoke, glare, ground vibration, etc. may produce blight in the surrounding areas. Certain basic factors and site conditions are desirable for industrial development. 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'''''''''•--'-r-'''.-'.%..."'''''''ek t,Z ,lialZ.. .4.., rK1-' !e'...C.I.A..c.r-7,14:•.:F,eaL.."....'_..__-.._..- '• .--...,_.11--— ---':-7‘;',4=.---r,,.°.:1--• )7ii SI —rvfivi.<74:2.,,1,-)1;/...,----4..., i!1 \.\'l,f\1 il\ \ '-'1;71. 71. / ' rsr 1 1',',g- 4.. h.?'"i--f-,1"-.'-'-i.V..eZ,Vg':%‘ 11',k ,:-I . ..17`1.--1 ffs‘:••••;;*:..-:'...-1...71-r,NN;;'-'4:-'\,1174fe ,a, 7.) ....,_. I II 5,%.:4, 1 3,, -,,,„_„,..........,,...•,,,....,, ,,,,,..1,,....,t„:, 1, \\ \:klu ] il 21kt. _', -5"''''''-.4.-rA' '.,'-‘ t 1,1%\17-=1 ''1'1.,:: \\ liNw\ „\ k ..'..-•-i --,-.•:- . '---L'asliiliciNisigsem•ow•iiii'EN m•■•mr m imt No wriiimim m EN im ms molli ••••• • • • • . . ••••••••••••• HIGH DENSITY RESIDENTIAL r&S.53::M GREENBELT .•...•••••••• l'. ..4d...1:4j".: 111111: COMMERCIAL iiiggi::i. PUBLIC,QUASI-PUBLIC MANUFACTURING PARK IN in No 1 INFLUENCE AREA BOUNDARY 1 . RECREATION • 0 1000 2000 IMINNIMM11.1111.6/11i 7. COMPREHENSIVE .PLAN 4 U.S.G.S. BASE EARLIPJGTONI PARK NORTH R. W. THORPE & ASSOCIATES 1 , 28 I 1. Level land with good drainage. 2. Larger parcels and tracts not broken up by many small ownerships or uses. 3. Direct access to transportation (railroads, highways, airports and waterways). 4. Availability of electrical power, water and natural gas systems, and sewage facilities. 5. An immediate or potential labor supply. 6. Proximity to markets. 7. Proximity to raw materials or supply sources. In any suburban area it is well to encourage Industrial Park type operations as new industries are built. It is desirable that any use would be allowed in such a park when it conformed to the following: First, it does not generate or cause smoke, dust, glare, smog, or excessive odors. Second, it does not result in water pollution beyond the limits of the plant. Industrial parks should be designed to protect surrounding uses and properties by providing screening and adequate setbacks. The reservation of space in the industrial park is an aid to industry in providing adequate room for its efficient operation, potential or planned expansion, employee parking, and landscaping and other site improvements. While some light industries may be located near residential neighborhoods, others should be located only within special light industrial areas with more open space , or adjacent to heavy industrial districts. Heavy industry should be located where _ _ adequate utilities, communication, and transportation are available, where reasonable distances to living areas will minimize commuting time, but where the community-,will be protected from the greater i noise, smoke, odors, and activities of such installations. With the construction of many miles of new highways and freeways within and adjacent to the City, it is the. City's objective to aid in creating and maintaining the appearance of clean, attractively landscaped, functional circulation systems. The City further intends to encourage and allow the development of new commercial and industrial park developments adjacent to these freeways and highways in appropriate locations. The standards governing location and development shall be based on those adopted by other municipalities and employed in the development of successful , 29 industrial and commercial parks in many parts of the U.S. and Canada. The beneficial results which can be achieved may be observed in the nearby Andover and Overlake Industrial Park developments located in Tukwila and Bellevue." Comment The proposed action will be consistent with the factors and site conditions desirable for industrial development outlined in the Renton Comprehensive Plan as follows: 1. The site of the proposed action is characterized by level topography with poor drainage in some areas. To bring some building sites up above 100-year flood levels, 220,000 cubic yards of fill material may be introduced. 2. The proposed 109.31 acre development will be available for purchase in small parcels, and as indicated previously, the entire acreage will be divided between four uses. 3. The heavy warehousing use on the site will have direct railroad transportation available to it, and all uses will have convenient access to I-I05 and other regional highways. In addition, both the Renton Municipal and Sea-Tac Airports can easily be reached from the proposed site. 4+. As indicated in the respective sections throughout this document, electrical power, water and natural gas systems and sewerage facilities are available to serve the proposed development. 5. It is expected that the project will employ approximately 3,304+ skilled and semi-skilled workers. Some of these can be expected to be filled by the unemployed Renton work force, however, the majority will be transferred from tenants' and users' alternate sites. 6. The site's proximity to Seattle and other Puget Sound metropolitan areas satisfies this site condition. 30 • 7. The site's ready access to railroad, highway and air transportation contributes to its close proximity to raw materials and supply sources. Although an increase in particulate and dust generation, together with temporary odors ( roofing and_ asphalt paving) will occur during the construction period, these will decrease upon occupancy. It is not expected that smog, smoke and glare would be generated from the uses proposed for the project site. However, a small amount of dust and suspended particulates will be generated during occupancy with the addition of approximately 7,337 daily vehicle round trips to the area. . Secondly, implementation of the mitigating measures listed on pp. would assure that water pollution initiated on the site would not extend beyond the boundaries of the site. The proposed development will be separated from the residential uses to the north by the riparian forest. The warehouse uses to the east of the site will be bordered by the light and heavy warehousing of the project. The Metro Waste Treatment Facility located to the west of the site is adequately separated from the project site by distance, fences and berms. The southern border of the site is adjacent to a narrow undeveloped area which slopes up to Grady Way, thus eclipsing the southern portion of the site from the view of Grady Way traffic. Lastly, the site is designated as manufacturing park in the City of Renton Comprehensive Plan. i C. Land Use Report - Land Use Plan The 1965 Land Use Report, a major element of the Comprehensive Plan, supports industrial development at the subject property. "Adequate provision for future industrial expansion has been indicated in the Earlington Flat and Green River Valley areas. Of great importance in the plan concept is the incorporation of industrial park belts adjacent 31 to the freeways and major highways id these developing and future industrial districts." The Land Use Report defines a number of community goals and objectives of which the following pertain to the proposed development: 1. "Provide opportunities for employment of the City's residents within convenient walking or commuting distance." 2. "Protect property values within the community for the benefit of its residents and property owners, through the effective control of land use and the enforcement and application of building and construction codes." 3. "Encourage the development and utilization of land to its highest and best use in such a way as to promote the best interest of the community and contribute to its overall attractiveness and desirability as•a place in which to work, shop, live and play." Comment The proposed action meets each of the above goals and objectives pertaining to the proposed development, will provide opportunities of employment accessible to residents of the city. The surrounding property values will be increased by the proposed action. The proposed project would develop the site to its highest and best use. D. City of Renton Zoning Code ' The proposal is in an area which is largely zoned Manufacturing Park (MP). Approximately 25.89 acres of the 109.31 acre site is ' zoned "General Classification" (G). Comment The area zoned "General Classification" will be required to be rezoned to Manufacturing park prior to development of Phase 2. • 32 . !j I ---------:--'*,'' ',)' ' If 1704.:".•• Etti,ww•asg. ti .7,,..:•••.•- 1 :} • • • 7 ;' r I i�� W ipit'' -�&OI,,, - almi,weep".-a„, . - 41 .il.,*;.410 , -.Wei Air,7 ', c4:‘, . '''... °.a see ''F�':cE lib. 1 G 6rI S • G ._ • . , El Pet. •- ..k. . , ,,- . „-„, 1...- _, 4.• Goo� - _ ft. IVIt' —SITE •_ A - 31 I 1 sw— TTx— — -— • p • M E T R p ' .:< IJ� �6 • _ i �!� -I ✓,. ��"" plllll�IIIIII�IIIlllallllllll-� I IIIMIII"WI 6 1 5 P O 5 AIL ' !' '" III lld •l III I, aN glllllll�llCl j lllllllll'. r ,�IlN111m�J•r\� Rt"P 3 IplllII011 q i III L'Il CI '��r,p01p11111!•III!II N/ . II II I f�l ,110 jjf llniti dl ��\ i •,lul I d1 ••' �NpllIU11HI 1711"p llld , IIIIIIIII IIIIIIIII y ( `� �" Ill,l1561l ;I1011111L �lil+ L __c __ — "A % i mu ''� "NE i raw!m L 1, fte'Mk. \-Y ' r_17- ----- --".- G .. 1 \ 1:1,.Fie- i--.:1,-,--_,F.--..,-, F.,-:_;14.=_.-- :-.:.7..:,:-.71.::-$.7_00._._.,..-.1. ,„1., •,:_, . W L a a s I'I {_-,� B_� ,, - -s sw '-__-- W '� E.Ti-f ut_-- .T i. \\ • ytJ 22 -7------T-7- 0 •.4 _.•7 v ..,. Q • Sm I, 1. 7_,____ = \ I 1 ,1 • ., 1• 1 I ,,7` M N_1 .. .. L-I � • R-1 Residential Single Family B-1 Business Use G General Classification District L-1 Light Industry R-2 Residential Two Family H-1 Heavy Industry •R-3. Residential Multi Family T Trailer Park R-4 • M-P Manufacturing Park SOURCE-CITY OF RENTON ZONING MAP 1962 8. ZONING EARLINGTON PARK • NORTH R. W. THORPE & ASSOCIATES 33 I i E. Shoreline Management Program . The Washington State Shoreline Management Act applies to 200 feet from either side of Springbrook Creek measured from the ordinary high water mark. The law' requries that a permit be obtained from the City of Renton for any substantial development within this zone. The master program adopted by the City of Renton designates any development of which the total cost or fair market value exceeds $1,000 as a substantial development. The subject-site has been designated as an "urban. environment." . . The objective 9f this classification is as follows: "Objective. The objective of the urban environment is to ensure optimum utilization of shorelines within urbanized areas by providing for intensive public use, especially access to and along the water's edge and by managing development so that it enhances and maintains shorelines_ .for a multiplicity of viable and necessary urban uses." Comment Generally, the proposed action meets the objective of the Shoreline Management Program. Access will be provided to Springbrook Creek. Application for substantial development permit will be filed with the City of Renton for development within the 200 foot overzone. Application to modify the Springbrook Channel to place a portion\ of it in the proposed P-1 Channel location will_be required.. _ F. King County Sub-Regional Plan, Puget Sound Council of Governments The Regional Development Plan (adopted 1/25/79) sets out a detailed policy guide at the county level within a framework of regional development goals. The primary purpose of the sub-regional plan is to provide guidance to local governments in making growth management decisions related to phasing growth, defining activity centers, provision of transportation and utilities, and intergovernmental coordination. 34 Comment The proposed project id consistent with the draft plan in that the project would support the policy of concentrating jobs, shopping, offices and services with a highly developed transportation system. Growth will be staged in the project, utility and transportation systems are available. The site has been committed to urbanization under the zoning and comprehensive plan designations for many years. G. King County Agricultural Retention Program The purpose of the program is to permanently retain agriculture in King County. The program provides landowners with eligible lands to sell their development rights to King County. The landowner would be compensated for separating and conveying to King County the development rights to the land but would still hold title to the land and the agricultural rights. Comment The subject site is not included as a potential site for preservation or acquisition. H. State Environmental Policy Act of 1971 This Draft Environmental Impact Statement has been prepared in co pliance with this statute. 35 SECTION THREE III. EXISTING CONDITIONS, IMPACTS AND MITIGATING MEASURES I. INDEX OF ELEMENTS OF THE ENVIRONMENT Elements of the Physical Environment Earth Geology 38 Soils 38 Topography 41 Unique physical features 42 Erosion 38 Accretion/avulsion NA Air Air Quality 43 Odor 46 Microclimate 46 • Water Surface water movement/quantity/quality 47 Floods 50 Groundwater quantity/quality 53 Runoff/absorption 47 Public water supplies 94 Flora Numbers or diversity of species 54 Unique species 54 Barriers and/or corridors 54 Agricultural crops NA Fauna Numbers or diversity of species . 56 Unique species 56 Barriers and/or corridors 56 Fish or wildlife habitat 57 Noise 58 Light and Glare 65 Land Use 66 Natural Resources Rate of use 67 Nonrenewable resources 67 Risk of Explosion or Hazardous Emissions NA Elements of the Social Environment Population and Housing 68 36 • Employment 70 Transportation/Circulation Vehicular transportation generated 71 Parking facilities 82 Transportation systems 83 Movement/circulation of people or goods 85 Waterborne, rail and air traffic 86 Traffic hazards 87 Public Services Fire 88 Police 89 Hospitals. . . 90 Parks or other recreational facilities 91 Maintenance NA Other governmental services NA Energy Amount required 93 Source/availability 92 Utilities Energy 92 • Communications - 93 Water 94 Sewer 95 Stormwater 96 Solid waste 97 Human Health (including mental health) NA Aesthetics 97 Recreation (See Public Services-Parks & Other Recreational Facilities) 91 Archaeological/historical 99 Additional Population Characteristics (See Housing and Population) 68 Economic Factors 100 37 II. ELEMENTS OF THE PHYSICAL ENVIRONMENT A. EARTH 1. Geology Existing Conditions The site is located on the alluvial plain of the Lower Green River, a sandy plain deposited by continuous river action following retreat of glaciers from the Puget Sound region 10,000 to 15,000 years ago. The Valley corridor tends toward a north-northwest direction, beginning in the Cascade Mountains and terminating on the south side of Elliott Bay in the Puget Sound. The physiography of the lower valley is characteristic of a mature valley with the river meandering fre- quently along the corridor. The deep alluvial soils, old Black River Channel and Springbrook Creek are the primary geologic elements of note at the site. Impacts None, excavations or fill should affect only surface soils. Mitigating Measures None proposed. Unavoidable Adverse Environmental Impacts None. 2. Soils (Refer to Soils Analysis, Appendix B) Existing Conditions The site is immediately underlain by 13 to 123 feet of loose, silty sands, silts and soft to medium stiff clayey silts except in the southeast corner of the site which is underlain by up to 3 feet of a sandy fill material. The silty sands become more predominant toward the northwest corner of the site. These artificial materials are underlain by medium dense to dense and very dense sands and gravels. Generally the soils on the western portion of the site are well drained while those on the eastern portion are poorly drained. • 38 1 a' i 1 _ /i j) L - SitikiZZ`=::%"...;:f'.°:;0.: ..;:'., " - 6, -, ---',,' i 1-1,b.:.:,1-4 .i-e \ , '4 -' I 21„. ' '''. -" lO4._.• '/ .,� ill � �' �..:- \ ..., .. .. _. e ---- % #,A I i a) :'t 4.-ir / '772---'— jr-- 71.------7----:F-AF ^a a , 0 e �,_max ' .1 II . ,` 'v , \ 1 k: ' o - - - If 0 r METRO -rRanieur pLaur F - - .•—- - - ?'A 1 .. i II - \IV.'-d '1 rL _ I p .)1- _4 •Ur 1 , . Ur I - "1 ` .. :, 1 I t ;/ hj\ 1 11i `Y of i-'� - 1 ram,, on,` I f I - WO WOODINVILLE SILT LOAM Ur URBAN LAND Py PUYALLUP FINE SANDY LOAM SOURCE: SOIL CONSERVATION SERVICE. MAP 1973 9. SOILS EARLINGTON PARK NORTH R. W. THORPE & ASSOCIATES 39 These surficial soils are typical low velocity flood plain deposits normally encountered throughout the Duwamish- Kent Valley area. The sands and gravels encountered at these depths may represent alluvial fan materials deposited by the Green and Black Rivers. Some of the loose surficial silts encountered in the borings adjacent to the drainage canal are spread dredge spoils from the excavation and earlier maintenance of the channel. Some of these soils, in their present state, have limited capability of directly supporting the proposed buildings due to the compacti- bility of the soils. • It is estimated that 7,000 cubic yards of fill may be required for interior roads and 220,000 cubic yards may be required for the total site to bring the site up to 100 year flood plain elevations. 80,000 cubic yards of this fill may'. be utilized for Phase 1 and Phase 2 may... require the remaining 140,000 cubic yards. Structural fill will be necessary for all building and pavement areas. A surcharge program will be required for all buildings with a floor load greater than 250 psf. Impacts The excavation and filling activities necessary to construct the project will reposition native soil materials and result in covering of existing soils. Better drainage of soils on the site will result. Approximately 60 percent of the site will be covered with buildings, roads and parking areas. The balance of the site will have fertile surface soils unaffected or slightly modified, and productive of ornamental vegetation. General surface erosion during construction is not expected to be a problem, due to very low slope gradients on the site. 40 Mitigating Measures (Phases 1 and 2) * a. The City's requirements on grading and excavation will be followed. b. The recommendations of the soils engineer will be followed. * c. Detailed soils profiles will be established when final sitee plans are available. These profiles will facilitate design of the most suitable footings and minimize the need for excavation or structural fill to accommodate foundations. Unavoidable Adverse Environmental Impacts Additon of approximately 227,000 cubic yards of fill which will reposition or cover native soils . 3. Topography Existing Conditions The topography of the site is generally level except for same very slight downward slopes in a north-south direction in the northerly and westerly portions of the property. Elevations vary from 15 to 17 feet above mean sea level on the major portion of the site. Elevations of the northerly and westerly portions of the site range from 13 to 15 feet above sea level. The normal level of Springbrook Creek is approximately 15 feet below adjacent ground. Impacts Topographic changes ranging from 1-1/2 to 2 feet will occur due to grading and filling during construction. These changes will take place in order to provide stable foundations and meet flood proofing requirements. Springbrook Creek will be diverted to flow along the proposed course of the P-1 drainage channel. Mitigating Measures None. 41 Unavoidable Adverse Environmental Impacts Changes in,the contours of the site, including excavation depths of a maximum of 10 feet for utilities. • 1 . Unique Physical Features Existing Conditions Springbrook Creek The Springbrook Creek enters the southwest corner of the site, exits, and re-enters the northwest corner of .the site before emptying into the Green River. Springbrook Creek is considered a "shoreline of significance" and is; regulated by the Shoreline Management Act of 1971. The proposal calls for realignment of portions of the creek to the proposed P-1 location in order to fully develop the site. Eventually, the balance of the creek will be relocated to the P-1 channel right-of-way at the time all agencies agree to implement the program. Riparian Forest A 70 + acre riparian forest abuts the northern edge of the site. This forest provides the best remaining example of a climax riparian hardwood ecosystem in the Lower Green River Valley. However, the owner of this adjacent property to the north is researching possible development scenarios which could then result in the demise of this forest. Impacts The development will alter the course of Springbrook Creek and necessitate removal of some riparian vegetation located on the site. Mitigating Measures * a. Existing vegetation will be maintained where practical. (Phases l and 2) 42 * b. A master landscape plan will be prepared to assure good design practice and consistency throughout the site. (Phases 1 and 2) c. An alternative site plan could preserve the northern portion of the creek in open space. (Phase 2) • Unavoidable Adverse Environmental Impacts See Unavoidable Adverse Environmental Impacts for Flora, Fauna and Surface Water Quantity/Floods. B. AIR Existing Conditions The site is located in. the Green River Valley and has a typical northwest Pacific Coast marine climate. Generally, prevailing winds originate from the northwest during the late spring and summer and from the southwest in fall and winter. Temperatures average about 50°F. (10°C. ) annually; summer temperatures average 60° while winters average 40°. . Snow does fall during the winter months occassionally, but rarely remains longer than three days. Precipitation averages about 45 inches (114 _cm) annually, most of which falls from November through March. Low level temperature inversions may occur in the Valley which, coupled with low wind speed, can result in the trapping of pollutants in the Valley. This condition is most likely to manifest during the late winter months. Data accumulated by the Puget. Sound Air Pollution Control Agency (PSAPCA) indicates that the concentration of pollutants in the Renton area are increasing. This decline in air quality is generally attributed to urbanization of the Valley and industrialization to the south and west. The site is located within the Puget Sound Air Pollution Control Agency nonattainment areas for carbon monoxide, oxidant and particulate matter secondary standard. The major source of these ti 43 pollutants is automobile usage, with stationary source activity responsible for particulate matter. It is currently projected that these pollutants will be in compliance with the ambient air quality standards by the 1982 deadline. - Several air monitoring stations have been located in the Renton area. The following table summarizes the data collected at them during the years 1975-1979: • • I • 44 • TABLE 2 SUMMARY OF POLLUTANT CONCENTRATIONS RENTON AREA • Distance Particulate Matter(ug/m3) From Site Location (Mi) 1979 1978 1977 1976 1975 Standard S.E. District Health Center. 2.7 46* 36 38 38 17 60 Renton Municipal Building 1.5 - -- 51 50 37 60 S.2nd St. & Lake Ave.So. . - 55 - - - 60 Southcenter 1.2 51* 46 48 45 34 60 (Source: Puget Sound Air Pollution Control Agency, Air Quality Data Summary - 1977 and 1978, 1979 Quarterly Air Monitoring Data Summary, Department of Ecology, State.of Washington) * Based on less than 12 months data. Carbon Monoxide Hydro- Nitrogen ppm carbons Dioxide Distance Study • from site 1 Hour 8 Hour 6-9 AM Period Location (Mi) Period Max. Max. Max. Average Puget Power Yard 1.2 June-July 1977 3.2 2.0 0.70 0.02 March-April 1977 4.2 3.3 1.37 - Oct.-Nov. 1976 8.1 6.6 - o.ol June-July 1976 2.2 1.3 - 0.04 (Source: Washington State Department of Transportation 1977 Monitoring) Washington State Ambient Air .Quality Standards Carbon Monoxide 1 Hour Standard - 35 ppm - r ,, Carbon Monoxide 8 Hour Standard - 9 ppm • Hydrocarbons 6-9 AM 3 Hour Average 0.24 ppm • Nitrogen Dioxide Annual Average 0.05 ppm • (Source: Washington State Department of Ecology, 1979 Quarterly Summary Air Monitoring Data Summary, February 25, 1980). • 1 45 As indicated in the above table, the particulate levels are within the national standards. However, automobile-related pollutants (carbon monoxide and hydrocarbons) are approaching or in excess of the Washington State Ambient . Air Quality Standards. Based on the proximity of the (project site) to the monitoring stations, it is expected that the air quality conditions are similar to those recorded. The site is currently devoid of noticeable odors , except for occasional emissions from the Metro Sewer Treatment Plant. Impacts Short-term generation of particulates will occur as constructon commences. Dust particles would be raised by earthmoving activities. Noxious odors would be emitted by diesel-powered vehicles and from asphalt paving operations,, as well as roofing materials. Long-term increases in automobile-generated pollutants will also occur as local traffic levels increase by an estimated 7,337 round trips per day. Impacts would be most severe at identified points of congestion and where traffic volumes are increased substantially.1 • This would result in higher pollutant concentrations which could cause air quality standards violations to occur or persist longer than if no development were constructed. However, more stringent federal air emissions controls may eventually cause a decline in vehicle-related pollutants. 1In a "worst-case" condition, during the evening peak hour, levels of carbon monoxide in the site vicinity are estimated to increase by approximately 16.26 ppm. (50' receptor distance, parallel winds, 2 mps wind speed, 50°F. 46 Mitigating Measures * a. Utilize low-emission construction equipment whenever feasible. * b. Measures to control construction dust, such as watering and reseeding of cleared areas, cleaning and sweeping of streets should be implemented. Unavoidable Adverse Environmental Impacts 1. Increased air pollution from automobile emissions. 2. Increased particulate levels due to construction activity and additional traffic volumes. 3. Short-term odors during construction. C. WATER 1. Surface Movement/Quantity/Quality Existing Conditions On the property, heavy rainfall results in shallow ponds which drain primarily towards a low spot near the northwesterly corner of the property. Some runoff flows directly into •Springbrook Creek, which !' empties into the Green River west of site. The City of Renton controls surface water and drainage for any development on the site by ordinance which requires that a drainage plan be submitted and approved for surface and subsurface water entering, flowing within, or leaving the property during and after construction. The quality of water in the Green River varies substantially, with degradation increasing downstream, as it is subjectedto successive sources of contaminants. Urban runoff and point-source wastewater discharges upstream from the site will be reduced when the Auburn Interceptor sewer is fully activated. Sources of pollutants in the Renton segment of the Green River and in Springbrook Creek are primarily urban drainage, and leachate from landfill, with some cooling water and stormwater from industrial activities. Sources of pollutants on the site consist mainly of fertilizer used for the golf course. 47 State water standards for the Green River are high, Class AA, which requires protection of all characteristic uses: fisheries (including migration, rearing and swawning) , wildlife, recreation and aesthetics, water supply (domestic, industrial, and agricultural) , navigation, log storage and hydropower. All tributaries to the Green River are required to meet Class A standards established by the Washington State Department of Ecology. Water quality in Springbrook Creek is relatively poor. The conversion of ever greater amounts of agricultural lands to industrial purposes is cited by the Puget Sound Task Force of the .Columbia-North Pacific River Basins Commission as the major cause of this deterioration in water quality. A project for watershed protection and flood protection, the East Side Green River Watershed of the U.S.D.A. Soil Conservation District, is being planned. It is designed to ensure watershed protection by continuing an accelerated land treatment program designed to adequately treat an additional 2,200 acres of agreicultural, urban and other land by the end of the project installation period. The project will enlarge and/or realign approximately 11.1 miles of existing man-altered stream channels necessary to convey peak runoff to the Black River (P-1) discharge structure and 915 feet of adjacent channel installed in 1972 as part of the project. Impacts Currently runoff from the site is slow due to low gradient slopes and the lack of well-established channels with sufficient capacity to handle surface water. Filling and grading of the project site will d alter water flows from the site in terms of direction and quantity. 48 t ' Ultimate development of the project site will involve the construction of buildings , roadway and parking lots. These impervious surfaces will increase total runoff water volume and will reduce the time period when surface runoff peak flow is reached. Once fully developed, maximum total runoff during a 25-year storm can be expected to reach 85 cfs. In accordance with the East Side Drainage Project, drainage from the site will be designed to move water off the site to the P-1 pump as quickly as possible. A 25-foot wide drainage easement along the north boundary of Phase 1 will be required to reach the existing Black River Channel. Diversion of storm flow ditches and storm drain - pipes, as well as deposition of fill material, will prevent water from flowing to present low-lying areas. The net result will probably cause some drying up of existing wetlands. However, the exact nature and extent of this impact is not •possible to:. quantify at this time. Increasing the rate of runoff will enable floodwaters to reach the P-1 pumps more quickly, thereby making it possible to pump a much greater volume of floodwater out of the project area before h-- the safe capacity of the Green River Channel is reached and pumping activities have to be reduced in conformity with Corps of Engineers requirements for operating Howard A. Hanson dam. Stormwater runoff will be removed from the site as quickly as possible, carrying off much of the dissolved pollutants unless all water separators are installed. This will create an interim impact on the water quality of the Green River, during periods when pumping is permitted (outside of very high river conditions). High water temperatures of runoff during summer months could increase temperatures in the river during this period. However, discharge to the river following periods of rainfall is less likely to occur during the summer. In wetter seasons, there is likely to be no - detrimental temperature impact. 49 In addition to negatively impacting the water quality of Springbrook Creek, as a result of the proposal, the course of Springbrook Creek will be diverted to allow development of Phase 2 as indicated in Figure 4, p. 2 It will be necessary to comply with the design criteria established by the King County Hydraulics division, and to secure a hydraulics permit from the Departments of Fisheries and Game. This realignment of Springbrook Creek is consistent with the plans for construction of the P-1 Channel. Mitigating Measures (Phases 1 and 2) ti a. Utilize temporary detention ponds during construction phases to collect silt. * b. Careful construction practices would prevent litter, debris or other pollutants from entering drainage. c. Collect stormwater runoff in a storm sewer system, as approved by Renton Board of Public Works. d. Utilize catch basins and screens to collect litter and debris. e. Utilize oil/water separators to retain gas, oil and grease for removal from stormwater. f. Settling basins would remove solids from runoff. g. Skimmers would remove petroleum products and floating debris. h. Provide adequate street and parking area cleaning and maintenance of the stormwater system. Unavoidable Adverse Environmental Impacts Increased surface runoff from the site which may contain an increased level of urban pollutants. This level of urban pollutants will be higher during construction. Relocation of a portion of Springbrook Creek for Phase 2 development . 2. Floods (Also refer to "Other Issues - Eastside Channel Project") Existing Conditions Construction of the Howard Hanson Dam on the upper green River and a levee system on the lower Green River has substantially decreased the incidence of over-the-bank flooding at levels less than a 100-year 50 i flood. However, as a consequence of the raised levee system . to contain river flows, drainage of the valley to the river by gravity flow is precluded. Flooding of the general vicinity caused by Green River flood waters backing up in the Black River Channel was eliminated when automatic flood gates were installed. The flood gates were eventually replaced by the P-1 pump station. Pumping capacity of the existing structure is 2,945 cfs, but is currently being utilized at less than 10 percent of rated capacity during high flow conditions. The site lies within the Green River flood control zone. A permit for any development. within the zone must therefore be obtained from the King County Hydraulics Division, acting as the delegated authority for the State of Washington. The controlled area where the project is located is designated a "floodway fringe," where new development is allowed only with ground level and floor elevations at... or above 100-year flood levels. - Hundred-year flood level elevations, as currently defined by the King County Hydraulics Division, are estimated to be 15 feet. The northwest portion of this site would lie within that flood plain. A more precise definition of the 100-year flood plain will be available as a result of the H.U.D. flood plain analysis now in progress. In flood control zones, federal regulations control flood hazards and - provide federally subsidized insurance for dwelling units and structures within flood hazard .areas provided flood-proofing measures are taken. The proposed development is located within the boundary of the East Side Green River Watershed Project which is a multi-jurisdictional drainage project in which the City of Renton is participating. The project includes conservation measures, regulation, and wetland acquisitiona s well as structural measures, including construction of the Soil Conservation Service (SCS) P-1 Channel. The proposed 51 channel would run north-south just west of the subject site and tie into the P-1 pump. The P-1 Channel will be approximately 8 miles long. About two-tenths of a mile at the pump plant is already completed; the remaining 7.8 miles will extend to the City of Kent, generally following the courses of Springbrook Creek and Garrison Creek. Impacts In conformance with the State Flood Control permit requirements, fill material will be utilized to bring some building sites above 100-year flood levels. This fill and the building development will increase runoff and reduce natural flood storage areas so that flood waters must be accommodated elsewhere in the Valley or otherwise provided • for. This impact will be reduced once the P-1 Channel is completed (i.e. , when the level of 100-year flood is reduced. ) Once the S.C.S. P-1 channel is under construction, portions of adjacent lands will be reserved for temporary construction easements. The East Side Watershed Project proposes to use the western portion of the subject site for this use. Spoil generated from construction of the project, as well as that from the proposed P-1 channel, will be concentrated on 17 acres located at the northwest corner of the site. This may delay construction of a portion of Phase 2 until spoils are removed. Mitigating Measures * a. The proposed project will. be phased to develop those lands affected by the P-1 Channel construction last. (Phase 2) * b. Fill material will be required to bring some building sites above the 100-year flood plain. (Phases 1 and 2) Unavoidable Adverse Environmental Impacts Increased rate of runoff from the site. t ' 52 3. Groundwater Quantity and Quality , _- Existing Conditions The water table within the property is generally very shallow, ranging from 5 to 10 feet below existing grades with the higher elevations furthest from the drainage channels. This groundwater level corresponds closely to the water surface in the channel. Groundwater levels fluctuate seasonally. The increase in surface runoff from upland residential development' and blocked drainage on the valley floor, caused by construction and fill activities, have all contributed to a general raising of the water table. Tidal variations in this area were eliminated with the construction of the pumping station located northwest of the site. ti Impacts Most surface waters presently drain into groundwaters on this site. Contaminants would normally include nutrients from vegetation and rainwater, with the potential addition of commercial fertilizers. Construction of industrial uses and impermeable surfaces would replace most of those with nutrients from paved surfaces, sediments, grease, oil and heavy metal traces from automobiles. As a result of an increase in impermeable surfaces and the eventual construction of the P-1 Channel, it is expected that the level of the water table at the site will lower. Also, the development would result in decreased percolation on the site. It is not expected that pollution of groundwaters would occur to any measurable degree; however, since groundwaters are found 5-10 feet below the existing grade , the potential for, contamination or a spill cannot be eliminated. Mitigating Measures None. 53 Unavoidable Adverse Environmental Impacts Potential alteration of groundwater movement, quantity and quality on the site. 4. Runoff/Absorption See Surface Water Movement/Quantity/Quality, page 47. 5. Public Water Supplies See discussion of Water Supply under. "Utilities," pp. 94. D. FLORA p Existing Conditions The 'majority of the site is currently a golf course and much of the vegetation is ornamental in nature and reflects this use. Long, narrow stands of deciduous and coniferous trees are used to define the fairways. Remaining vegetation is primarily lawn, with the 7 . exception' of a large stand of scrub Alder occurring in the southeast corner of the site in a filled area. A riparian forest located along the Black River Channel extends into the northern edge of the site. Trees found here are Maple, Black Cottonwood, Oregon Ash and Alder. A moderate understory of broom and • blackberries also exists in this area. Impacts Master planning will take into consideration existing stands of trees on the site. All but one acre of the riparian forest along the old Balck River Channel will be retained along with other major stands of trees. Small trees under approximately 8'.' in caliper will be relocated if changes in elevation necessitate their removal. Reduction in vegetation will occur primarily with the large lawn areas and the scrub Alder stand to the southeast. Mitigating Measures (Phases 1 and 2) a. Retention of as many of the existing trees as possible through sensitive site planning. 54 ..---•—::--,,, if, -: ON., . /' ... r • • °o p ? 1 ®•°' ° tea° 3..s �/ b• 4 O o • a r 0uuuwYr� ° diiiiiissiisbic "IVA%I•lb el - -"'W4 . . \4,Zs .. \e,9\ b. \f... _ .4 METRO DISPOSAL o \ '‘N t ellee\\\ 1 ,..• [ .-7 11 4111/1/4_ Coniferous Evergreens - 77/q : predominantly Douglas Fir ii 1 , C..... Deciduous ornamental trees - I ( ° 0 A; ,� predominantly Cottonwood, ( G- P'0 Lombardy, Poplar, and Hornbeam 1 1 • 7 Riparian Forest - I-�p5 -? Deciduous trees and undergrowth adapted to a wet environment, i.e. , Willow, Cottonwood, Alder -'1%.,, 1 Scrub alder • 3 L J� • e '10. EXISTING VEGETATION APPROX. SCALE '1": 6001 EARLINGTON PARK _NORTH R W THORPE AND ASSOCIATES 55 • * b. A landscape plan will be prepared to assure good design practice and consistency throughout the site. * c. Retain vegetation outside of road and railroad improvements until , buildings are constructed, as feasible. d. The new landscaping plan should include compatible and similar species to the existing vegetation. e. Minor modifications of building siting could occur based on tree inventories provided by field surveys. Unavoidable Adverse Environmental Impact Reduction of much of the natural vegetation on the site. E. FAUNA Existing Conditions The project site is located in the Pacific Migratory Bird Flyway and because of its relatively undeveloped condition provides haabitat for many non-resident birds at various times of the year. Some of the birds which have been found on or near the site include Mallards, Canvas Back Ducks, Lesser Scaup Duck, American Coot, Great Blue Heron, Green Heron, Roughlegged Hawk, Screech Owl, Sparrow Hawk. In addition, pheasant, quail and song birds were observed. Several site visits were undertaken for the EIS for Earlington Woods, a Planned Unit Development roughly one mile east of the site which also borders the Riparian Forest. Robins, crows, red shafted flicker, chickadees, juncos , vireos, house sparrow, song sparrow and mallard 'were observed. These observations are verified by observations on the subject site. Although no census of species has been conducted on this site, a variety of birds are known to inhabit the valley in habitat similar to that existing on this site. The lowlands between Kent and Tukwila provide habitat for a moderate to high density of ring-necked pheasant. California quail, band-tailed pigeons and mourning doves are also found in the Renton area but their population is declining. 56 Many species of waterfowl and shorebirds are found in the wetland areas of the valley, and large numbers of birds winter here. These are primarily mallards, pintails, widgeons, and teal, although the piedbilled grebe, great blue heron, killdeer, common snipe and western gull also utilize valley wetlands. A variety of insect- and seed-eating birds also inhabit the area. Some predatory birds including hawks, eagles and owls have been observed in the valley. These birds utilize the grassy and riparian habitats for their food supply, preying on small mammals, birds, reptiles and insects. The following species, whose range includes the Green River Valley, are on the official list of endangered species: Aleutian Canada goose, American and arctic peregrine falcons, and the northern bald eagle. The Soil Conservation Service reports that no sightings have been made in the lower valley, so it is only known to be potential.. ; habitat for these species. - Because suitable habitats have been reduced significantly by human activities in the lower Green River Valley, few large mammals are still found in the area. Fur bearers (racoons, mink, beaver., otter, ... weasel, muskrat, skunk and red fox) have utilized lowland streams and marshes in the 'past, but reduction of riparian habitat has reduced the number and diversity of animals remaining. The site provides mainly grassy and riparian habitats, with seasonal standing water providing habitat for migratory water fowl. Small mammals such as shrews , mice, bats , rabbits , chipmunks , squirrels and rats may still be found on or near the site. A Washington State Department of Fisheries report indicates . that Springbrook Creek is one of the more important tributaries supporting runs of Coho and chum salmon. Other anadromous fish using these waters include steelhead, sea-run cutthroat trout and Dolly Varden. 57 • Impacts Development of the site will cause an intrusion of human activity and removal of large amounts of grass lands and stands of trees, used as cover and fodder for numerous small mammals and birds, themselves in turn, the food supply for. predators. Resident species will therefore be driven off, displaced and, where alternative habitat is already occupied, ' their numbers will be reduced in competition for the limited habitat. Migratory and predatory species using the site as • part of their feeding or resting area may also be wholly or partially displaced, especially species not tolerant of human presence. Numbers will also be reduced as there is ..a reduction in the food supply. Degradation of water quality in Springbrook Creek could have an adverse effect upon the fish population; turbidity, especially, would affect the health of Juvenile fish.' . Higher water temperatures could : also adversely affect fish. Mitigating Measures (Phases 1 and 2) • a. Retain as much natural vegetation as. possible.. b. Natural riparian vegetation could be planted along the drainageway banks, providing cover and habitat. c. Utilize landscaping materials that provide food sources for birds and small animals. d. Mitigations to preserve surface water quality should be implemented• including maintaining wetlands in the northeast portion- portion of the site adjacent to' the office park. Unavoidable Adverse Environmental Impact Reduction in number and diversity of wildlife species will occur as a result of habitat modification. • F. NOISE •Noise levels in this statement are expressed in A-weighted decibels, or dBA, which best describes the human perception of noise levels. Each increase of 10 dBA in the noise level is subjectively judged as an approximate doubling of loudness. 58 A fluctuating noise can be described statistically by the noise levels exceeded for given percentages of time during a prescribed time period. The commonly used statistical levels are L99, L90, L50, L10 and L1, for which the number in the subscript indicates the percentage of time that the given level was exceeded. The L99 and L90 are indicative of background noise in the absence of local noise events. The L50 is the median level, exceeded 50 percent of the time. The L10 is usually indicative of noise from typical traffic events. The L1 is the level exceeded one percent of the time, and is usually indicative of the highest noise levels from trucks, buses, and aircraft. Existing Conditions Calibrated noise measurements were taken at four locations in the site vicinity on April 3, 1980 between 7:45 a.m. and 9:30 a.m. and on April 10, 1980 between 1:30 p.m. and. 3:30 p.m. Refer to Figure 11 for location of sampling stations. High noise levels in the area of proposed action are due primarily to motor vehicles operating on public highways (traffic on Grady Way, Monster Road and I-405..) Other sources of noise include low-flying aircraft, lawnmowers and sounds related to the warehouse use immediately to the east of the project site. These sources are approximated by the existing noise level readings shown in Table 4. Rail activity is present just north (Burlington-Northern Railroad) of the proposal site, howewver, there was no activity by trains on the adjacent rail lines during either of the two measurement periods. Traffic sounds are classified as an "industrial" source of noise according to the coordinator of the Seattle/King County Department of Public Health Noise Abatement Program. Accordingly, maximum noise levels for traffic recorded in receiving properties developed for commercial uses which includes manufacturing park uses) should not exceed 65 decibels (dBA) under the King County Ordinance. 59 0 EMPIRE ESTATES 0,,,,,ip---„--,, ,o-44- ,.......-..,,--,„, .,\I! . e6v°% 0 6 goo ogg c 7 -+, 71-' "A ik,'. . 17 elp Z )1(i Ill‘g}f A No \ . o 4 0 b/s. 8 ` •1 �q. V \�ti e \\90 41.,. e 8° Sch s METRO -DISPOSAL_ , a m - \\ ooe L e • i-g---------------s------......___------------2c--1P------N1 1 11. NOISE MONITORING LOCATION: APPROX. SCALE =6001 EARLI NGTON PARF NORTH R,W. THORPE AND ASSOCIAT 60 • The Washington State Department of Ecology (WAC 173-60) has established maximum noise levels permissible for various areas or zones called EDNA's (Environmental Designation for Noise Abatement) which are classified by use as follows: Class A - Residential areas, where humans reside and sleep Class B - Commercial areas Class C - Industrial, storage and warehouse areas Maximum noise standards for these environments recommended by the Washington State DOE are shown below: TABLE .3 WASHINGTON STATE DOE NOISE LIMITATIONS EDNA of Noise Source EDNA of Receiving Property Class A 55 dBA* 57 dBA 60 dBA Class B 57 dBA* 60 dBA 65 dBA Class C 60 dBA* 65 dBA 70 dBA * From 10 p.m. to 7 a.m. - 10 dBA reduction for receiving property within Class A. These noise levels may be exceeded on the receiving property by 15 dBA for 1.5 minutes, 10 dBA for 5 minutes and 5 dBA for 15 minutes for any one hour', day or night. The L1 levels shown on Table 4 represent maximum noise levels recorded on the site during daytime sampling in April 1980. These levels range from 63 dBA to 78 dBA (low jet). Average noise levels (L50) within the site vicinity range from 50 dBA to 56 dBA. Under the provisions of the Renton Zoning Code , Section 4-734(K) , continuous noise levels must not exceed a maximum of 70 dBA with adjustments for types and duration of noise. 61 Although there was no rail activity adjacent to the site during the periods of noise measurement, according to a representative of the Burlington-Northern Railroad Freight Office, the warehouse uses in the area of the proposed development are served twice between 7:30 a.m. and 10:30 a.m. and twice again between 4:00 p.m. and 7:00 p.m. during weekdays. Typical noise levels for these activities for various distances from the noise source are as follows: TABLE 4 TYPICAL NOISE LEVELS (dBA) AT VARIOUS DISTANCES FROM RAILROAD ACTIVITIES Distance RAILROAD ACTIVITY 50 feet 1/2 mile (2640' ) 1 mile (5280' ) Mainline Tracks Coasting 75- 85 55-65 - Normal Pulling 89- 98 66-76 44-54 Whistle 91-120 68-92 46-70 Railyard Switch engine 61-72 46-52 - , Switching impacts 83-95 62-73 40-51 (Source: Draft EIS for Earlington Woods Planned Unit Development, City of Renton Planning Department, Renton, Washington, January 1979)• From a distance of 50 feet, a train can generate noise levels ranging from 75 dBA when coasting to 98 dBA when pulling. . When perceived from a distance of 1/2 mile, this noise level range decreases to 55 dBA to 76 dBA. By law, a train is required to activate a whistle when crossing a right-of-way or when the track is obstructed, which can momentarily increase noise levels by about 15 dBA. 62 • • • TABLE 5 EXISTING NOISE LEVELS IN DECIBELS (dBA) IN THE VICINITY OF THE PROPOSED EARLINGTON PARK DEVELOPMENT • Station Number Location L1 L10 L50 L90 Date and Time 1 Southernmost • portion of site 64 55.5 51 48.5 April 10, 1980, 3:00 p.m. • 2 West/central portion of site, about 50' east of - Springbrook Creek 63 56.5 55 51.5 April 3,1980 8:20 a.m. 3 Parking lot of • Empire Estates to • the north of site, • 150' from c.l. of Empire Way. 68 61.0 56 50.0 April 3, 1980, 9:00 a.m. 4 Northeast portion of site. 78 56.0 50 47.5 April 10, 1980, 1:30 p.m. • 1) Station 1 was a depressed area, with a difference in roadway elevation and receiving surface equal to 11 feet. 2) Stations 2, 3, and 4 had negligible barrier effects. Readings were taken by R.W. . Thorpe and Associates using Quest ANSI 21.4 (Type 2) sound level meter with. an attached wind screen. The sound level meter was calibrated with Quest 2G-2728 calibrator before and after each set of measurements. Weather was. sunny and about 48 degrees with high clouds and winds between 0-5 miles per hour. Short-term Impacts (During Construction) Construction activities will result in a considerable increase in noise levels with frequent peaks of noise, depending on the type of equipment used at any one time. According to the building schedule, construction is expected to commence in 1980 for Phase 1 and in the summer of 1982 for Phase 2. Thus, due to heavy construction equipment and power tools, which can produce noise peaks ranging from 75 dBA to 95 dBA at 50 feet, surrounding uses will be exposed to such noise increases during at least one summer season as a result of project development. • • 63 The use most impacted by this increase would be the warehousing immediately to the east of the site. The residents of Empire Estates to the north along Empire Way would be the most sensitive noise receptors. However, it is expected that the riparian forest abutting the site's northern boundary would deflect this construction noise to a large degree. Mitigating Measures (Short-term Construction for Phases 1 and 2) a. Construction equipment that will not exceed the State of . Washington maximum environmental noise standards should be employed and operated accordingly. b. Noisy operations should be scheduled so that they are not concurrent. * c. Construction equipment will be operated only between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday. d. Truck arrivals should be controlled to reduce vehicle congestion. e. Construction equipment should be placed as far from property boundaries as possible. * f. Phased development is planned which will reduce the size of increments of construction noise. g. Siting, landscaping and berming-fencing near main roads could serve to deflect noise impacts. h. Roadway improvements should be timed to alleviate congestion and reduce volumes on existing streets. Long-term Impacts (During Occupancy) The increased human activity at the site will have a commensurate' impact on local noise levels. The increase in traffic volumes will bear proportionately upon the level of noise with these noise levels increasing in the second phase due to the large trip generation of the office uses (as outlined on p. of Appendix C). Also, the increased rail activities will contribute to a higher noise level. Mitigating Measures (Long-term Occupancy) See "Vehicular Transportation Generated - Mitigating Measures" below. I 64 Unavoidable Adverse Environmental Impact Increased noise levels over the short-term due to construction activity, and over the long-term due to human activity and increased traffic and rail volumes. G. LIGHT AND GLARE Existing Conditions Because the site is presently used as a golf course, no significant light or glare is generated at the site. Impacts The proposed Earlington Park would replace natural vegetation currently existing on the site with warehouse and office uses resulting in additional sources of light. For the light and heavy warehouse uses, night security lighting of up to 1/2 foot candle will be installed. The adjacent parking lots will not be lit. The business and office uses will add interior lighting which will be visible from the exterior of the buildings. In addition, these uses will feature exterior parking lot lighting of one foot candle. These sources of light will be visible from surrounding areas but will not raise levels of light noticeably off-site. Mitigating Measures (Phases 1 and 2) a. Perimeter landscaping, fencing, and berming, especially around parking areas and road entrances, can reduce light spillage. * b. Building wash lighting is not planned. , c. Parking area lighting could be limited so that no direct light spills off-site. Unavoidable Adverse Environmental Impact Additional light and glare will . be emitted from the site to surrounding properties. 65 H. LAND USE Existing Conditions A large portion of the site is currently used as an 18-hole golf course. The general vicinity of the site is in a transitional stage in terms of land use. The surrounding area is a mixture of industrial and office uses, undeveloped areas and single family r homes. To the north •is an undeveloped area containing a 68 acre riparian forest. Approximately 40 acres within this area has been proposed to be used as a manufacturing park. Between the Renton Shopping Center and the site are a scattering of single family homes. South of the homes and east of the site is mainly warehousing and some office buildings. To the south of the site, between Grady Way and I-405 are a mixture of warehouses and single family homes. West of the site are the Metro Treatment Plant, part of the Earlington golf course, the P-1 pump station, a warehouse and a single family home. Both S.W. 7th and 10th Avenues enter the property. Powell Avenue S.W. forms the eastern boundary of the site and connects S.W. 7th and 10th Avenues. Impacts • The project will alter the current character of the site in that it will commit 109.31 acres of recreational and undeveloped, land to manufacturing park land. This project will develop a large part of the land designated for Manufacturing park use in the Renton Comprehensive Plan Map. Development of this site and adjoining properties is consistent with the Comprehensive Plan and could be expected to occur eventually (perhaps over a longer period of time) with or without construction of the proposal. The proposed development will not only change the land use within the project boundaries, but could have indirect impacts on other land uses in the general site vicinity as a result of providing better access and increasing property values of surrounding property. • 66 Project development could potentially contribute to an acceleration to higher density land uses in the study area. Also, the proposed action precluded alternative land uses for the site during the life of the buildings. Mitigating Measures None. - Unavoidable Adverse Impacts 1. Loss of the golf course. 2. Preclusion of alternative land uses for the site during the life of the buildings. I. NATURAL RESOURCES Existing Conditions The large open space suitable for a golf course is a natural resource. Impacts The proposed development will commit the majority of the existing - open space ont he site, and the land itself, to developed uses in the foreseeable future. Fossil fuels will be used by construction vehicles and equipment during construction and by vehicles traveling to and from the site after completion. Construction material used will be primarily sand, gravel, concrete, steel, copper, aluminum, lumber and glass in quantities typical for comparable building construction. Vegetation, primarily grass, shrubs and trees, is also a natural resource on the site which will be partially removed or disturbed as a result of construction. See Fauna page 57 for discussion of fisheries resources and Energy, page 92 for discussion of impacts on fuel resources. 67 Mitigating Measures None. Unavoidable Adverse Environmental Impacts 1. Consumption of building materials and energy.. 2. Conversion of open space to warehousing and commercial uses. II. ELEMENTS OF THE SOCIAL ENVIRONMENT A. POPULATION AND HOUSING Existing Conditions The Puget Sound Council of Governments (PSCOG) maintains updated projections according to activity allocation model (AAM) districts comprising one or more census tracts. Tthe proposed project area is located within Census Tract 259 which, in this case, corresponds directly with the boundaries for AAM 3800. The population projections and household data shown in Table 5 compare character- ' istics of Census Tract 259, King County and the cities of Renton and ' Tukwila. 68 TABLE 6 • POPULATION AND HOUSEHOLD CHARACTERISTICS AND TRENDS Census Tract Study Areas = 259 Renton Tukwila King County Population: 1970 306 25,828 3,509 1,156,633 1978 268 29,300 3,160 1,164,397 1980* 410 NA** NA 1,235,300 1990* 634 NA NA 1,399,700 Households: Estimated Total Housing Units- - 1978 144 11,691# 1,693# 485,651 Average House- hold Size-1978 1.89 NA NA 2.42 * Population Projections provided by PSCOG Research Analyst, Jan Pilskog. ** NA - Information is not available from either PSCOG or the Washington State Office of Financial Management. # From the Washington State Office of Financial Management, Population Enrollment and Economic Studies Division, "Population Trends, 1978." Impacts The industrial park development will not produce a significant increase in the area's population. However, it may be expected that the 3,034 new jobs created may prompt some non-local employees to relocate near the site. If so, it should cause a minimal increase in the local housing demand. Mitigating Measures None required. Unavoidable Adverse Environmental Impacts Very slight increase in population to the city over a 5 year period. 69 B. EMPLOYMENT Existing Conditions Impacts (Short-term) Construction periods are tentatively scheduled to begin during 1980 and 1982. The proposed development will generate temporary, short-term construction employment during this time, but the precise number of positions would depend upon the season, individual deadlines, and the size and number of buildings being constructed at any given time. However, it is estimated that the maximum construction personnel on the site at one time owuld number 30 to 40 and most likely be comprised of local population. The hiring of the construction work force will draw somewhat from the city's pool of unemployed; however, construction contractors typically retain a large portion of their own work force which may preclude the need to rely on such additional personnel. Mitigating Measures None. • Impacts (Long-term) The project, when fully developed, is estimated to attract a maximum of approximately 3,304 permanent employees. (Sources: Puget Sound Council of Governments, "Land Use Inventory 1961 and 1965," and verbal confirmation from Don Pethic (PSCOG) and Dave Markley (TRANSPO). Maximum employment figures will be distributed as follows: Use Employees Total Phase 1 Phase 2 Office Park 1,226 1,226 Business Park 720 496 224 Light Warehouse 445 445 Heavy Warehouse 913 486 427 3,304 1,427 1,877 70 Thus, the project will create a need for roughly 3,304 skilled and semi-skilled workers, which represent approximately 5.6% of the projected 1990 work force of Renton. Some of these positions can be expected to be filled by the unemployed Renton work force; however, the majority will be transferred from tenants' and users' alternate sites and filled by new personnel who live outside the community. It is estimated that at least 5% or 165 employees would occupy the site at any given time of the day or night. It is reasonable to assume that most of the permanent employees would_ reside within a 20 to 30 minute commute from the site, but it is difficult to specify precisely where these new residents would locate. Mitigating Measures None required. Unavoidable Adverse Environmental Impacts None. C. TRANSPORTATION/CIRCULATION 1. Vehicular Transportation Generated Existing Conditions The site is served principally by SW 7th Street and SW 10th Street; these continue east form the site but do not extend west to Monster Road. Near the site SW 7th Street is currently a 44 foot, 2-lane road (one lane in each direction) with no sidewalks between Powell and Lind Avenues SW, but is channelized to provide four lanes from Lind Avenue SW to Rainier Avenue S. SW 10th Street is a 40 foot, 2-lane road with no sidewalks. Powell and Thomas Avenues SW run north-south connecting 7th and 10th Streets and are both 40 foot, 2-lane roads with no sidewalks. Maple , Seneca and Raymond Avenues SW and SW 12th and SW 13th Streets are all 20 foot, 2-lane roads, no sidewalks and roughly paved. SW 16th Street is a 21 foot, 2-lane road with eight foot stabilized dirt shoulders. 71 Traffic control in the vicinity of the site is provided with a combination of STOP signs and traffic signals as shown in Figure 13. Currently all signalized intersections fall along primary arterials such as Rainier Avenue and Grady Way. Almost all other intersections are controlled with STOP signs, generally located to control traffic on the lower volume intersecting streets. There are several low volume intersections near the proposed development that have no STOP sign control. Existing traffic volumes on streets in the area were assembled from records compiled by the City of Renton and the State of Washington Department of Transportation and are depicted in Figure 12. All counts reflect 1978 average weekday traffic (AWDT) volumes. SW 7th Street, east of the project site, carries approximately 2,380 vehicles per day (vpd) in both directions. SW 10th Street at Lind Avenue SW carries approximately . 3000: vpd in both directions. SW Grady Way at Lind Avenue SW carries approximately 14,520 vpd in both directions, and Rainier Avenue SW at SW Grady Way carries approxi- mately 40,750 vpd in both directions. Techniques have been developed to determine what these traffic volumes mean in terms of congestion and delay. These techniques have been called Levels of Service and combine the influence of various road and traffic volume conditions. These techniques are described in the Highway Capacity Manual and Traffic Engineering Handbook, and • are referred to as Level of Service (LOS) which range from LOS A which is very good, to LOS F, which reflects a traffic flow that has deteriorated to a start-and-stop condition. In urban areas most traffic engineers design improvements to operate at LOS C, but consider LOS D acceptable during peak periods as long as these conditions do not extend longer during peak periods as long as these conditions do not extend longer than one hour. LOS E suggests that cars at signalized intersections often cannot pass through the 72 11 4 O I . 0 e Z �J� LEGEND: ,_•1 � p ���� (XXX) = PM PEAK HOUR TRAFF I C �� Co YYY = •AVERAGE WEEKDAY TRAFFIC 0 N ' • • J W VALLEY RD - eph, �No o r' O �'a 0 Z 7� m . VALLEY PWY q .... it . ..,.. .. PROJECT tP� POWELL AVE SW SITE ' i'ir O� ` a y THOMAS AVE. SW RAYMOND AVE SW N { T . w 04-„ � N ^ SENECA AVE SW o o p o _ i • LIND AVE SW w w (520) .+✓ I m - ' Now 4280 s�.al7 MAPLE AVE SW o o 01 y N NOo o o ` • �). T .r (960)V _, . �, o u► 8110 - - el NO ?. I 1 Ng I I O- F N • I N-A N� --I 5 ST (450) -1 �cn tiY Z (1060) EDWARD , 2800 ( 1600)p 13560 (1580). AVE SW E VALLEY HWY 4----0s w20.51_ •• I DIE 18500 N.. VE SW VALLEY FWY V (22 0)"�+ '' ~o ��, 'RI" A °'rn (1850) 20240 cs o • re)) o • 0 0 , 20130 o (1600) o 0 w 16800 o , FIGURE 12 The EARLIIIGTON PARK 1978 ) ( TRAFFIC VOLUMES OV J) 73 • intersections until the second time the driver sees the signal turn green. The intersection at Grady Way and Rainier Avenue S. operates at capacity (LOS E) during the peak hour and often this peak extends longer than one hour. Other intersections along Rainier Avenue also operate in the LOS D to E range. On Grady Way at Lind Avenue SW, the level of service moves up to LOS C to D. Most other intersections near the site operate at LOS B to C or better. The exceptions to this rule are those STOP sign controlled streets which intersect with Rainier Avenue S. which operate, like other intersections, at LOS D to E. I-405 in the vicinity of the project and to the north in the "S" turns operates at LOS E during morning and afternoon peak hours. While the daily volumes provide a general impression of travel patterns, it is appropriate to examine peak hour traffic conditions since this is generally the time when traffic congestion becomes most noticeable. The weekday evening peak hour from approximately 4:00 to 5:00 p.m. represents the greatest hourly volume and falls between eight and 19 percent of the average weekday traffic volume; generally 10 percent is the average. On SW 7th Street at Lind Avenue SW the two-way peak hour volume is approximately 1,150 vehicles per hour (vph). The evening peak hour volumes on Rainier Avenue SW grow from 3,200 vph at SW 7th Street to 3,840 vph at SW Grady Way, and on SW Grady Way from 1,570 vph at W. Valley Road to 1,890 vph at Lind Avenue SW. Impacts Table 7 below illustrates the phased breakdown in square footage according to type of use which was employed to calculate the daily and peak hour trips to be generated by the project. TABLE 7 DEVELOPMENT PHASING (Square Feet of Building Area) Heavy Light Business Office 74 Phase Warehousing Warehousing Park Park I 412,082 377,340 233,265 - 0 - II 362,855 - 0 - 105,200 245,286 • Total 774,937 377,340 338,465 245,286 Trip generation statistics assembled by The Institute of Transportation Engineers and The Arizona State Department of Transportation suggest vehicle trip generation rates for the land uses proposed for Earlington Park range as follows: P.M. Peak Hour Daily Trip Generation Rates Trip Generation Rates Land Use (Trips Per 1,000 Square Ft) (Trips Per 1,000 Square Ft) Range Applied Range Applied Heavy Warehousing 4-6 5 .6-1.2 .9 Light Warehousing 4-8.7 6 .7-1.3 .9 Business Park 8-12.5 10 1.0-1.5 1.3 Office Park 15-15 21 2.2-2.5 2.4 These ranges reflect the various types of business that occupy a given land use.. type. Because the exact character of the businesses that will occupy this development is not known, an average or slightly above average trip generation rate was selected by combining these nationally observed rates with observations at local develop- ments of similar character. When these rates are applied to the phased development profile in Table 7, the following daily and peak hour trips result as indicated in Table 8 below: At full development, the proposal will generate about 14,675 one-way trips per day (7,337 round trips) and about 2,065 one-way trips during the evening peak hour, the majority of which (approximately 70%) will be traveling away from the site. About 40% of the total daily and PM peak hour trips will be generated during Phase 1 of the development, with Phase 2 contributing the 75 TABLE 8 TRIP GENERATION 7` Daily and PM Peak Hour Phase Heavy Warehousing Light Warehousing Business Park Office Park Total Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour I 2060 370 2265 340 2335 305 0 0 6660 1015 II 1815 325 0 0 1050 135 5150 590 8015 1050 TOTAL 3875 695 2265 340 3385 440 5150 590 14,675 2065 m ``• LEGEND O • Gam, eliXXX - DAILY TRAFFIC VOLUME rR 1 Z0 Tr (YYY)— PM PEAK HOUR TRAFFIC VOLUME ,a Y. . ) A :_ 7x ``/ Q 1 1470 4' a (200) .A m id • ,, If �, r :d �L' M W. VALLEY RD'.: k•. c z • . In CI • .- 0 5865 cn 740 o� (820) m (105) `` ►° o0 J VALLEY PWY 5135 o 1:41 i (725) ::.• PROJECT POWELL AVE.. SITE N •• O O , • 2•. T}i0MA5 AVE."RAYMOND AVE SW �, N O i SENECA AVE SW • 740 • N0 - • . < (10 5) .�1� ° p LIND AVE SW ,. 2200 (310) K. MAPLE AVE SW• N 0 , r 1O -: •lp N ----— --- - o+ i- I - . A . _. S, ���i1� AVE SW. Et ' r • E VALLEY HWY � HARDIE 69�01 J� S� • .,,.. .„,,. . - • . . . ,., ... 47,--;__ ,.. - .-- •,.-- • , -,74 . 0 1,.. VALLEY FWY :t µP1 �41g1lii ai�� -010S� • to . _.. • ate os • Wit. " - 'I 44\ (...Figure 13 ��,'� • • EARLINGTON PARK TRAIN i EARLINGT0N PARK TRIP ASSIGNMENT C . ....1 - ...... •... ,)''' . 1 1 • 77 • remaining 60%. These figures reflect weekday conditions and include all vehicle trips associated with the development: employee, service and support services and truck pick-up and delivery. It is estimated that most weekend vehicle activity would be associated with the office and business park, and it would total about 10% of the average weekday volume. Weekend truck activity would be limited to about 5% of the average weekday truck volumes due to the overtime labor costs associated with driver and warehousemen, which would render normal truck transfer operations uneconomical. Thus, any weekend truck activity would result in from an inter- city/interstate delivery that was off schedule and thus arrived early or late. It is assumed that most local truck activity would be ' concentrated during the week. There are three primary components of the traffic volumes to and from this site and their trip destinations will dictate the travel distribution. First, are the employees who will generally travel from their homes to work in the morning and the reverse trip in the evening. Some may make midday trips during their lunch breaks to eat or run errands. Second will be the truck traffic which starts early in the day, continues throughout the midday and normally is shut down before the evening rush hour starts. The third component includes general business trips (i.e. , mail delivery, package delivery, visitors, etc.). The peak hour volumes will be dominated by employee trips and tempered by some truck and general business traffic. It must be recognized that the peak traffic period starts about 3:00 p.m. and on some days, volumes do not diminish until 6:00 p.m. or later. This three hour peak period is familiar to Renton residents due to the two long-time major employers (Boeing and Paccar). It is expected, however, that Earlington Park will impact areaa circulation during the 4:15 to 5:15 p.m. hour. While there may be more truck traffic earlier in the peak period (e.g. , 3:00 to 1+:00 p.m.) , the majority of 78 Tm trucks will be traveling in the opposite direction to the outbound exodus from Boeing and Paccar. Midday travel will likely be dominated by truck traffic, moderated by general business and employee trips. Accordingly, the daily trip distribution will be oriented more to business and commercial centers while the peak hour distribution will be oriented more to residential neighborhood locations. Depending on the types of businesses that occupy the spaces, it is unlikely that there will, be a noticeable amount of traffic during. evening hours. The potential exception would be the heavy warehousing where there might be a swing or graveyard shift to unload the rail cars which are brought in during the evening. There m ay also be some night shift work associated with loading trucks in an . attempt to get a pre-morning hour start on a delivery route.: The trip assignment is heavily dependent on the street network. As such there are several key roadway links implied to exist on the site plan, but - which are not yet constructed. The first. of .these, is. . Powell Avenue S.W. from .S.W. 10th Street to S.W. Grady Way and the second is the Valley Parkway west of the site. Without the Powell Avenue S.W. connection, most traffic would have to enter using S.W. 7th Street off of Rainier Avenue S. Some traffic would travel via. Lind Avenue S.W. and another segment would travel north to and from . - Sunset Blvd. via Edwards Street. This would serve to aggravate an already congested condition along Rainier Avenue S. Therefore, it is. recommended that Powell Avenue S.W. be extended from S.W. 10th Street to S.W. Grady Way before the first phase of the development is occupied. The Valley Parkway is a key link for both internal circulation and external access and egress. It would be difficult to develop the second phase of heavy warehousing and light warehousing or the office park if a circulation road along the west edge of the development were not established. Refer to Figure 13 .for the daily and p.m. peak hour travel assignment for the completed project 79 . showing travel patterns with the Valley Parkway connection to the south. The impacts associated with added traffic volumes will be increased delay and congestion along all major roads in the area. A portion of the future traffic volumes will be attributed to the general traffic increases generated by area-wide growth. It is unlikely, however, that the increase• generated by Earlington Park will be perceived by the average driver since traffic conditions in many locations already operate at LOS D-E. This is because the level of congestion (physical restriction) at LOS D in urban areas is interpreted by drivers as the inability to travel as fast as they might like. The general impact will be to lengthen the peak period rather than make congestion worse. This phenomenon can be observed on I-405 where the peak period now exists for 1-1/2 to 2 hours. During the midday, the increased truck traffic will reduce the efficiency at most key intersections including Lind Avenue S.W./S.W. • Grady Way, S.W. 7th Street/Rainier Avenue S. , S.W. Grady Way/Rainier Avenue S., and S.W. Grady Way/Interurban Blvd. The Impact of this additional truck traffic will also be noticed at the I-405 on ramps. When Longacres is operating, there will also be conflicts between the afternoon peak hour traffic exiting Earlington Park and inbound Longacres traffic. Mitigating Measures * a. Powell Street be extended to connect SW 10th Street to Grady Way. (Phase 1) b. All intersections be designed with a full 4 lanes (2 lanes in each direction) to provide sufficient room for large trucks to turn without crossing over into the opposite flow of traffic. (Phases 1 and 2) c. S.W. 7th Street and Powell Avenue S.W. should be channelized to provide four traffic lanes (two lanes in each direction) on a curb to curb street with a minimum width of 44' . (Phase 1) 80 • • r` . ( :' 1141 O _1: 150 C.a Jev :;• 154 (\\ . . X. P �: 157Ca LEGEhD: na TRAFFIC SIGNALSTUP SIGN150 %• TRANSIT ROUTES• 157 . XXX;ROUTE NUMBER ,6 AntIliNi.; ` 154 l-`l tf+� W. VALLEY RD z . , o Nr` VALLEY PWY '•:�. PROJECT • :t• '� _. POWELL AVE S SITE a ' THOMAS AVE. ST: RAYMOND AVE SW z. . s • SENECA AVE SW *11010‘-'' < ' Il 61 7 6- LIND AVE SW • cn • 141 MAPLE AVE SW' ` ::': N• �' 150EX N • in ; �157 155 A O —I N t �0,,� `�}h AVE SW I .1 � E VA LEY HWY `• •RDIE 5\11 :.r ............................ •....... .1�1S ",.• 155 - VALLEY FWY •" ,� �t & 156 • .. -141 150EX 156 ;- ••' 240 240 340 1155 •• l 340 e r: J FIGURE . 14 EARLIRGTON PARK TRAFFIC CONTROL DEVICES i AND TRANSIT ROUTES ,�;, •.;��, (EXISTING) !E's • 81 . . d. There should be only three access points to the proposed Valley Parkway (S.W. 7th Street, access to the heavy warehousing, and access to the office/business park). (Phase 2) e. Phase II development should not be developed until a road (Valley Parkkway or a two-lane road) can be constructed along the west side of the project. Any construction should be designed to serve as the first stage of Valley Parkway construction (i.e. , it should not have to be replaced when the Valley Parkway is constructed). (Phase 2) f. All cul-de-sacs within the project should be designed with a minimum outside radius of 50 feet. (Phase 1) g. All streets internal to the development should be a minimum of 34 feet with curbs and gutters. (Phases 1 and 2) h. All driveways should be 34 feet wide with .a 25 foot radius so trucks do not have to cross over into adjacent or opposing traffic lanes. (Phases 1 and 2) i. A11 curb radii at street intersections should be 25 feet minimum. (Phases 1 and 2) j. The Powell Avenue SW/Grady Way intersection should be signalized at the time the intersection is constructed. (Phase 1) k. The Powell Avenue SW/Grady Way intersection should be channelized with a westbound right turn lane and an eastbound left turn storage lane when Grady Way is widened to four lanes. (Phases 1 and 2) Unavoidable Adverse Environmental Impacts Traffic impacts will be increased by 14,695 vehicle trips per day and 2,065 vehicles during the evening peak hour. 2. Parking Facilities Existing Conditions Some parking does occur on the street network of the proposed site. 82 Impacts This parking space will be displaced by the proposed action, as it restricts movement of larger trucks. Mitigating Measures (Phases 1 and 2) a. Provide sufficient space in loading areas to allow large semi- trailer trucks to manuever, i.e., 100 feet from edge of the loading dock to curb. An alternative would be to provide space for parking and/or loading inside the building. b. All loading, handling and manuevering areas shall be separated from the street and sidewalk by some type of raised barrier or landscaping so the street is not used for manuevering trucks. c. "No Parking" signs should be posted along all roads in the development as well as along existing portions of S.W. 7th Street and Powell Avenue S.W. and S.W. 10th Street. Unavoidable Adverse Environmental Impacts None. 3. Transportation Systems (See Figure 13) Existing Conditions There are eight Metro routes which provide transit service to this • area, routes 141, 150, 154, 155, 156, 157, 240, and 340. Routes 141, 154, '157, 240, and 340 travel east and westbound along SW Grady Way. Routes 155 and 156 travel northbound/southbound along Rainier Avenue S. and Route 150 travels northwest and southeast along Interurban Avenue. These routes are shown on Figure 14. Employees of and visitors to this site would have to walk about four blocks between the nearest bus stop and their places of business. Routes 141, 154, 156, 157, and 340 all operate during morning and evening peak hours approximately every 20 to 30 minutes. Route 150 runs approximately every 30 minutes southbound/northbound along I-5 to/from downtown Seattle, Tukwila, Kent and Auburn all day. Route 155 runs approxi- 83 • CA ' Z J4 Z Q' 3 21 m �m I . . m k LEGEND: XX AVERAGE ANNUA m ACCIDENTS OPP Vx r W. VALLEY RD m 2 ., —1 - 7 O Z • _ ' •', ik. w • VALLEY PWY • V•;1 V; . PROJECT POWELL AVE SW SITE • RAYMOND AVE SW o�. t ti, THOMAS AVE. SW to ...> 0 „,. le . i SENECA AVE SW • s� < 6 W N 0 TI . • LIND AVE SW MAPLE AVE SW Y r • a .'r W= N� _ -� r —1 N �p�t1PP� O AVE E VALLEY HWY ���, HARDIE E 0-- .33' p,•l .„ 1'T �7IALLEY FWY 'iF 6 Z . op 1 , -0 • 44410 • fl CEARLINGTOI1 PAR K FIGURE )-5 e AVERAGE ANNUAL ACCIDENTS . ) ( S 1976 - 1978 � ��J'"` 2) 84 mately every 60 minutes from Southcenter all day. Route 240 runs approximately every 40 minutes north/southbound along I-405 to/from Bothell, Kenmore, Juanita, Kirkland, Clyde Hill, Bellevue, Newport Hills, Southcenter, Sea-Tac Airport, and Burien during peak hours and every hour during non-peak hours. Impacts It is not anticipated that many prospective employees will utilize . the transit system for transit routes operate only at the periphery of the site. - Mitigating Measures Work with Metro Transit to determine if an existing transit route could be shifted or a new route could be established to run through the proposed site (e.g. , Route 155). . Unavoidable Adverse Environmental Impacts None. 4. Movement and/or Circulation of People and Goods Existing Conditions Although no accurate counts of pedestrian and bicycle volumes in the vicinity are available, observations during various times of the day demonstrate that there is very little activity near the project site. Most of the pedestrians and bicyclists are in parking lots in the various retail stores, banks, and office buildings east of the site. One logical explanation for the lack of pedestrian activity .is the lack of sidewalks through the area. Impacts There was no reason to assume anyone would make trips by bicycle or by walking. These assumptions tend to make vehicle volumes high since they do not account for anyone walking, riding bikes, using transit, and as such reflect a "worst case" condition. Thus, should employees use these alternate modes of travel, the resulting traffic volumes would be less than shown in this report. 85 • Mitigating Measures Pathways or walkways parallel to all major roads should be provided (i.e. , 7th and Powell) . Unavoidable Adverse Environmental Impacts None. • 5. Waterborne, Rail or. Air Traffic Existing Conditions Generally railroad movements are limited in this area . since the exchange of boxcars serving the heavy warehousing is normally made during the evening. Trains are constructed in the switching yard and then are dropped off at their respective destinations in the indusstrial park in time for night or early morning unloading; then the railroad freight can be organized on shipping platforms for distribution by trucks the next day. Impacts .Without an exact knowledge of the tenants planning to occupy the heavy warehousing, it is difficult ,to estimate the number of trains . or boxcars that would be generated by this development. In the very worst case, there would likely be one train per day that at maximum would be 20. to 30 cars long. More likely, there will be one train movement in and one movement out each day, but the number of cars are likely to be limited to about 5-10 cars per train. . Currently as many as 20 to 30 trains per day pass through the Renton/- Kent Valley. Substantial growth in this volume is anticipated with the rapid development of rail-served warehousing in Auburn and Kent. The additional demand generated by Earlington Park will be a • relatively small portion of this growth over the next 5 years, i.e. , likely less than 5 percent. Accordingly, the demand does not appear large enough to generate one more train movement each day but will, rather, in conjunction with other warehouse development, generate more train movements. • 86 As noted above, most train movements of this type are scheduled during the late evening and early morning. Consequently, the potential for conflicts where the railroad crosses the road system is minimal because the traffic volume at this time of the day is negligible (less than 1 percent of the daily volume). Nonetheless, these railroad crossings should be properly signed and signalized. • All railroads and spurs will be constructed in advance of occupancy of the heavy warehousing. Present plans call for heavy and some light warehousing to be served by rail. Mitigating Measures None. Unavoidable Adverse Environmental Impacts None. - • 6. Traffic Hazards Existing Conditions Traffic accident statistics were assembled from the records of the Renton Engineering Department and from Washington State Department of Transportation for a period covering 1976 through 1978 and these are summarized in Figure 15. The maximum number of accidents occurred at the intersection of Valley Fwy. and I-405 with a total of 167 accidents occurring in three years. SR-504 at Interurban Avenue is next highest with a total of 130 accidents in three years, and Rainier Avenue S. and SW Grady Way with 65 accidents in three years. These statistics should to some degree be expected since the accidents fall at intersections of some of the more heavily travelled roads in the area. The problems along I-405 are due partially to the high volumes, but also to the multiple weaving movements and short weaving distances that exist. 87 Impacts There do not appear to be any unusual safety hazards associated with the design or siting of the Earlington Park, and consequently the development is not expected to measurably increase the safety hazard potential on surrounding streets. Traffic accidents in the vicinity may be expected to increase in some proportion to the increase in i traffic volumes on streets surrounding the proposed development. Based on the current state-of-the-art in transportation engineering, however, it is extremely difficult to estimate how large this increase may be. Assuming accident rates in the vicinity remain at existing levels, the increased traffic due to Earlington Park may result in an average of up to five additional accidents each year on streets surrounding the site. This may reflect a slightly higher than normal increase in the accident rate due to the higher than average proportion of trucks in the traffic stream. Mitigating Measures a. The potential for accidents at railroad crossings should be reduced because of the City's signing and street-marking program at railroad crossings. As noted above, the train volumes in this area are relatively small and schedules do not coincide with normal peak hour traffic flow periods. b. Also refer to the discussion of "Vehicular Transportation Generated - Mitigating Measures,",,pp. 80 and 82. Unavoidable Adverse Environmental Impacts D. PUBLIC SERVICES 1. Fire Services Existing Conditions Fire protection to the proposed development will be provided by the Renton Fire Department. A11 calls to the site will be handled from the main station located at 235 Mill Avenue South. 88 The station has a full component of pumpers, ladder trucks and aid vehicles, with full time personnel on duty 24 hours a day. The maximum emergency response time would be 4 minutes. Fire flow at the site is approximately five thousand (5,000) gallons per minute. Emergency medical aid will be provided by an aid car and two personnel from Station 11 with an average 4 minute response time. r (Source: Letter written November 6, 1979 by E.V. Wooton Jr., Fire Inspector for the City of Renton, see Appendix D). Impact According to a representative of the Renton Fire Department, the. - project will substantially impact the service capabilities of the fire department to an extent that may require the construction of a new fire station in the site vicinity. Refer to Appendix D for a discussion of the six factors that would contribute to such an impact. (Source: Written correspondence from Jim Matthew, Fire Marshall, City of Renton, April 28, 1980. ) Mitigating Measures (Phases 1 and 2) a. The Fire Department should be notified in advance of any extended street blockage. b. Sprinkler systems installed in buildings will reduce the amount of fire flow required; water storage tanks for the sytems could be located in the buildings. c. Select building materials that would reduce combustability. Unavoidable Adverse Environmental Impacts Increased demand for fire service. 2. Police Services Existing Conditions f, Police protection would be provided by the City of Renton Police Department. The ratio of police personnel to citizens is 1.7 per 1,000 inhabitants which is below the national average of 2.3 officers per 1,000 persons. Response is from vehicle patrols or from the , I I 89 1 1 central station at the Municipal Building. The maximum emergency response time to the proposed site would be 3 minutes. (Source: Letter written November 12, 1979 by Hugh R. , Darby, Chief of Police for the City of Renton. See Appendix D). I/ Impacts Police service to the site would dictate an overall minimal decrease in service to the rest of the city. The Police Chief indicates that ' the Police Department will be able to provide adequate service to the proposed development. Ultimately, this development, couplled with other proposed developments , will necessitate hiring additional personnel. Mitigating Measures (Phases 1 and 2) a. Internal security systems and sodium ,vapor lighting installed at 11 appropriate strategic locations will augment police protection. * b. Phasing development will allow police to absorb demand over a Iperiod of years. * c. Tax revenues from the proposed development will help offset the cost of additional service. • Unavoidable Adverse Environmental Impacts Increased demand for police service. 3. Hospital Facilities Existing Conditions The closest hospital serving the proposed development would be the Valley General Hospital which is located 2 1/2 miles south of the 11 site. The hospital at present has 254+ beds. Although the hospital presently operates at a 76 percent annual capacity, it often operates at 90 to 100 percent capacity on weekdays. Optimum use of the hospital facilities has been determined to be operable at 80 percent of capacity. I I 90 • The hospital has a current facility expansion plan which is scheduled for construction beginning in 1980 and operation in 1982. The new facilities would add: 1) a day surgery unit, 2) pediatric beds, and 3) a psychiatric unit. These new facilities would increase the beds available for acute care from the present 254 beds to over 300 beds in addition to providing a variety of new services. The hospital staff, which is adequate now, will be increased as needed. Final plans for this expansion are presently in review and may change depending on approvals by funding agencies. (Source: DEIS for Earlington Woods Planned Unit Development, City of Renton Planning Department, Renton, Washington 1979). Impacts Impacts on the Valley General Hospital cannot be quantified at this time. Although it is possible that industrial accidents will occur on the site, the proposed development is not expected to signifi- cantly affect useage of the hospital. Mitigating Measures (Phases 1 and 2) Provide on-site first-aid facilities at major buildings on the site. Unavoidable Adverse Environmental Impacts Slight increased demand for hospital service. 4. Parks and Recreation Existing Conditions In 1978, 35,043 individually paid rounds of golf were played at Earlington Golf Course. In addition, it is estimated that its 200 annual members played between 20,000 and 30,000 rounds of golf on the 18 hole golf course. A long distance riverside trail has been proposed extending from Auburn to Fort Dent Park, east along the old Black River channel to the trails along the proposed Eastside Project flood channel (P-1 Channel). 91 Impacts The project would further reduce an already decreasing number of golf courses in the vicinity of the site. Foster Golf Links on 13500 Interurban South, Maplewood Golf and Country Club, Inc. on Maple Valley Highway and Colony Park Golf Course on Kent-Des Moines Road will accommodate most of the displaced users from Earlington Golf Course. Private golf courses including Fairwood Golf and Country Club on 140th S.E. and Meridian Valley Country Club on 136th S.E. , will also experience a slight increase in use. • Discussions with representatives of the public golf courses in the area indicate that they are not used to capacity readily absorb the additional demand. However, because the existing golf course is flatter than alternative sites, it is more desirable for use by senior citizens. ' The proposal would expedite construction of a portion of a riverside trail system by providing a trail along the perimeter of the site to be constructed concurrently with phasing of adjacent area. Mitigating Measures None. Unavoidable Adverse Environmental Impacts Ultimate removal of an 18 hole golf course. E. ENERGY Existing Conditions Puget Sound Power and Light Company would provide electrical energy to the proposed development. The Earlington Substation across I-405 from the project distributes 12,470 volts. Underground lines exist along S.W. 7th and 10th Avenues and along Powell Avenue S.W. (Source: Puget Sound Power and Light Company, telephone conversations with Mr. Don Rushing, November 26, 1979 and December 5, 1979). 92 • • The Washington Natural Gas Company would provide natural gas service to the development should the developer opt for the energy source in the future. At present, the site is served by a 4 inch line which runs into a site from S.W. 7th Street. A 2 inch line extends along Powell Avenue S.W. between S.W. 7th and 10th Streets, a 20 inch main along S.W. 10th Street. (Source: Washington Natural Gas Company, telephone conversation with Mr. Bill Fry, November 19, 1979). Impacts During construction significant amounts of electrical energy will be necessary, estimated to equal approximately 81,000 BTU's per one dollar of construction cost (Department of Energy 1978). When site plan details are more clearly defined by the future tenants, an estimated energy consumption figure for construction can be calculated. Puget Sound Power and Light Company will require a 15 foot easement on all road frontage property lines. Mitigating Measures (Phases 1 and 2) a. Utilize insulation in roof, walls, flooring and glass. b. Perform an energy analysis of building design, elements to reduce • long-term demand. Unavoidable Adverse Environmental Impacts Increased demand for electrical energy and perhaps natural gas. F. UTILITIES 1. Communications Existing Conditions The proposed development is within the service area of Pacific Northwest Bell Telephone Company. To accommodate future: service demands of the Renton area, PNB is building a new facility which is slated for completion in late 1981. 93 • Impacts The projected warehouse and business park uses to be constructed during Phase 1 of the project, and scheduled for completion in late 1981, will be adequately served by existing communication facilities. The second phase of construction will include heavy warehousing, business park and office uses. According to a representative of PNB, office uses would place the greatest potential demand on communi- cation facilities in the area. However, she indicated that the new PNB facility will be in operation prior to completion of the office buildings in 1984. Therefore, it was confirmed that sufficient facilities will be available to adequately serve the proposed Earlington Park development. (Telephone conversation with Ms. Dorothy Manahan, PNB Renton Office, April 8, 1980). The installation of communication facilities would be supervised by Pacific Northwest Bell, Renton office and coordinated with Puget.. Power's installation of electrical sesrvice. The Renton central office would be responsible for administrative services and installation of telephones in individual offices. Mitigating Measures (Phases 1 and 2) a. Installation of telephone lines will be coordinated with installation of electrical lines. b. All utility services will be installed underground. Unavoidable Adverse Environmental Impacts None. 2. Water Supply Existing Conditions The proposed development is within the jurisdiction of the City of Renton Public Works Department. A 12-inch main runs along S.W. 7th Avenue through the site. In addition, a 12-inch line runs along Powell Avenue S.W. connecting the lines in S.W. 7th and 10th Avenues. 94 I-_ ', • Fire flow is as follows: 6,200 gallons per minute (gpm) near Thomas and 7th and 4+,198 gpm at Monster Road and S.W. 7th Avenue if extended. Fire hydrants are . connected to the water lines along Powell Avenue. (Source: City of Renton Public Works Department, Ron ' Olson, October 30, 1979). Water service will be per City of Renton standards. Impacts • The development will result in increased water demand and according— to a representative of the Renton Department of Public Works Engineering Division, water lines will need to be extended in the' proposed plat. When consideration of the preliminary plat is initiated, a computer analysis will be required to assess the impact of the development on water pressure and availability, to allow the Department to plan the overall design of the water, line system. (Mr.• Richard Houghton; Engineering Division, Renton Public Works Department, telephone conversation, April 22, 1980). Mitigating Measures • None. Unavoidable Adverse Environmental Impacts Increased demand on'water supply. 3. Sewers . Existing Conditions The City of Renton is the implementing agency for sewer service in the area of the proposed development. A 10 inch sewer line extends from S.W. 7th Avenue along Powell Avenue S.W. into the Metro Gravity line, which extends. along S.W. 10th Street and terminates at Metro's Renton Sewage Treatment Plant. . Impacts Development will create additional sewage flows. When site plan details are more clearly defined by the future tenants, an estimated 95 sewage facility demand will be calculated and impacts will be assessed. Mitigating Measures None. Unavoidable Adverse Environmental Impacts Increased sewage flows. • 4. Stormwater (See Surface Water Quantity/Floods) Existing Conditions An 80-inch stormwater drainage pipe extends along S.W. 7th Avenue and is open ended one-half of the way into the site, emptying into the old Black River Channel. An 18-inch line runs along Powell Avenue S.W. and empties into a 36. inch line along S.W. 10th Street. This line empties into Springbrook Creek. Impacts The proposed stormwater drainage system for the site is designed for no detention capacity and will be able to carry off a 25 year. frequency storm. The system will utilize existing facilities. Additional drainage facilities will supplement existing facilities. Total volume of runoff will increase due to greater impervious surface. Further studies will be conducted by the sponsor as the drainage plan is refined to determine if problems exist in the capacity of existing drainage facilities. Mitigating Measures (Phases 1 and 2) a. Expansion of the existing drainage system will be coordinated and approved by the Renton Public Works Department. b. See measurements for mitigating construction period impacts on Surface Water Quantity/Quality, p. . 96 Unavoidable Adverse Environmental Impacts None. 5. Solid Waste Existing Conditions The industrial area adjoining the subject site is currently served by General Disposal Company. Dumpsters will be required and can be rented from General Disposal, available in 1 to -40 yard sizes. The solid waste is taken to the Renton Transfer' Station on N.E. 4th Street and weighed, and ultimately to the Cedar Hills Landfill off on Maple Valley Highway for disposal. Impact The proposed development will increase demand for solid waste collection, which can be adequately provided by General Disposal Company. The landfill has the capacity to absorb the increased demand. (Source: Telephone conversation with Debra Albiso, King County Solid Waste Division, 12/18/80). Mitigating Measures • None. Unavoidable Adverse Environmental Impacts None. G. AESTHETICS Existing Conditions The site, located at the southern base of Earlington Hill, is currently used as a golf course with some open undeveloped fields. Springbrook Creek flows along the western boundary of the site while a riparian forest lies along the northern border of the site. Industrial properties lie to the east of the site and Grady Way is visible to the south. Most views on the site are directed along the fairways into stands of trees. 97 Impacts Development of the site will convert a public golf course into a manufacturing park with warehouses and office buildings becoming the major focal points, which creates a fairly significant, but localized aesthetic impact. The development will be visible from an apartment complex north of the site, Earlington Industrial Park to the east and from Grady Way south of the property. The residential views of the site from Renton Hills (about 1/2 mile to the northeast) and Talbot Hills (about 1/2 mile to the southeast) of the site are largely screened by intervening vegetation and the warehouses situated immediately east of the project site. These factors, coupled with the distance of the residences from the site, would indicate that view impacts would be noticeable, but not • significant. The southern most portion fo the project site is visible from the segment of Sunset Boulevard parallelling the northern property line. This view is impeded by the dense riparian forest consisting of deciduous trees which cause view impacts. to be more noticeable during the winter. However, the boulevard lacks sidewalks, thus inhibiting pedestrian activity, nor is the view readily accessible to drivers of vehicles on Sunset Boulevard. Therefore, the view impacts as a result of the proposed development will be relatively slight. Mitigating Measures (Phases 1 and 2) a. Site design techniques and landscape development will be used in the proposed development to reduce the effect of bulk and mass in the buildings. * b. Natural landscaped open spaces are incorporated in the development. Unavoidable Adverse Environmental Impacts Visual appearance of the site will be altered. 98 H. Historical/Archaeological Existing Conditions (See Appendix E. ) A cultural resources inventory has been conducted on the property by _- personnel of the Office of Public Archaeology of the University of Washington. This research consisted of coring the entire property at intervals of 50 meters, and excavation of test pits in two areas that showed potential of prehistoric archaeological sites. e. This research resulted in the discovery of one- archaeological site at the extreme northeast corner of the property measuring approximately 20 by 35 meters, and buried up to 156 cm beneath the surface. The site consists of a dense deposit of charcoal, fire broken rock, charred bone and chipped bone artifacts. Projectile points found in the cultural stratum are small, corner-notched and stemmed forms, dating from 200 to as much as 1,000 years before present. The cultural site is 'considered to predate the Sba'badid site, located .75 kilometers upstream, the two parts of which are estimated to date to 1800-1830 and 1865. The Earlington Golf Course , which presently occupies the site, initially began operation in 1894 and is the oldest golf course in the Northwest. (Telephone conversation with Marty O'Brien, Assistant (� Pro at Earlington Golf Course; July 8, 1980). Impacts The project developers are funding the excavation of the northeast portion of the site, which is" being conducted from May through August, 1980. This process will include data recovery through excavation, data analysis, and report preparation. Also, the Earlington Golf Course will be removed. Mitigating Measures (Phase 1) * That portion of the site which has been determined to have archaeological significance will be retained as open space until excavation can be completed. 99 Unavoidable Adverse Environmental Impacts Removal of the Earlington Golf Course and an archaeological site. I. Economics Existing Conditions The site of the proposed action is located within the Seattle metropolitan area which is currently experiencing substantial economic growth. The lower Green-Duwamish River Valley is evolving as an industrial-distribution center and has long served as a transportation corridor. In March 1979, Coldwell-Banker Commercial Brokerage Company estimated the industrial vacancy rate for the Seattle area, which includes the tacoma and Everett markets. It has been assumed that Renton's industrial vacancy rate reflects those of Seattle, Tacoma and Everett. Between June 1977 and March 1979 the vacancy rate for the nation declined from 4.2 percent to 2.7 percent. For the same time period the Seattle area's rate declined from 0.8 percent to virtually 0.0 percent. Impacts • The project would create construction employment in the area over 5-6 years, although not necessarily affecting the local labor market as discussed on page 70 . Demand for vacant industrial buildings may be eased by supplying a new industrial park. An increase in tax revenues from the site property will be generated. Mitigating Measures None. Unavoidable Adverse Environmental Impacts None. • 100 • SECTION FOUR UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS I. The Physical Environment A. Earth 1.. Changes in the contours of the site, including excavation depths of a maximum of 10 feet for utilities . 2. Addition of approximately ?27,000 cubic yards of fill over native soils. B. Air 1. Increased air pollution from automobile emissions. 2. Increased particulate levels due to construction activity and additional traffic volumes. 3. Short-term odors during construction activities. C. Water 1. Increased surface runoff from the site which may contain an increased level of urban pollutants. 2. Potential alteration of ground water movement, quantity and quality on the site. 3. Relocation of portion of Springbrook Creek. D. Flora 1. Reduction of much of the natural vegetation on the site. E. Fauna 1. A reduction in the ability of the site to serve as habitat for wildlife; reduction in number and diversity of wildlife. F. Noise 1. Increased noise levels over the short-term due to construction activity. 2. Increased noise levels over the long-term due to human activity and increased traffic and rail volumes. 101 G. Light and Glare 1. Additional light and glare will be emitted from the site to surrounding properties. --. H. Land Use • 1. Loss of golf course. 2. Preclusion of alternative land uses for the site during the life of the project. . I. Natural Resources . 1. Consumption of building materials and energy. 2. Conversion of open space to warehousing and commercial uses. II. The Human Environment A. Population and Housing • 1. Very slight increase in population to the city over a 5 year period. B. Employment 1. None. C. Transportation/Circulation 1. Traffic impacts will be increased by 11 ,675 vehicle trips per day and 2,065 vehicles during the evening peak hour as a result of project development over a 5 year period. D. Public Services and Utilities ' 1. Increased demand for all public utilities and public services. Cumulatively, with other developments in the valley, utilities and services will eventually need to be increased. E. Aesthetics 1. Visual appearance of the site will be altered. F. Archaeological/Historical 1. Removal of the h}z.rlington Golf Course and an archaeological site. G. Economics 1. None. • 102 • • SECTION FIVE IMPACTS DETERMINED NOT TO BE ADVERSE - Pedestrian walkway and bikeway systems, separated from auto traffic, will be provided on the perimeter of the site. - The demand for industrial and related office space served by railroad and accessible to major arterials (I-405, I-5) will be eased. - Increase in employment opportunities. - An industrial land use in accordance with the City's goals and policies in the Comprehensive Plan will be established. - The City of Renton's tax base will be increased. • 103 SECTION SIX SHORT-TERM USES VS. LONG-TERM PRODUCTIVITY This section addresses (1) the trade-offs between short-term gains and long-term environmental losses, (2) the benefits and disadvantages of delaying development approval, and (3) future options that might be foreclosed by implementing the project. Project approval would commit the site to manufacturing park use for at least 50 years, although the structures and foundations would endure for a considerably longer period of time. Approximately 3.3 million square feet of office and warehouse space would be added to the site. Implementation of the project, therefore, would represent a trade-off between intensive urban development and continuation of the existing golf course and open space. Realization of the project would result in economic benefits to private investors as well as increased employment opportunities and tax base. An increment of the regional demand for rail-served warehousing and business/office park space would be satisfied. A warehousing/business/office complex would be provided in the City of Renton adjacent to established industrial areas. These benefits are balanced against the permanent loss of a recreational facility and 100 acres of open space. In addition, long-term modification of soils, hydrologic patterns and natural vegetation would occur. Benefits of deferring development or reserving areas for future options would include: no immediate increase in local traffic volumes, noise levels, light and air pollution levels; the retention of existing vegetation and soils° pre- servation of habitat areas; and interim retention of a recreation facility. Additional advantages might accrue from deferring development. The issue of S.C.S. P-1 channel and detention basin location and spoils disposal areas might be resolved given more planning time. The questions of Valley Parkway alignment, improvements to Grady Way and adequate fire protection for industrial development in the Green River Valley could be answered prior to development, thereby avoiding future problems. Finally, delaying current development might allow the proposal of a project that would be more compatible with retaining a portion of the golf course/open space or that would otherwise result in fewer environmental impacts. 104 On the other hand, deferring development would present some disadvantages. Development at some future time would face increased costs because of inflation and the potential scarcity and increasing costs of building materials. Demand for rail-served warehousing and for office space would not be met. Development in other areas of the region less suitable for industry might result. Further, deferral of the project would not necessarily eliminate or alleviate the level of environmental impacts associated with this project. Implementation of the project would preclude the exercise of future options for the site. These include: (a) the permanent preservation of the golf course by the City or private investors; (b) preservation of a major open space in response to future demand for urban greenbelts; (c) a modified proposal that would retain a portion of the golf course/open space or that would present fewer environmental impacts; (d) a development proposal with a different mix of uses in response to future changes in industrial and commercial demand. 104a SECTION SEVEN IRREVERSIBLE AND IRRETRIEVABLE RESOURCE COMMITMENTS Implementation of the proposed project will convert the Earlington Golf Course to a warehousing/business/office park. Although construction could be planned so as to gradually phase out operation of the golf course, the ultimate result. of development will be the irreversible and irretrievable loss of the recreation and open space resources. Approximately 100 acres of open space will be convertec to urban uses. Native soils and natural vegetation of the site will also be committed to urban development. The use of various construction and building materials required for development of the proposed project can be considered an irreversible commitment of these materials, as well as the energy utilized in providing them. Development of the subject site by the proposed project will require commit- ment of human resources. Labor and services required of persons in the construc- t tion operation, and maintenance of the project facilities are considered an irretrievable commitment of human resources. Additionally, the municipal and public services required to maintain the project will require a commitment of the associated human resources to this area rather than others. The proposed project will require a long-term commitment of energy resources, and solid waste facilities. All electrical power and water expended and the waste treatment and solid waste facilities utilized during construction, operation, and maintenance of the proposed project are considered irreversible and irretrievable commitments. The capital expenditures necessary for construction will require a substantial monetary commitment.. However, monies committed to the development should be retrievable over the life time of the project, through the operation of the project facilities. Difficulty of retrieving a portion of building materials at the end of the pro- ject's life is dependent on the building design. Glass and aluminum windows could be recovered. If bricks are used in construction, they could be re-used. 105 The form in which other materials will be used is not generally renuseable at the end of the project's useful life. The commitment of utilities and services to the subject site could be utilized at the end of the project's useful life. The phasing of the development will facilitate a longer decision-making period that will allow further evaluation of the commitment of portions of the land, capital, and natural resources required by the project. 105a SECTION EIGHT MITIGATING MEASURES * Those mitigations which are presently scheduled to be implemented by the developer are noted with an asterisk. Earth * The City's requirements on grading and excavation will be followed. (Phases 1 and 2) The recommendations of the soils engineer will be followed. (Phases 1 and 2) * Detailed soils profiles will be established when final site plans are available. These profiles will facilitate design of the most suitable footings and minimize the need for excavation or structural fill to accommodate foundations. (Phases 1 and 2) i 1 An alternative site design could preserve the northern portion of Springbrook Creek in open space. (Phase 2) Air (Phases 1 and 2) * Utilize low-emission construction equipment whenever feasible. Measures to control construction dust, such as watering and reseeding of cleared areas, cleaning and sweeping of streets will be implemented. Water (Phases 1 and 2) Utilize temporary detention ponds during construction phases to collect silt. * Careful construction practices would prevent litter, debris or other ' ' pollutants from entering drainage.. ▪ Collect stormwater runoff in a storm sewer system, as approved by ▪ Utilize catch basins and screens to collect litter and debris. ▪ Utilize oil/water separators to retain gas, oil and grease for removal for stormwater. ▪ Settling basins would remove solids from runoff. 106 ▪ Skimmers would remove petroleum products and floating debris. ▪ Provide adequate street and parking area cleaning and maintenance of the stormwater system. Flora/Fauna (Phases 1 and 2) • Retention of as many of the existing trees as possible through sensitive site planning as indicated on Figure 4. • A landscape plan will be prepared to assure good design practice and consistency throughout the site. * Retain vegetation outside of road and railroad improvements until buildings are constructed as feasible. - ▪ The new landscaping plan should include compatible and similar species to the existing vegetation. ▪ Minor modifications of building siting could occur based upon tree • inventories provided by field surveys. ▪ New natural riparian vegetation could be planted along the drainageway banks, providing cover and habitat. • Utilize landscaping materials that provide food sources for birds and small animals. ▪ Mitigations to preserve surface water quality (p. 106) should be implemented. Noise (Phases 1 and 2) ▪ Construction equipment that will not exceed the State of Washington maximum environmental noise standards sould be employed and operated accordingly. • Noisy operations should be scheduled so that they are not concurrent. • Construction equipment wil be operated only between the hours of 7:00 a.m. and 7:00 p.m. , Monday through Friday. • Truck arrivals should be controlled to reduce vehicle congestion. • Construction should be placed as far from property boundaries as possible.. • Phased development is planned which will reduce the size of increments of construction noise. ▪ Siting, landscaping and berming/fencing near main roads could serve to deflect noise impacts. • 107 ▪ Roadway improvements should be timed to alleviate congestion and reduce volumes on existing streets. ▪ See "Vehicular Transportation Generated - Mitigating Measures" below. Light and Glare (Phases 1 and 2) ▪ Perimeter landscaping, fencing and berming, especially around parking areas and road entrances, can reduce light spillage. • Building wash lighting is not planned. Parking area lighting could be limited so that no direct light spills off-site. Transprtation/Circulation 1. Vehicular Transportation Generated * Powell Street be extended to connect SW 10th Street to Grady Way. (Phase 1) . All on-site intersections be designed with a full 4 lanes (2 lanes in each direction) to provide sufficient room for large trucks to turn without crossing over into the opposite flow of traffic. (Phases 1 and 2) ▪ SW 7th Street and Powell Avenue SW should be channelized to provide four traffic lanes (two lanes in each direction) on a curb-to-curb street with a minimum width of 44 feet. (Phase 1) . There should be only three access points to the proposed Valley Parkway (SW 7th Street, access to the heavy warehousing, and access to the office/business park). (Phase 2) . Phase II development should not be developed until a road (Valley Parkway or a two-lane road) can be constructed along the west side of the project. Any construction should be designed to serve as the first stage of Valley Parkway construction (i.e. , it should not have to be replaced when the Valley Parkway is constructed). (Phase 2) . All cul-de-sacs within the project should be designed with a minimum outside radius of 50 feet. (Phase 1) . All streets internal to the development should be a minimumof 34 feet with curbs and gutters. (Phases 1 and 2) 108 . All driveways should be 34 feet wide with a 25 foot radius so trucks do not have to cross over into adjacent or opposing traffic lanes. (Phases 1 and 2) . All curb radii at street intersections should be 25 feet minimum. (Phases 1 and 2) . The Powell Avenue SW/Grady Way intersection should be signalized at the time the intersection is constructed. (Phases 1 and 2) . The Powell Avenue SW/Grady Way intersection should be channelized with a westbound right turn lane and an eastbound left turn storage j lane when Grady Way is widened to four lanes. Likewise, the Valley Parkway/Grady Way intersection should be designed in a similar manner. (Phases 1 and 2) 2. Parking Facilities (Phases 1 and 2) . Provide sufficient space in loading areas to allow large semitrailer trucks to manuever, i.e., 100 feet from edge of the loading dock to curb. An alternative would be to provide space for parking and/or loading inside the building. I . All loading, handling and manuevering areas shall be separte from the street and sidewalk by some type of raised barrier or landscaping so the street is not used for manuevering trucks. . "No Parking" signs should be posted along all roads in the development as well as along existing portions of SW 7th Street and Powell Avenue SW and SW 10th Street. 11 3. Transportation Systems . Work with Metro Transit to determine if an existing transit route could be shifted or a new route could be established to run through the proposed site (e.g. , Route 155). (Phase 2) 4. Movement of People or Goods . Pathways or walkways parallel to all major roads should be provided (i.e. , 7th and Powell). (Phases 1 and 2) 109 5. Traffic Hazard . The potential for accidents at railroad crossings should be reduced because of the City's signing and street-marking program at railroad crossings. (Phase 1) . Also refer to the discussion of "Vehicular Transportation Generated - Mitigating Measures," p. 108-109. Public Services 1. Fire (Phases 1 and 2) . The Fire Department should be notified in advance of any extended street blockage. . Sprinkler systems installed in buildings would reduce the amount of fire flow required; water storage tanks for the systems could be located in the buildings. . Select building materials that would reduce combustability. 2. Police (Phases 1 and 2) . Internal security systems and security lighting at appropriate strategic locations would augment police protection. r . Phasing of development will allow police to absorb demand over a period of years. . Sales tax revenues from the proposed development will help offset the cost of additional service. 3. Hospital Facilities (Phases 1 and 2) . Provide on-site first-aid facilities at major buildings on the site. Energy (Phases 1 and 2) . Utilize insulation in roof, walls, flooring and glass. . Perform an energy analysis of building design elements to reduce long-term demand. Public Utilities (Phases 1 and 2) . Expansion of the existing drainage system will be coordinated with and approved by the Renton Public Works department. 110 ▪ See measures for mitigating construction period impacts in the section on Surface Water Quantity/Quality, p. 106. * Installation of telephone lines will be coordinated with installation of electrical lines. * All utility services will be installed underground. Aesthetics (Phases 1 and 2) . Site design techniques and landscape development will be used in the proposed development to reduce the effect of bulk and mass in the buildings, and provide a park-like atmosphere. * Natural landscaped open spaces are incorporated into the development. Archaeological/Historical (Phase 1) * That portion of the site which has been determined to have cultural significance will be retained as open space until excavation can be completed. r- 111 _ l SECTION NINE ALTERNATIVES TO THE PROPOSAL I. NO ACTION Description Under the "no action" alternative Earlington Golf Course could continue to operate on a permanent basis or on a temporary basis until some other proposal for development is approved by the City. Several factors constrain the exercise Iof this alternative. With "no action," the current Manufacturing Park zoning for most of the site would remain in force, as well as the Manufacturing Park designation on the Comprehensive Plan.. Therefore, pressure to develop would ` continue. Development of surrounding properties would increase the pressure to develop the site as less land would be available for industrial development. In order for the golf course to remain in operation for an extended period, funds -- probably municipal -- would be required to purchase the course. The value of industrially zoned land would make this choice costly; and the City has not seen fit to pursue this alternative in the past. Moreover, City land use policy plans have indicated the site as appropriate for industrial/ manufacturing park development. A major shift in City policy, therefore, would be required to preserve the golf course. i+ Another potential result of the "no action" alternative would be delay of development and preservation of the golf course on an interim basis. The golf course would be operated until such time as a development proposal was received that was more compatible with preserving all or a portion of the golf course. This action might also require a major policy decision by the City. Impacts The positive and negative impacts of the proposed development would be averted, at least over the short term. The most significant direct impacts of "no action" would be preservation of a sub-regional recreational facility; maintenance of the present character of Springbrook Creek, native soils and areas of natural vegetation; and avoidance of major traffic impacts -- 30 to 50 percent increases in peak hour traffic -- on local streets and arterials. 112 I , Indirect impacts of "no action" include improving flexibility for the Soil Conservation Service P-1 channel detention basin location; reducing access to and pressure to develop the riparian forest to the north of the site! and leaving potentially unsatisfied demand for industrial/warehouse office space. This demand for manufacturing/office park space could be met by development of other areas in Renton, the Green River Valley and the Seattle Metro- politan region. However, such development would shift the impacts of develop- ment to other sites that could be less suited or more suited for these uses, as the case may be. Economic impacts would also occur in terms of employment opportunities and tax base. Feasibility The "no action" alternative would not meet the objectives of the proponents. On the other hand, permanentpreservation of thegolf course would require o qu e unknown sizeable expenditure of public funds, which are presently unallocated. The economic feasibility of deferring development, until such time as a proposal is submitted. that is compatible with maintaining a portion of the golf course, is unknown. I � j I ' I , I , 113 - I II. Alternative 1 -- Modified Concept (see Figure 16) Description This alternative would be constructed in three, rather than two, phases and would offer a greater mixture of uses in Phase 1 than the proposed project. Phase 1 would include construction of heavy and light warehousing, business and office parks. Phase 2 would involve construction of heavy warehousing and business park, while Phase 3 would consist of business and office parks. As can be seen in Table 9, the percentage of office park uses has been increased from about 20 percent under the proposal to 29 percent for Alternative 1. This mix of uses differs from the proposal by including office park uses within the first phase of construction. Impacts The impact of this alternative on the physical environment would be approximate] the same as the proposed project. Filling and grading would impact the soils and topography; development would require diversion of Springbrook Creek as well as result in additional impervious surface which would alter runoff characteristics. Likewise, impacts on noise levels, light and glare, flora/ fauna, land use, and natural resources would remain virtually unchanged from those impacts generated by the proposed action. The alternative would re- place the Earlington Golf Course with warehousing/business/office uses. Impacts to the human environment would be similar in most cases to those of the proposal. Public services, energy, utilities, aesthetic, and archaeological historical resources would be impacted to about the same intensity. Impacts to transportation/circulation and to land uses within the project would be the most significant impacts of this alternative. The extension of two access streets to property to the north would provide the potential for adequate circulation should this propoerty be developed in the future. On the other hand, this provision might increase pressure to develop the riparian J forest to the north of the site. Completion of S.W. 10th Street (which is , i already constructed 250 feet west of Powell Avenue S.W.) to the future Valley Parkway would provide loop circulation to the heavy warehousing uses in Phase 2. Improved traffic flow within the development would result, especially if Valley Parkway is not completed before the construction of Phase 2 or if the intersection of Valley Parkway and S.W. Grady Way is grade separated. 114 • . • C 2 nd ACCESS ACCESS • 'C OFFICE PARK Co c •LIGHT WA OUSING LI ci dG I . \ 1 _ • :USIn Ess I `. BUSINESS1 / -.I-- - PARK p I i BUSINESS r s`" \ \ ----------------/ / PARK 1 1 Jfl!R �.� N• - ER RO. \ I. EXISTING HEAVY WANE/0WIN0 ' \•• HEAVY WARE .IUSIN- .•1 < L iI 11WTIN8 O f : l I ` • iE: L:: Q,'" lk< 1 • \-\ ,....---"*".. . r---'�4 .----- t__,,,•<.- A� M • r ' • 16. ALTERNATIVE no. 1 EARLINGTON PARK R. W. THORPE & ASSOCIATES - 115 The small increase in office use in Phase 1 would expand potential office space by about 45 percent over the proposal. These changes in land use mix would result in approximately 1,000 more vehicle trips per day generated by the development. This represents a 6% increase in daily traffic impacts and a 4% increase in evening peak hour traffic. Longer traffic delays and increased congestion in the vicinity of the project would result. With increased traffic volumes, air quality impacts would also be slightly increase( Further, office uses typically generate a greater number of employees which would potentially increase the demand for housing located within commuting distance from the site as well as create more employment opportunities. The differences in land uses under this alternative would be minor; however, their timing and composition could be a significant impact. The change to three construction phases would allow more decision time and reduce potential conflicts with the P-1 channel by delaying the impacts of platting and con- struction in Phase 3. Further, if a portion of Phase 3 is incorporated into the S.C.S. project, the remaining proportion of uses within the project would be 47% heavy warehousing, 26% light warehousing, 27% business park, and probably 0% office park. Therefore, the addition of office uses to Phase 1 allows a full range of uses to be provided should P-I channel planning delay or preclude the full implementation of Phase 3. Other problems of noise and aesthetics, however, might occur by the juxtaposition of various uses within the first phase. 11 Feasibility The project proponents consider this alternative less desirable than that if proposed. However, the basic proportion of uses within the project is only slightly modified and the alternative -- though less economically desirable -- is probably feasible. a ' 116 TABLE 9 PERCENTAGE OF LAND USES (By Alternative) Heavy Light Business Office Open2 Warehousing) Warehousing) Park1 Parkl Space Proposed Project 37% 20% 23% 20% - Alternative 1 37% 17% 17% 29% - Alternative 2 31% 21% 15% 33% - Alternative 3 - 27% 27% 15% 31% 1Refer to Definitions, page xi, for explanation of land use. 2Refers to specifically dedicated tract of open space, as opposed to landscaped and open areas which are part of the proposed project and each alternative, :I. Alternative 2 -- Mixed Use Concept (see Figure 17) Description This option would be constructed in three phases with, however, a greater mixture of uses in all three phases. Phase 1 would consist of heavy ware- housing, possibly light warehousing, and business and office parks. Phase 2 would be composed of a combination of all four uses, while Phase 3 would exclude heavy warehousing. The alterations in access and circulation for this alternative are identical to those in Alternative 1, namely, the ex- tension of S.W. 10th Street and the addition of two northerly access roads. Similarly, the arrangement of buildings and possible square footages are generalized. As indicated in Table 9, mixing uses within each phase alters the proportion of uses for the project. Heavy warehousing and business park uses would be somewhat reduced, while light warehousing would be slightly increased and office park uses would be significantly expanded. Impacts Because this alternative proposes development over the entire site, most impacts to the physical environment are similar to those of the proposed project. Impacts to soils, topography, water, flora, fauna, light and glare, land use and natural resources would not be noticeably changed. Public services, energy, utilities and archaeological/historical impacts would also be similar. Earlington Golf Course will be converted to an industrial/ office park development. 117 • • , 10. C-____ 2ndACCESS ACCESS WARE US — L, LIGHT _l I n LIG T L—J I.� J \ OFFICE I\ WAREHOUSING [1 I• � H US •G� PARK 01 4 , 2._ \ \ =' " E iiiiii _ PAll 5-7 d .� \ �•` Q/ OFFICE I� 9..., .... �� —i � _ ------ it, r7 Ii�I \ • �♦ L GHT , ror n as I \W•REH• SING YI /' I . W REH I.U. G 1 EXISTING HEAVY IMMURING 21 I :J r \ it \1\ I 1 ill Li EXISTING•XI . I • \\ I \ i 1G r] 1,.. 11 . QIICi . \._ C 'Sill I r OO ALTERNATIVE no,2 •-z-•G \_...—.--.-- 1 1) oN'' -- BARLINOTON PARK AGN TONS WA pMIMOTON • ._ . • , \..\\ : I • 17. ALTERNATIVE no. 2 EARLINGTON PARK NORTH R. W. THORPE & ASSOCIATES 118 r , Significant variations in air, noise, transportation/circulation and employ- ment impacts would occur, however.. The major shift to office park uses in order to achieve a mix of land uses results in intensified impacts to these elements. Total daily traffic volumes under this alternative would be waytrips, a 10% increase over the proposed project. After- noon 16,200 one tr p , p p noon peak hour traffic would expand by about 5% to 2,175 trips. Traffic impacts of this magnitude would contribute to congestion and lengthen delays on nearby streets and arterials. The completion of S.W. 10th Street to Val- ley Parkway and the extension of two access streets to the north would improve traffic circulation for this project and adjacent property. However, addi- tional circulation and access improvements might be required to mitigate these traffic impacts. Increased traffic volumes in turn will generate more emissions of carbon monoxide, hydrocarbons and nitrogen oxides which may adversely affect local air quality. Long term noise impacts might be increased by the additional traffic volumes under this alternative. The reduction in warehousing use, however, could lower the number of truck trips, which are major contributors to noise levels. Under this alternative, employment created by the project would be substanr tially increased, probably 15% more than the 3300 permanent jobs of the proposed project. This could inflate the demand for housing within commuting distance of the project although most jobs would be filled by transfering employees from other locations within the region. Positive impacts of this alternative include phasing, land use mixes and per- haps, aesthetics. Three construction phases would allow a longer planning period for the later phases, during which potential conflicts with the S.C.S. P-1 channel could be resolved. The mix of uses within each phase would also permit each phase to stand alone, if necessary, while providing a broad array of uses to benefit the city. This differs from the proposed project which positions office park uses in the westernmost portion of the site where po- tential conflicts with the P-1 channel exist. 119 While Alternative 1 provides a combination of uses within Phase 1, Alternative 2 would accomplish this objective more thoroughly. Finally, Alternative 2 presents a generally less intense range of uses across the northern half of the site. Office and business park uses allow more variety in building location. open space, landscaping and retention of existing vegetation, which could reduce the aesthetic impacts to this portion of the site and to the riparian forest to the north. Feasibility This alternative is also considered less desirable by the project proponents. While this alternative is potentially feasible -- the entire site would be developed and the leasable-. square footage would be decreased by only 5%-- market and cost factors might adversely affect the project. If demand for rail-served warehousing is significantly greater than for office/business park space, the changes in use proportions under this alternative would make the project less feasible. Likewise, costs associated with mitigating the increased traffic impacts would be higher. IV. Alternative 3 -- Concentrated Concept (See Figure 18) Description This option diverges markedly from the proposed project in that building den- sities are intensified onto two-thirds of the property with the remaining one- third (the northwest portion of the site) preserved as open space reserve to mitigate the remaining development impacts. This alternative would consist of two construction phases. The first would feature light warehousing, and business and office park. The second would involve only business and office park. The heavy warehousing would be omitted which would eliminate the rail activity from the site. This land use composition would increase light is warehousing and business park uses while reducing the office park areas .if (Table 9) . LI Internal access and circulation would remain as in Alternatives 1 and 2, as would the conceptual nature of the site plan. 120 • •7 . . • 2nd ACCESS1 ACCESS LIGHT WA o N•U I OPEN SPACE LIGHT EH SING r _ BUSINESS :�1•K • OFFIC A \ p/3 site aria■132a.) I�/ i I 8 IN R I—)y �I, FI Lz OFF E xw ,,. . PAaRK • ,r--7 --sir—, --- O YOYSTf RD. \ B r ry`ySJ ~ r_J � LIG [cm mNG NERVY WA\ . —'T_ EHc I . all EXISTING •la 3 II Ll. , \' \\sic : 111;f11-1 ' , ' • \Q' ' .\\ --;.- -----": O ' i ALTERNATIVE no.3 ;:I• . _...io 0, 00 00 _.... 1 r' ]AR I.INOTON PARK ImeNf?ONX WA014I0I4410N -YI 8.1 ALTERNATIVE no. 3 EARLINGTON PARK NORTH R. W. THORPE & ASSOCIATES . -. '/ 121 Impacts Overall, this alternative would place decreased demand on the physical environ- ment. Specifically, approximately 32 acres located in the northwest segment of the site would be preserved as open space, which would eliminate the impacts on soils, topography, runoff patterns, flora, fauna, light and glare, noise levels and natural resources for that area. About two-thirds of the 220,000 cubic yards of fill required for the proposed project would be placed in Phase 2, which includes the open space reserved under this alternative. Therefore, a significant proportion of fill material might be saved by Alternative 3. In addition, the portion of Springbrook Creek located in the open space area would require no diversion. Earlington Golf Course would probably still be replaced although certain aspects of the course such as a driving range and a limited number of holes could be retained. Impacts to the physical environment in the developed areas would be comparable to those of the proposed project. Impacts to several elements of the human environment -- public services, util- ities, energy, and archaeological resources -- would be about the same as under the proposed project. Transportation/circulation, air quality, noise and em- ployment impacts would be diminished, however. Because of the decrease in office park, the absence of heavy warehousing, and the retention of 32 acres of open space as mitigation, traffic impacts are less severe than for the proposed project. Daily traffic volumes would be reduced to about 10,300 trips -- a drop of 30%. Peak hour afternoon traffic generated by the alternative would be decreased almost 35%. The apparent decline in daily traffic would be even greater because much truck and rail traffic would be eliminated. Noise impacts of the project would be substantially lower for the same reasons. The reduction in vehicle trips and in traffic congestion on nearbi streets would also reduce exhaust emissions and lessen the impacts on air qualit' This alternative includes the completion of S.W. 10th Street and provision of two northerly access streets which would improve traffic circulation in the project area. Employment generated by the Concentrated Alternative would be about 25% less than the proposed project. Although providing fewer permanent jobs, the alternative might slightly decrease the impact on housing within the region. 122 With regard to open space, recreation, and adjacent land uses, the impacts of this alternative would be positive. The 32 acres dedicated to permanent open space would provide the potential for retaining a portion of the golf course or for providing other recreational uses. No development within this area would avoid conflicts with alignment of the P-1 channel and detention basin. A large natural open space would also reduce the impacts on the ri- parian forest to the north. The Concentrated Alternative is basically a change in development concept. Heavy warehousing uses would be replaced with business park and light ware- housing. The massiveness of the buildings would be reduced. Business and office park uses would have smaller site coverage, which would allow for more open space within the developed areas. In this manner, the aesthetic impacts of replacing a golf course with urban development would be less severe. Feasibility With 32 acres designated as open space, the total amount of leasable building area would be reduced by about 40%. Further, there is a high demand for rail- served warehousing which would not be tapped if the project were to exclude this use. For these reasons, the proponents consider this alternative econ- omically infeasible. The public acceptability of the development might be improved by the open space and aesthetic aspects of this alternative however. 123 - SECTION TEN OTHER ISSUES - EAST SIDE WATERSHED PROJECT The Earlington Park development is adjacent to the proposed P-1 channel of the East Side Watershed Project. Moreover, portions of the channel and detention basin may be located within the Earlington site. Questions concerning P-1 channel location and completion will impact the Earlington development, therefore, and must be considered. The East Side Green River Watershed Project is a federally assisted program of watershed protection and flood prevention. It is funded through the U.S. Department of Agriculture Soil Conservation Service and locally spon- sored by King County, Renton, Kent, Tukwila, and Auburn. Authorized by Congress in 1966 under the Watershed Flood Prevention Act (PL-566) , the East Side Project has undergone a series of changes in scope, scale, and purpose. The West Side Green River Watershed Project - originally part of the overall plan - was deactivated in 1977. Several miles of channel improvements have been omitted; channel widths have been reduced by placing storage capacity in detention basins. The original project included benefits to agriculture, which have been deleted because most of the benefitted area is in the process of urbanization. r- The East Side Project focusses on the Black River and its tributaries - Springbrook Creek, Panther Creek, Garrison Creek, and Mill Creek. Proposed structural measures include enlarging or realigning about 11 miles of the existing creeks. Drainage channels will be expanded to accommodate the 25-year . storm runoff. Upstream of the confluence of the Black River and Green River, ' -' a pump plant, which has already been constructed, will discharge runoff from the East Side watershed into the Green River. This P-1 pump plant is designed { to handle 100-year peak flows. Because of constraints in operating Howard Hanson Dam on the Green River, continuous pumping capability is limited and storage must be provided within the East Side Project system. Most of this stormwater storage will be incorporated in two detention basins, one of which will be located behind the P-1 pump plant adjacent to the proposed Earlington Park development. 124 As shown in Figure 3, page x, Springbrook Creek traverses the Earlington site in two locations. At the present time, Springbrook Creek does not have suf- ficient capacity to pass flood flows from upstream to the P-1 pump plant. The East Side Watershed Project proposed to replace Springbrook Creek with a wider - 180 to 220 feet - man-made channel. The proposed P-1 channel - indicated on Figure 4, page 2 - abuts the Earlington Park site to the west. The Earlington Park development proposes to relocate Springbrook Creek to its new P-1 location during construction of the industrial/office park. Because Earlington Park is situated close to the existing P-1 pump plant and is ad- jacent jacent to Springbrook Creek,, stormwater drainage plans for the development will be designed to deliver runoff to the creek and the pump plant as quickly as possible. No permanent on-site retention is anticipated. However the proposed development would be expected to participate fully in the East Side Project or in other drainage improvements in the area. Another element of the S.C.S. East Side Project not shown on Figure 4 is a 19-acre detention basin immediately upstream of the pump plant. This basin (and another detention basin further upstream) has been designed to provide flood storage during periods of restricted pumping and to provide a large drawdown pool for the pump plant. - i The exact locations of the P-1 channel and the detention basin have not yet been determined by the Soil Conservation Service. Later this year, S.C.S. will let an engineering design contract that will, among other things, result in a precise location for these project elements and for the areas required for temporary storage of dredge spoils. In the meantime, the 19-acre storage basin has been tentatively sited just west of Springbrook Creek and south of the Black River and easterly of the pump plant. If the East Side Project P-1 channel is constructed at this location or nearby, major impacts to Earlington Park would result. On the other hand, if the East Side Project is not completed, several surface water problems would occur as a result of the Earlington Park development. Construction of the P-1 channel and detention basin in the location mentioned above would consume about two-thirds of Phase 2 Tract A as shown on the 125 conceptual site plan for Earlington Park. All of the office park uses would be displaced as well as a small portion of the business park. However, dredge spoils - covering up to 15 acres - would probably be placed to the south of the detention basin, outside of the Earlington site. Elimination of the office park uses that are currently shown on the concep- tual site plan would bring the mix of uses within the development to 47% heavy warehousing, 26% light warehousing, and 27% business park. This land use arrangement would not represent the full complement of warehousing/business/ office uses envisioned in the proposed project. Until planning for the East Side Project is completed, then, it appears that platting and development of Tract A would be in conflict with the drainage project. Further, construction of the detention basin in the western portion of the site would reduce the potential benefits that a variety of industrial park uses would provide. Should S.C.S. modify the alignment of the drainage facilities, most or all of the detention basin could be located outside of the Earlington Park site. The impacts to the proposed project and to the mix of uses within it would be reduced proportionately. However, dredge spoils might be placed on some portions of Tract A, which would defer development of these areas up to several years. Planning for the East Side Watershed Project has been under consideration more than 15 years. Due to this lengthy time frame, the possibility that the drainage project may not be completed should be examined. In the absence of an S.C.S. channel system, stormwater drainage from Earlington Park and from other urban developments within the Black River drainage sub-basin -- including the watersheds of Springbrook Creek, Garrison Creek, Mill Creek, and Panther Creek, and the valley floor in Renton and Kent lying east of the Green River -- would severely impact the existing drainage system. Local jurisdictions would have to seek alternative means of handling stormwater runoff. Conceivably, Springbrook Creek would need to be improved and storm- water storage facilities would have to be provided at various locations in the valley. 126 Storm drainage from the Earlington site would still be routed to the pump, plan via Springbrook Creek. However, required detention basins adjacent to the pump plant might impact portions of the Earlington development. Without completion of the S.C.S. East Side Project, Springbrook Creek as it crosses Tracts A and B (Phase 2) would not require relocation into the P-1 channel location. This suggests that the impacts of stream relocation - to fisheries, water quality, etc. - could be deferred if Springbrook Creek is not moved until the P-1 channel is under construction or avoided if the East Side Project is not completed. As pointed out in this discussion, a number of uncertainties confront the Earlington Park development with regards to the East Side Watershed Project. Particularly within the western portion of the site - Tract A - the drainage project poses the potential of replacing development with a 19-acre detention basin or of deferring development by temporary placement of dredge spoils. The need to relocate Springbrook Creek in the absence of the P-1 channel is .also unresolved. I ' I ' 127 REFERENCES Geology, Soils, Topography Preliminary Soil and Foundation Investigation, Earlington Park, Renton , Washington, Earth Consultants Inc., April 1979. Geology and Mineral Resources of King County, Washington., State of Washington, Department of Natural Resources Air Air Quality Data Summary, Puget Sound Air Pollution Control Agency, Seattle, WA. 1978 1979 Quarterly Air Monitoring Data Summary, Department of Ecology, State of Washington Compilation of Air Pollutant Emission Factors , Environmental Protection Agency, AP-42 (with revisions), Research Triangel Park, N.C., 1973. Ambient Air Quality Standards , Washington State Department of Ecology, Olympia, WA. 1971 Climatological Handbook-Columbia Basin States, Pacific Northwest River Basins Commission, Vancouver, Washington 1968. Water (Hydrology and Water Quality) Draft EIS, Eastside Green River Watershed Project, King County, WA. , Soil Conservation Service, USDA, Nov. 1978 A Profile of Water Quality in the Cedar-Green River Basins, Tech. Appendix #5, Metro, Sept. 1978 The East Side Green River Watershed Project, The Black River Marsh, Jones and Jones, Landscape Architecture Environmental Planning, January 1979 Flora and Fauna Draft EIS, Eastside Green River Watershed Project King County, WA. Soil Conservation Service, USDA, Nov. 1978 Aerial Photograph, Walker Associates, October 1979. Noise Maximum Environmental Noise Levels, Washington State Department of Ecology, (WAC 173-60), Olympia, WA 1975 Motor Vehicle Noise Performance Standards, Washington State Department of Ecology, (WAC 173-62), Olympia, WA 1975 Highway Noise Impact U.S. Environmental Protection Agency, Wash. D.C. , May 1977 (550/9-77-356) 128 Noise Exposure Standards for New Construction Sites, DHUD, Wash D.C. 1973. (For HUD financed projects) Land Use Renton Urban Area Comprehensive Plan, Renton, Washington; July 1965 King County Agricultural Protection Program, Background and Effects of Ordinance 3064+ Designating Agricultural Lands and Districts in King County, King County, February 1977 Population and Housing Characteristics of the Population - 1970 Census of Population, Census Bureau, Washington, D.C. 1973 Puget Sound Council of Governments, Central Puget Sound Region - Population and Housing Estimates as of April 1, 1976, Seattle, WA. ; 1977 Comparison of IRDP, Metro 201/208 RIBCO and RDPI AAM Population Forecasts , Seattle, WA. 1977 Employment Market Profile Analysis, Volumes 1 and 2, by Donnelley Marketing 1979-1980 Industrial Vacancy Index of the United States, Coldwell-Banker Commercial Brokerage Company, March 1979. Seattle Post Intelligencer, April 29, 1979. Market Profile Analysis, Donnelley Marketing, 1979-1980 Land Use Inventory by Puget Sound Council of Governments 1961 and 1965 Transportation David Markley of the Transpo Group, "Earlington Park Traffic Analysis," January, 1980 Public Utilities and Services Community Facilities Plan, Renton, Washington, July 1965 Utilities Report Renton Urban Area, Renton, WA April 1965 Archaeological/Historical The Identity and Treaty Status of the Duwamish Tribe of Indians, Barbara Lane, 1975 Economic/Employment General Information Earlington Woods Planned Unit Development Draft EIS, City of Renton Planning Department, Renton, Washington, January 1979. Zoning Act of the City of Renton, Chapter 7 Green River Valley Comprehensive Plan Earlington Golf Course, 1978 Ledger A River of Green, by Jones and Jones for King County 1979. APPENDICES APPENDIX A: LEGAL DESCRIPTION - APPENDIX B: SOILS ANALYSIS APPENDIX C: TRAFFIC ANALYSIS APPENDIX D: INCOMING CORRESPONDENCE 1. Police Department 2. Fire Department 3. Puget Sound Power and Light APPENDIX E: ARCHAEOLOGICAL SURVEYS APPENDIX F: DECLARATION OF COVENENTS, CONDITIONS AND RESTRICTIONS APPENDIX G: REVIEW AND 'ANALYSIS OF PLANS, POLICIES, FOR EARLINGTON INDUSTRIAL PARK REZONE AND ENVIRONMENTAL IMPACT STATEMENT • THAT PORTION OF SECTIONS 13 AND 24, TOWNSHIP 23 NORTH, RANGE 4 EAST., W.M., KING COUNTY, WASHINGTON,_DESCRIBED • • AS FOLLOWS,•. BEGINNING AT- THE NORTHEASTERLY CORNER OF THE SOUTHERLY 40.00 FEET OF SAID SECTION 13, ALSO BEING A POINT ON THE NORTHERLY-LINE OF EARLINGTON INDUSTRIAL PARK NO. 2, AS RECORDED .:Its;VOLUME 3.88 OF PLATS, PAGE 80, RECORDS OF KING COUNTYk_:WAS14INGTON;.. '. • y • ° • THENCE .NORTH 88°15'58". WEST ALONG SAID NORTHERLY LINE '-854.73 :FEET..TO THE NORTHWESTERLY CORNER OF SAID EARLINGTON " -'1NDUSTRI.At= ?ARK NO. 2;.,THENCE,:SOUTH 1°12'19" WEST ALONG THE WESTERLIF;LI E:'THEREOF AND 'ITS PROLONGATION 1811.61 FEET TO .A POINT ON THE SOUTHERLY'-LINE OF THE 100 FOOT WIDE NORTHERN PACIFIC. (NOW BURLINGTON NORTHERN) RAILWAY RIGHT-OF-WAY ; THENCE SOUTH 7.7°25'43" WEST ALONG SAIDSOUTHERLY LINE 11 • 827..97- FEET=T.O A_ N INTERSECT-ION WITH THE FOLLOWING DESCRIBED LINE. BEGINNING AT .A POINT ON THE WEST LINE OF.THE NORTHEAST QUARTER OF SAID SECTION 24 WHICH IS SOUTH 0°55'30" WEST ALONG SAID.::WEST LINE 459.12 FEET FROM THE NORTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE SOUTH 89°04'30" EAST 439.00 FEET; THENCE SOUTHEASTERLY ON A CURVE TO THE RIGHT HAVING-A RADIUS OF 9.15 FEET A .DISTANCE OF 12.38 FEET; THENCE SOUTH 11°34'46" EAST 311-.39 FEET; THENCE NORTH 78°25'14" EAST 190.00 FEET; THENCE SOUTH 11°34'46" EAST TO SAID POINT OF . INTERSECTION AND THE END OF SAID DESCRIBED LINE; THENCE , .CONTINUING-WITH THE ABOVE DESCRIPTION, NORTH 11°34'46" WEST 1351.65 FEET; THENCE ON A CURVE TO THE LEFT HAVING A RADIUS OF 500.00 FEET. A DISTANCE OF 536.69 FEET; THENCE NORTH 73°04'46" WEST- 883. 91.FEET; THENCE NORTH 9°25'00°1 WEST 935.77 FEET TO INTERSECT...WITH -THE COMMON BOUNDARY BETWEEN TRACTS 26 AND •27 OF THE 2ND SUPPLEMENTAL MAP, RENTON SHORELANDS; THENCE SOUTH'70°55'.00" EAST. ALONG SAID COMMON BOUNDARY 324.52 FEET; THENCE'.: NORTH 72°36'54" EAST ALONG SAID COMMON. BOUNDARY • - 458.93 FEET;.°THENCE NORTH 46°21'24" EAST ALONG SAID COMMON BOUNDARY :32'4:66 FEET; THENCE.SOUTH. 83°18'23" EAST ALONG SAID :'. COMMON BOUNDARY 171.71,.FEET;_,THENCE• SOUTH 27°20'34" WEST .,--.ALONG SAID COMMON BOUNDARY-387:32,sFEET; THENCE SOUTH '33°08'23" irAST.ALONG SAID COMMON BOUNDARY 154.51 FEET-- TO A POINT• ON THE NORTHERLY -LINE OF THE SOUTHERLY 650.00 FEET 'OF GOVERNMENT 'LOT ,3 OF SAID SECTION 13; THENCE SOUTH - 88°15'-58" EAST ALONG SAID NORTHERLY L]NE 2270.00 FEET TO THE EASTERLY LINE OF SAID SECTION 13; THENCE SOUTH 1°00'29" WEST ALONG SAIDT EASTERLY- L1NE 610.05 FEET TO THE POINT OF BEGINNING. • Appendix A • Ear rz Cots : Inc. 1,-- , if Ge otechnical 0 to chaacal Eng ineering n and Geology 12893 N.E.15th Place,Bellevue,Washington 98005/Phone: (206)455-2018 April 9, 1979 E-884 First City Equities 3818 Bank of California Center 900 Fourth Avenue Seattle, Washington 98164 Attention: Mr. David M. Schuman Subject: Preliminary Soil and Foundation Investigation Earlington Park Renton, Washington Gentlemen: In accordance with your request and within the scope of our proposal dated February 21, 1979, this report presents the results of our preliminary soil and foundation investigation of the subject property. The purpose of this study was to. determine the subsurface conditions of the site to provide preliminary recommendations to aid in feasibility studies. The scope of our work includes recommenations for site development, foundation design, construction of roadways, and utilities. This study is being undertaken -prior to preparation of a final site layout. Our study indicates that construction of the proposed industrial park at the site is feasible using conventional spread and continuous footings based on a structural fill mat following an appropriate preload program for heavy loaded structures. Depending upon location and design loads, it may be possible to not surcharge certain buildings. The following sections describe the investigation and explain , our recommendations in greater detail. PROJECT DESCRIPTION This study concerns the development of an industrial park as shown schematically on the Site Plan, Plate 1. This is based on a ! Site Use Study prepared by Lance Mueller and Associates dated 'F. Appendix B • First City Equities E-884 April 9, 1979 0 Page two December 21, 1978. We understand that this plan is tentative and may be subject to change. Southwest Seventh Avenue will be extended westerly into the site with another road extending north from S. W. 10th Street. No definite building plans have _ been considered at this time. Our recommendations are based on them being typical tilt-up concrete warehouses with normal struc- tural and floor loads. We suggest that each building location be evaluated by Earth Consultants, Inc. when plans are available to ascertain the validity of our preliminary recommendations and the scope-of additional investigation, if necessary. FIELD INVESTIGATION AND LABORATORY TESTING ' Our field exploration was performed between March 12 and 19, 1979. Subsurface conditions at the site were explored by drilling fourteen borings to a maximum depth of 33 feet below the existing grade at the locations shown on the Site Plan. The borings were drilled using a truck-mounted drill rig with continuous flight, hollow stem augers which were used to advance the bore holes and provide hole support during sampling operations. In addition, a series of shallow percolation tests were conducted at the loca- tions shown on the Site Plan to evaluate the possibility of reducing storm water retention quantities. The results are pre- sented -on Table A. The field exploration was continuously monitored by a field engineer from our firm who classified the soils encountered, maintained a log of each boring, obtained representative samples, measured groundwater levels and observed pertinent site features. All samples were visually classified in accordance with the Unified Soil Classification Systemwhich is presented on Plate 2, Legend. Logs of each boring are presented on Plates 3 through 16. In each boring, Standard Penetration Tests (SPT) were per- formed at selected intervals in accordance with ASTM Test Designa- tion D 1586. In addition, a 2.42 inch I. D. ring sampler was used to obtain relatively undisturbed soil samples at selected depths. Blow counts for this sampler were correlated to the SPT values. Representative SPT and undisturbed ring samples were placed in moistureproof containers and returned to our laboratory for further examination and testing. Grain size classifications were supplemented- by index tests such as sieve and mechanical analyses and Atterberg limits on representative specimens. Field unit weight and moisture determinations were performed on all undisturbed ring Earth Consultants, Inc. B-2 First City Equities E-884 April 9, 1979 Page three samples, and moisture contents on all disturbed samples. Results of density and moisture determinations, together with classifica- tions are shown at the appropriate depth on the boring logs included in this report. The results of the sieve and hydrometer analyses are illustrated on Plates 17, 18 and 19, Grain Size Analyses. Consolidation tests were run on three representative undisturbed ring soil samples to evaluate the compression charac- teristics of the site soils. In addition, the time readings were taken at selected points of loading to evaluate the time rate of settlement. The results of these tests are shown on Plate 20, Consolidation Test Data. SITE CONDITIONS Surface The tee-shaped subject site which occupies about 85 acres is located in southwestern Renton on the old Black River Flood Plain. We also included in our study about 15 acres located between the west propery line and an old drainage channel. The S. W. 7th Avenue right-of-way extends through the northern third of the site with the S. E: 10th right-of-way forming the southern site boundary. Powell Avenue S. W. forms the southeast boundary and a drainage channel is along the west. The upper tee portion of the property extends from across the drainage channel to the west and to the northerly extension of Powell Avenue S. W. on the east. The Earlington Industrial Park is immediately east of the site and a Metro sewage treatment facility is on the west side. Undeveloped land is located north of the site. The site is presently the Earlington Golf Course. The south- eastern portion of the site along Powell Avenue S. W. is presently covered by a dense growth of brush and small trees. The rest of the site is covered by the fairways with scattered trees. A single-story prefabricated wood frame structure and several small sheds are located west of the present end of S. W. 7th Avenue. The topography across the site is gentle except for a drainage channel that is approximately 15 feet below adjacent ground. At the time of our investigation, several feet of water was flowing towards the pumping station northwest of the site. Water was also flowing from a 48-inch storm drain that daylights into what is apparently the old Black River Channel in the center of the site. This 48-inch line reportedly drains from the east in the vicinity Earth Consultants, Inc. B-3 if • . First City Equities E-884 April 9, 1979 Page four ll of Rainier Avenue and runs west beneath S. W. 7th Avenue to the old channel. This old channel runs northerly to the northern Iii property line then westerly along the northern property line to where it joins the drainage channel near the northwest corner of the site. i LI , This river channel formerly extended to Lake Washington and was referred to as the Black River. The river channel was I abandoned earlier in this century following completion of the Lake Washington Ship Canal. Earlier maps indicate that the western il extension of the channel extended roughly along S. W. 7th Avenue towards Lake Washington. No visible topographic expression of f the filled channel was noted. Lid A water main extends across the site along the S. W. 7th Avenue alignment. There is an apparently abandoned 20-inch steel i gas pipeline that extends diagonally across the site along a line as shown on the Site Plan. ISubsurface Our borings revealed the site is immediately underlain by 13 to 23 feet of loose, silty sands, silts and soft to medium stiff . clayey silts except in the southeast corner of the site which is underlain by up to 3 feet of a sandy fill material. The silty sands become more predominant towards the northwest corner of 111 the site as found in Borings Nos. 6, 12 and 13. These surficial materials are underlain by medium dense to dense and very dense sands and gravels that were found to the depths explored by our borings. Boring No. 11 encountered 20 feet of interbedded loose to medium dense silty sands and gravels. We believe this boring was drilled in the filled in old Black River channel. IThese surficial soils are typical low velocity flood plain deposits normally encountered throughout the Duwamish - Kent Valley area. The sands and gravels encountered at depth may represent I alluvial fan materials deposited by the Cedar River. Some of the loose surficial silts encountered in the borings adjacent to the drainage canal are spread dredge spoils from the excavation and earlier maintenance of the channel. Groundwater elevation varied from 5 to 10 feet below existing ,_4 grades with the higher elevations noted in borings furthest from the drainage channels. Close to the drainage channels, this ground- water level corresponds closely to the water surface in the channel. Groundwater levels would fluctuate seasonally. 1 i II - Earth Consultants, Inc. J( B-4 m I r First City Equities E-884 April 9, 1979 Page five Tidal 'variations in this area were eliminated with the con- struction of the pumping station located northwest of the site. We installed water observation wells in Borings Nos. 5, 9, 13 and 14 to monitor future water levels. We suggest that these wells be monitored on a regular basis to evaluate the fluctuation of the groundwater levels on a yearly basis. • T. DISCUSSION AND RECOMMENDATIONS General Our investigation revealed the presence of 13 to 23 feet of �J compressible materials directly beneath the site. These soils, in their present state, are not capable of directly supporting the proposed buildings. Hence, we recommend that all buildings and pavement areas be placed on structural fill. • Buildings located on the finer grained silts and clayey silts, and those with floor loads greater than 250 pounds per square foot may have to be preloaded with a surcharge fill. If not, total settlements on the order of 3 inches or more could be expected. We recommend that, a detailed subsurface soil investigation be perform- ed for each building site to verify the recommendations presented in the following sections of this report and to determine the re- quirements for a surcharge program. The proposed roadways should also be supported on structural fill. We suggest that underground utilities be placed after the roadway has been cut or filled to final subgrade elevation. The installation of utilities should be delayed at least thirty days in fill areas to allow for settlements to be realized. The following sections present our recommendations in greater detail which are preliminary in nature and should be verified with more detailed investigations when final plans are available. These I . are being presented in such detail to provide sufficient informa- tion for feasibility studies. Footings S All footings should bear on a minimum 2.5-foot thick struc- . tural fill mat placed in accordance with the site preparation section of this report. The structural fill mat should also extend a minimum of 2.5 feet beyond the perimeter of all footings. • Earth Consultants, Inc. B-5 First City Equities E-884 s April 9, 1979 Page six j All exterior footings should extend at least 18 inches below the lowest adjacent final grade. Interior footings may be bottomed 12 inches below the top of 'slab. All footings may be designed for an allowable bearing pressure. of 2500 psf, dead plus live loads. Continuous footings should have a minimum width of 18 inches. With the recommended surcharge program described in a later section of this report, we expect that the postconstruction settlements will be on the order of 1 to 1.5 inches, with differ- ... ential settlements of about 3/4 inch. These values are based on buildings with maximum loads on the order of 3 kips per lineal foot • for continuous footings and 75 kips for column loads. Greater loads will have to be evaluated at a later date. Lateral Loads Lateral loads may be resisted by passive pressures acting against the foundations and by friction between the slab and the 1 supporting subgrade. To compute passive resistance, we recommend using an equivalent fluid unit weight of 275 pounds per cubic foot acting against the foundations. For friction between the slab and the subgrade, a coefficient of 0.35 is recommended. Slab-on-Grade The building floor may be constructed as a slab-on-grade supported on a minimum of 18 inches of structural fill. This depth of fill is based on a floor slab live load of 250 psf. Higher loads may require an additional thickness of structural fill. The top 4 inches of slab subgrade should consist of free draining sand or gravel.- Also, in any areas where floor wetness is undesir- I able, the gravel should be covered with a waterproof membrane and 1 to 2 inches of clean sand that will protect the membrane during construction and aid in the curing of the concrete. Surcharge Program • We anticipate that building areas may have to be preloaded with a fill surcharge prior to foundation construction. As stated previously, the need for a surcharge will depend upon building locations and floor design loads. For any building with a floor load greater than 250 psf, a surcharge program will be required. The soils in the northwestern section of the site appear to be generally granular in nature, and it may be possible to "float" lightly loaded structures on the structural fill mat in this area. We estimate at this time that you consider using a surcharge with at least 5 feet of fill in place for a minimum of 45 days. Please note that this surcharge fill is in addition to the struc- tural fill required to bring the site to grade, including dock high buildings. Earth Consultants, Inc. B-6 First, City Equities E-884 April 9, 1979 Page seven The top of the surcharge fill should extend a minimum of 10 feet beyond building perimeters. Surcharge fill does not have to meet any specific requirements except that the material should have a total density of 120 pcf and be approved by the Soil Eng- ineer before use. However, if the surcharge fill material is to be used for raising the site grade in parking areas after completion of the surcharge program, it should meet the require- ments for structural fill. Site Preparation The entire site should be cleared of all debris, trees, large bushes and other deleterious matter. The fill may be placed directly on the grass cover of the golf course surface. In all areas that will receive buildings or pavements, the subgrade should be proofrolled.' This procedure should indicate the presence Iof any exceptionally loose or unstable pockets, which if present, should be overexcavated and replaced by structural fill or rock. Generally, about 2 to 3 feet of fill may be required to "bridge" any soft yielding soils. A filter cloth placed directly on the I existing surface may also help to bridge unstable areas. All structural fill should be placed in 8 to 10-inch thick uncompacted lifts and compacted to a minimum of 95 percent rela- tive compaction as determined by ASTM D 1557-7-70 (Modified Proctor) . The upper site soils are fine grained, and presently in a wet condition, thus will be extremely difficult to compact in their present state. We believe it will be extremely difficult to dry them sufficiently for proper compaction. If any of the grading is to be conducted in wet weather conditions, we recommend that granular materials containing less than 5 percent fines be used for structural fill. Duringdryweather, other granular materials may be used provided they can be properly compacted. To compensate fo r or settlement that will occur during surcharg- ing, the lowest 1 foot of surcharge should also be compacted to lH the requirements for structural fill. Pavement Areas All parking and roadway areas should be underlain by a minimum of 1 foot of structural fill. Greater thicknesses may be necessary to "bridge" soft unstable areas. The upper 12 inches of pavement subgrade should be compacted to at least 95 g p percent of maximum density. Below that level a compactive effort of90 percent would be adequate. The pavement section for lightly loaded traffic or parking areas should consist of 2 inches of asphalt surfacing over 4 inches of crushed rock base or 3 inches of asphalt treated base (ATB) . Roadway pavement sections should consist, as a minimum, of the 1 foot structural fill subbase, 6 inches of crushed rock base, Earth Consultants, Inc: B-7 First City Equities E-884 April 9, 1979 Page eight with 3 inches of A. C. surfacing. These sections should be veri- fied when road locations and grades are finalized. Heavier loaded traffic areas will require thicker sections. We will be glad to assist you in designing roadway pavement sections when the roadway locations have been finalized. The ATB for parking areas could be placed early in the construction sequence to provide a staging surface and allow for the final surface layer to be placed at any time, regardless of weather conditions. ' Drainage Positive surface gradients should be provided adjacent to the building to direct surface runoff away from the buildings towards suitable drainage facilities. Ponding of water should not be permitted adjacent to the building. The results of our percola- tion tests indicate infiltration rates of 2 to 24 minutes per inch. We recommend using a preliminary design value of 15 minutes per inch. This value may be used for preliminary evaluation of the storm water design system. Additional percolation testing will be needed at the precise location and depth of storm water lines to verify this recommended value. LIMITATIONS The materials encountered' on the project site and utilized in our investigation are believed representative of the total area; however, soil conditions may vary in characteristics between I boring locations. Since our investigation is based on the site materials ob- served, selective laboratory testing and engineering analyses, the conclusions and recommendations presented in this report are pro- fessional opinions. These opinions have been derived in accord- ance with current ,standards of practice 'and no warranty is express- ed or implied. Should encountered conditions or design parameters V change, this firm should be contacted to assess the significance of these changes to the proposed construction prior to proceeding. The following plates are included and complete this report: Table A Percolation Test Results Plate 1 Site Plan Plate 2 Legend • Plates 3 through 16 Boring Logs Plates 17 and 18 Grain Size Analyses Plate 19 Consolidation Test Data Earth Consultants, Inc. B-8 I IFirst City Equities April 9, 1979 E-884 Page nine We trust the informa tion presented herein is adequate for your requirements. If you need additional information or clarif- ication, please call. Respectfully submitted, EART CT TS, INC. • ����CQ`of w As& �._, Charles i �'�,�4, y� tS� Engineering Geologist • `CC H tat Z z� ;.� y tu N • • e0 9F 14691 t �`�, Robert S. Levinson, P. E. Fs, cis TEa .,0 0 Chief. Engineer 'ONAt. l CRL/RSL/dw I • I 1 I • I 1 1 Earth Consultants, Inc. 3-9 S i .� -- �` • 'FUTURE OFFICE V '�-•�• a Pt?i PARK r, ,:...94.6 � 8-12 _6 7 P 1 )8 P 1:::::] , . .. L I, , . i.., El B71131-1---"(it Li .r.------74 . . ?....,-....-. =.-_.-. .„,„. 1.€_______......,,,,_ j 1 • ' SW' SEVENTH AVE LEGEND �.�` - it ® Approximate Boring Location g.:5 L - - I 7•` Approximate Location of Old • • • • B-14 I River Channel . ? 6 _ _ Approximate Location of 1 t` EARLANCTON INDUSTRIAL -" Abandoned Steel Pipeline 1 PARK s I SITE PLAN • + ' • I ON o loo aoo_ ' I 111. \ RI 60 200: •600 'b N, 1.4: . j Il I NON RAIL BLDG \ IE NEW ROADS PHASE TWO 111 'A\ m '\� N SEATTLE ( � i ¢ ,iel \ xww�c s. RAIL BUILDING LARGE RAIL 'SLOG • 9 \ Em-im ware T PHASE ONE PHASE TWO . B-' . ` ► .TI•► BELLEVUE ,o.,, ¢.r R RAIL BUILDING I ,a, .-° f .�R =s cu " PHASE TWO I FUTURE DEVELOPMEN �y % ....At-i.NEi. R . I•05 r E-SEA TAC SITE - - TOTAL LAND AREA 85.04 AC. i VICINITY MAP TOTAL NET LAND AREA • 72.17 AC. Earth s - - TACOMA EST TOTAL BLDG AREA 1r257,+49.0_SF Consultant_ Inc. 4. . - GEOTECHNICAL ENGINEERING.•GEOLOGY Earl ington Park • Renton, Washington Proj.No. 884 Date Apr. 79 Plate I L i R_iC1 . . • • • • I • • . • • • • • • • • 11 E-884 TABLE A PERCOLATION TEST RESULTS Test No. Percolation Rate *P-4 3 min/inch P-5 2 min/inch P-6 3.5 min/inch P-7 6 min/inch P-11 24 min/inch P-12.. 9 min/inch P-13 9 min/inch *Percolation tests were conducted adjacent to boring location and test number corresponds with boring numbers - i .e. P-4 adjacent to B-4. Earth Consultants, Inc. B-11 PREPARED FOR : FIRST CITY EQUITIES EARLINGTON PARK AND TRAFFIC ANALYSIS a ' THE CITY OF RENTON' a - • INTRODUCTION MAY., 1980 • EXISTING CONDITIONS • FORECASTED TRAVEL AND TRAFFIC ANALYSIS • • MITIGATING MEASURES • s • PREPARED BY: The THE TRANSPO GROUP F. .ti e 'd„ • 23 - 148TH AVENUE SE giro BELLEVUE, WA 98007 Appendix C INTRODUCTION This report summarizes a traffic and transportation analysis of the pro- posed Earlington Park and is intended to serve as the transportation element of a more comprehensive Draft Environmental Impact Statement (DEIS) for the proposed project. The purposes of this analysis are to identify any traffic related impacts generated by construction of this project and where appropriate, to outline policies, programs, and/or physical improvements to minimize or eliminate the effects of these impacts. The proposal is planned to include four land uses: Heavy/Rail Warehousing, Light Warehousing, a Business Park and an Office Park. The heavy warehousing - approximately 774,940 square feet - would be comprised of large tenants served by rail with trucks used for local distribution and would include businesses like pharmaceutical companies, distribution centers for local store chains, etc. The light warehousing - approximately 377,340 square feet - would be used principally for truck transfer of goods and would likely include a small office area for administration and would be typified by grocery store or furniture company warehousing, etc. The Business Park - approximately 338,470 square feet - would contain a mix of small offices that need ware- housing to store samples and/or limited stock, similar to the Koll Business Park in Tukwila. The Office Park - approximately 245,290 square feet - would serve a mix of small and large professional businesses, in somewhat the same way the Bellefield Office Park in Bellevue is organized. The proposed . site plan is depicted on Figure 1. This project is proposed to be constructed in two phases. The phasing is reflected on Figure 1 and shows development will progress east to west starting with the light warehousing and portions of the heavy warehousing and business park. This phase is planned to be finished in 1982; the remainder of the heavy warehousing and business park with development of the office park coming last. The project sponsor proposes to make all road and rail improvements to each phase of the development before occupancy of that phase. • c-i I . . r ,__._ p yr, .y.•> /_��: ,0 ! i ,,,,,,,,,,,,, „,..„..... xi/0-- ---,„,:n...;,.-v-;\:. ," . .-.•;::..)..), . ,, , E: j Q Aw1e■ i 0 ri t.4� r' 0 . 44) . \ ▪ Li 0 1-.-.0%I t .1". E3c,71Erie' :PO ' .• ., 7:4; ..%<::›s., ,,,,,' • - ;I___ ' I • -to - • . ,M■F Y WAN� CUM 00 !. SITE PLAN 7-+ : 1' ,......4. •l Ii i '1 • —•�V... • .2. C , • .tea: `'" =_ t ~OW C7Ye/�a � 1 �� S•AAIINOTON AAI�IS / —_', l OO� / pwww.r..r..w d . 12 • % .__ .,1,' 'r___I____-._ . ____ .. . _ . �k�� Ali . ___, • [........... I .«ovwrw.. - ? memo• O,L •.ww . o�ol o .e � DEVELOPMENT PHASING ,__....---- i i` -17;:::.) (Square Feet of Building Area) •awall•Cl+• Heavy Light Business Office ' w"a I. i II Phase Warehousing Warehousing Park Park tt I 412,080 377,340 233,270 - 0 - II 362,860 - 0 - 105,200 245,290 vICtNrrV MAP TOT,, 774.94G 377,340 338..'" 245,290 L . EARL!, PARK l ,,o„�„ w,w.•..oa.a s Asson..cs i )( FIGURE 1 lllt EARLIUGTOii PARK • VICINITY MAP, SITE PLAN, AND DEVELOPMENT PHASING '-{12) • . c-2 The site is located near the western edge of the City of Renton near the Renton/Tukwila City boundary with a large portion of the site on the Earlington Golf Course. This site is north of I-405 and west of the primary Renton commercial area. Regionally the site is located within two miles of the intersection of I-405 and I-5, the two north-south Interstate freeways serving the Puget Sound Region. The Boeing Company has two major complexes in Kent and in north Renton, each within a ten minutes drive of the site. To the south are Kent, Tukwila, and Auburn, areas emerging as the centroids for warehousing and the business activity within the region. Also to the south is the Longacres Race Track. To the north about ten miles are the cities of Seattle and Bellevue, the two centers of business activity for the region. EXISTING CONDITIONS This section of the report describes the existing transportation conditions in the vicinity of the project site, including the street system, traffic operations, transit service and pedestrian and bicycle activity. This discussion is meant to serve as a basis for subsequent analysis of project generated traffic. Street System The street network is generally oriented in a north-south/east-west grid pattern. This pattern bends to conform to the hills north of the site and the Green/Duwamish River west of the site. Moreover, as with most street networks, the pattern is dictated largely by the patterns of major arterials and freeways. I-405 is south of the proposed site and runs east-west carrying four lanes of traffic (two lanes in each direction) . It intersects with Rainier Avenue S. with a cloverleaf interchange. Rainier Avenue S. north of Grady Way is an 80-foot 5-lane urban arterial with six foot sidewalks on east and west sides. Rainier Avenue S. south of Grady Way becomes a 4-lane limited access freeway with a 55 m.p.h. speed limit, called the Valley Freeway. Ij Other major arterials in the area include Grady Way and Interurban Avenue as shown in Figure 2. Grady Way between Talbot and Lind Avenues is a 72 foot, 4-lane road with intermittent six foot sidewalks and 35 m.p.h. speed limit. From Lind Avenue to Interurban Avenue, Grady Way is a 20 foot, 2-lane road with six to nine foot wide shoulders. There are several bridges along this section of road. To the west of the site, Interurban Avenue runs north and south and is a 78-foot, 4-lane road with a 40 m.p.h. posted speed limit with six foot shoulders. South of I-405, Interurban Avenue changes name to the West Valley Road. Southcenter Boulevard is a 2-lane road southwest of Interurban Avenue with six foot direct shoulders and sidewalks. In addition to West Valley Road/Interurban Avenue and Rainier Avenue South/Valley Freeway, Lind Avenue SW crosses over I-405. Lind Avenue SW north of Grady Way is a 47 foot, 4-lane road with six foot sidewalks, and is reduced to two lanes, 22 feet wide where it crosses I-405. South of 16th Street SW, Lind Avenue SW becomes four lanes again. The site is served principally by SW 7th Street and SW 10th Street; these extend east from the site but do not extend west to Monster Road. Near the site SW 7th Street is currently a 44 foot, 2-lane road (one lane in each direction) with no sidewalks between Powell and Lind Avenues SW, but is channelized to provide four lanes from Lind Avenue SW to Rainier Avenue S. SW 10th Street is a 40 foot, 2-lane road with no sidewalks. Powell and Thomas Avenues SW run north-south connecting 7th and 10th Streets and are both 40 foot, 2-lane roads with no sidewalks. Maple, Seneca and Raymond Avenues SW and SW 12th and SW 13th Streets are all 20 foot, 2-lane roads, no sidewalks and roughly paved. SW 16th Street is a 21 foot, 2-lane road with eight foot stabilized dirt shoulders. Traffic control in the vicinity of the site is provided with a combination of STOP signs and traffic signals as shown in Figure 3. Currently all signalized intersections fall along primary arterials such as Rainier Avenue and Grady Way. Almost all other intersections are controlled with STOP signs, which are generally located to control traffic on the lower volume intersecting streets. There are several low volume intersections near the proposed development that have no STOP sign control . C-4 . • 0 4.0 .3' LEGEND: Za \:1k, • ' ti� (XXX) = PM PEAK HOUR TRAFF I C a, t0 YYY = AVERAGE WEEKDAY TRAFFIC ..../.-- ---j . 01,--.." 40 . : rn 01 m _. W VALLEY RD U'� No 0-0 r o r Ou -G Np O , Z VALLEY PWY _ • PROJECT • ,,< 04- POWELL AVE SW Q SITE RAYMOND AVE SW a `- ^Z THOMAS AVE. SW N .'' _ tp LaO N •^ SENECA AVE SW °' w 0 0 00 oS .,o Q 4. L IND AVE SW i w (520) t ✓ I c, 0 0 4280 N�o MAPLE AVE SW N \ o,.,t o N v -} ' i--1♦ f cs � � 4-4 ✓0 (8110 .• a` o S N`Z = • = oo ✓ cn • (450) -NI if i N N� NZ (1060)� E�WP S Si' .. • RD 2800 ( 1600)N 13560 (1580) - AVE SW E VALLEY HWV dig20510 18500 • • a H TE r f VALLEY FWY � �- AVE ` 2240) . N yt 0+ RA1N1� a, f:. : �. (1850) `L 20240 o o No 0 0 0 ',° 0 20130 rn 0 '' (1600) 00 f, 16800 w ,; FIGURE 2 The EARL I EIGTON PARK V'1978 �° S TRAFFIC VOLUMES cr® p C-5 I 3 :♦ ♦ . 141 �O : 150 ";� G• a J� •.`:♦ 154 11. � �v- .•157 j/27m� .•'m ,<<v J: LEGEND: j �, fo s : ' TRAFFIC SIGNAL , 1 - $ STOP SIGN 150 ,•♦� TRANSIT ROUTE II S ' 157 .' XXX ROUTE NUMBER m ..........154 £ r "• W. VALLEY RD r .. YY •.4 , Z I I m0.3- 4 51. ..0.0 Tt..1� (14001 'I VALLEY PWY co, •._ 1 - h PROJECT I ~i. •%. POWELL AVE Sd!)r SITE ,I 1 r_ .�_? , THOMAS AVE. SY)Nr ci RAYMOND AVE SW ��, - m .. 4U)f . .. SENECA AVE SW r • • r +N - • ,, O I'n► - • cm. LINO AVE SW z .• - INY 141 MAPLE AVE SW N %\ 1SOEX 7 f 155 f ' `• I N NA N � -II S� _ I .• �S N • 2o4, AVE SW • ,`. HWY /kw RDIE S , E VA LEY `y. PJE 1a VALLEY FWY ••' l 1N1 �� • 156 •••'' 141 15OEX 156 . - .•' 240 240 340 1155 340 J FIGURE 3 Fi LRG. EARL IiJGTGti PARK TRAFFIC CONTROL DEVICES ) , TRANSM) / AND TRANSIT ROUTES �. ,I (EXISTING) �i'. U� ' C-6 Traffic Volumes Existing traffic volumes on streets in the area were assembled from records compiled by the City of Renton and the State of Washington Depart- ment of Transportation and are depicted in Figure 2. All counts reflect 1978 average weekday traffic (AWDT)-volumes. SW 7th Street, east of the project site, carries approximately 2,380 vehicles per day (vpd) in both directions. SW 10th Street at Lind Avenue SW carries approximately 10,680 vpd in both directions. SW Grady Way at Lind Avenue SW carries approximately 14,520 vpd in both directions, and Rainier Avenue SW at SW Grady Way carries approximately 40,750 vpd in both directions. Techniques have been developed to determine what these traffic volumes mean in terms of congestion and delay and combine the influence of various road and traffic volume conditions. These techniques are described in the Highway Capacity Manual and Traffic Engineering Hand- book, and are referred to as Level of Service (LOS) which range from LOS A which is very good, to LOS F, which reflects a traffic flow that has deteriorated to a start-and-stop condition. In urban areas most traffic engineers design improvements to operate at LOS C, but consider LOS D acceptable during peak periods as long as these conditions do not extend longer than one hour. LOS E suggests that cars at signalized intersections cannot pass through the intersections until the second time the driver sees the signal turn green. The intersection at Grady Way and Rainier Avenue S. operates at capacity (LOS E) during the peak hour and often this peak extends longer than one hour. Other intersections along Rainier Avenue also operate in the LOS D to E range. On Grady Way at Lind Avenue SW, the level of service moves up to LOS C to D. Most other intersections near the site operate at LOS B to C or better. The exceptions to this rule are those STOP sign controtled streets which intersect with Rainier Avenue S. which operate, like other intersections, at LOS D to E. I-405 in the vicinity of the project and to the north in the "S" turns operates at LOS E during morning and afternoon peak hours. C-7 - Historically, daily traffic counts show volumes are growing from 5 to 10 percent per year. During the peak hour, however, growth is much less. This lower growth rate is largely due to the congestion that is present on all major arterials near this site. Like other areas in the �I Puget Sound Region, the added growth has been reflected by spreading the peak period beyond 1 hour rather than forcing conditions to a continuous LOS F condition. While the daily volumes provide a general impression of travel patterns, it is appropriate to examine peak hour traffic conditions since this is generally the time when traffic congestion becomes most noticeable. The weekday evening peak hour from approximately 4:00 to 5:00 p.m. represents the greatest hourly volume and falls between eight and nineteen percent of the average weekday traffic volume; generally 10 percent is the average. On SW 7th Street at Lind Avenue SW the two- way peak hour volume is approximately 1150 vehicles per hour•(vph). The evening peak hour volumes on Rainier Avenue SW grow from 3,200 vph at SW 7th Street to 3,840 vph at SW Grady Way, and on SW Grady Way volume increase from 1,570 vph at W. Valley Road to 1,890 vph at Lind Avenue SW. ", Traffic Hazards Traffic accident statistics were assembled from the records of the Renton Engineering. Department and from Washington State Department of Transportation for a period covering 1976 through 1978 and these are summarized in Figure 4. The maximum number of accidents occurred at the intersection of Valley Fwy. and I-405 with a total of 167 accidents occurring in three years. SR 405 at Interurban Avenue is next i , highest with a total of 130 accidents in three years, and Rainier Avenue S. and SW Grady Way with 65 accidents in three years. These statistics should to some degree be expected since the highest number of accidents fall at intersections of some of the more heavily traveled roads in the area. The problems along I-405 are due partially to the high volumes, but also to the multiple weaving movements and short weaving distances that exist at the interchanges. C-8 � x O Ga S J , . fi: 1' t v,:. : 0 4., a - : • • . • ''4,111N. . LEGEND: t 410 AS ® AVERAGE ANNUAL 1 ACCIDENTS Y m , cl W. VALLEY RD a r zi . 1 ;. "il 1,1 Z . =T o z • xh 1. c • VALLEY PWY "it ' • _ - t. PROJECT . POWELL AVE SW SITE 0 , THOMAS AVE. SW . m RAYMOND AVE SW SENECA AVE SW •, f s • u r•-.� - N ii i P . . LIND.AVE SW MAPLE AVE SW x N� : N r fir+ AU' a t' 1 5, £ -I .t r r (n ' co �� V - o AVE SW E VALLEY HWY HARDIE e�� •' .., 4 .33' 0 PEE 11,, • ,`---cf ,ALLEY FWY6 r1., CCD 1k46. 1 \V • EARLIi�GTO�� PARKAVERAGEFIGURE 4 e ANNUAL ACCIDENTS S 1976 — 1978 ro`o C-9 Transit Routes 1 There are eight routes which provide transit service to this area, routes 141, 150, 154, 155, 156, 157, 240, and 340. Routes 141, 154, 157, 240, and 340 travel east and westbound along SW Grady Way. Routes 155 and 156 travel northbound/southbound along Rainier Avenue S. and Route 150 travels northwest and southeast along Interurban Avenue. ;! These routes are shown on Figure 3. Employees of and visitors to this site would have to walk about four blocks between the nearest bus stop and their places of business. Routes 141, 154, 156, 157, and 340 all operate during morning and evening peak hours approximately every 20 to 30 minutes. Route 150 runs approximately every 30 minutes southbound/northbound along I-5 to/from downtown Seattle, Tukwila, Kent and Auburn all day. Route 155 1 runs approximately every 60 minutes from Southcenter all day. Route 240 runs approximately every 40 minutes north/southbound along I-405 to/from1. Bothell , Kenmore, Juanita, Kirkland, Clyde Hill , Bellevue, Newport Hills, Southcenter, Sea-Tac Airport, and Burien during peak hours and every hour during non-peak hours. Pedestrian and Bicycle Activity Although no accurate counts of pedestrian and bicycle volumes in the vicinity are available, observations during various times of the day demonstrate that there is very little activity near the project site. Most of the pedestrians and bicyclists are in parking lots in the various retail stores, banks, and office buildings east of the site. One logical i explanation for the lack of pedestrian activity is the lack of sidewalks through the area. Roadway Improvements There are several roadway improvements planned near the proposed site and these are summarized in Table 1: Key among these is the Valley Parkway, which would run along the west border of the site. It would intersect with !' SW 7th Street. Others include improvements to Grady Way, Lind Avenue SW, and SW 7th Street. c-lo TABLE 1 PROGRAMMED ROAD IMPROVEMENTS Valley Parkway SW - SW 16th Street to SW Grady Way (Phase II) . Grading, drainage, paving, curbs, sidewalks, illumination, signals, bike routes, channelization, landscaping, bridge, 66' roadway (with 20% LID). 1983 - 1985 Valley Parkway from SW 43rd to 16th, SW 16th to Grady Way, SW Grady Way to S. 140th Street and 140th to Sunset Boulevard will have the above mentioned improvements made in four phases. . SW Grady Way Bridge - Longacres Drive SW to W. Valley Road (joint project with Tukwila) bridge replacement. 1980 - 1981 SW Grady Way - Lind Avenue SW to Longacres SW. Drainage, paving, curbs, sidewalk, illumination, channelization, P-1 Bridge, 44' roadway (with 50% LID). 1982 Lind Avenue SW - SW 16TH Street to SW Grady Way Drainage, paving, curbs, sidewalk, illumination, signal , channelization, bike routes, landscaping, FAI 405, bridge, 44' roadway (with 10% LID) . 1983 - 1984 - 1985 Shattuck Avenue S. - 7th Street to S. Grady Way State DOT project, park and ride lot, construct new roadway. City participation: grading, drainage, paving, curbs, sidewalk, illumination, signalization, channelization, 44' roadway. 1980 Shattuck Avenue S. - S. 4th Place to S. 7th Street Grading, drainage, paving, curbs, sidewalk, illumination, channelization, bridge, 44' roadway. 1980 - 1981 Source: City of Renton "Arterial Six Year Street Construction Program." c-11 FORECASTS OF TRAVEL DEMAND AND TRAFFIC ANALYSIS P' This section of the report outlines the assumptions and steps taken to arrive at an estimate of future travel associated with Earlington Park and discusses the potential impacts of the additional traffic on I, streets in the vicinity of the site. The process used a standard transportation planning approach for forecasting travel demand using the following steps: 1 . Trip Generation - how many people will make trips? 2. Mode Split - what modes will people use (automobile, transit bicycle or walk)? I '. 3. Trip Distribution - where are their origins and destinations (Seattle, Bellevue and eastside, Kent Valley, etc.)? 4. Travel Assignment - which routes will they take to make their trips (streets, sidewalks, or transit routes)? I . The steps taken to estimate these future traffic levels are described below. To ensure that impacts would not be underestimated, the analysis' which follows generally reflects a "worst case" condition. "Worst case" is defined here to reflect the high end of the reasonably expected range of conditions. Trip Generation and Mode Split Trip generation statistics assembled by The Institute of Transportation Engineers and The Arizona State Department of Transportation suggest vehicle ,!, ' trip generation rates for the land uses proposed for Earlington Park range as _- follows: P.M. Peak Hour Daily Trip Generation Rates Trip Generation Rates Land Use (Trips Per 1 ,000 Square Ft) (Trips Per 1 ,000 Square Ft) ill Range Applied Range Applied Heavy Warehousing 4 - 6 5 .6 - 1 .2 .9 Light Warehousing 4 - 8.7 6 .7 - 1 .3 .9 Business Park 8 - 12.5 10 1 .0 - 1 .5 1 .3 Office Park 15 - 25 21 2.2 - 2.5 2.4 C-12 These ranges reflect the various types of business that occupy a given land use type. Not knowing the exact character of the businesses that will occupy this development, an average or slightly above average trip generation rate was selected by combining these nationally observed rates with observations at local developments of similar character. When these rates are applied to the phased development profile shown on Figure 1, the daily and peak hour trips shown on Table 2 result. This shows that at full development the proposal will generate about 14,675 one-way trips per day (7,337 round trips) and about 2,065 one-way trips during the evening peak hour (the majority of which - approximately 70% - will be traveling away from the industrial park). Slightly less than half the total daily and PM peak hour trips will be generated during Phase I of the development, with Phase II making up the remaining 60 percent. These figures reflect conditions on weekdays and reflect all vehicle trips including those made by employees, service and support services and truck pick-up and delivery. Except for isolated studies which are site or industry specific, there are no universally accepted standards for estimating the amount of weekend vehicle activity at a complex like Earlington Park. These studies suggest, however, that the weekend day traffic volume is less than 10 percent of the average weekday volume. Most weekend traffic at this development is likely to be associated with the office and business park. Weekend truck activity should be very limited (less than 5 percent of the average weekday truck volumes) because the overtime labor costs associated with driver. and warehouse- men make normal truck transfer operations uneconomic. Thus any weekend activity would result from an intercity/interstate delivery that was off schedule and thus arrived early or late. Most local truck activity should be concentrated during the week. There is limited data showing the percentage of trucks in.the traffic stream that travels to and from a mixed use development like Earlington Park. It should, however, be the case that the percentage of trucks will be higher for the warehousing activity with a lesser - proportion of trucks associated with the business park and still fewer trucks associated with the office park. Estimates of typical ranges of truck traffic are listed as follows: C-13 TABLE 2 TRIP GENERATION Daily and PM Peak Hour • Phase Heavy Warehousing Light Warehousing Business Park Office Park Total Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour Daily PM Peak Hour I 20)60 370 2265 340 2335 305 0 0 6660 1015 II 1815 325 0 0 1050 135 5150 590 8015 1050 TOTAL 3875 695 2265 340 3385 440 5150 590 14,675 2065 H 44 Estimated Percent Trucks of Total Traffic Estimated Truck Trips Use Daily PM Peak Daily PM Peak Hour Heavy Warehousing 40-70 5-10 1570-2750 35-70 Light Warehousing 40-70 5-10 880-1540 15-35 Business Park 10-40 5-10 260-1030 15-35 Office Park 0-15 0- 5 0- 750 0-30 These ranges may appear to be relatively broad, but until a specific tenant or activity is identified, it is very difficult to estimate the amount of employment associated with office and warehousing staff (i.e. , the amount of auto trips). If, for example, a tenant for heavy ware- housing is a pharmaceutical distribution center, there may have to be a substantial employment force to unpack incoming crates and make up and repack outgoing orders. On the other hand., if the warehouse is simply used as a transfer center (i.e. , crates of heavy equipments) , the in house employment would be very low and in turn, the proportion of trucks would increase. In this latter case, however, the total (auto and truck) trip generation would be substantially reduced. During the morning and evening peak hours the proportion of truck trips are estimated to drop because most industrial/warehousing facilities operate on a schedule that starts and finishes earlier than the more typical home-to-work peak hour. Often this schedule is intended to allow trucks to load and be on their first delivery before the morning peak hour and to be back at their home warehouse before the evening rush hour starts. This staggering of workshifts often circumvents peak hour congestion, delay and their implied costs to the shipper. It must be recognized that the peak traffic period starts about 3:00 PM and some days volumes do not drop off until 6:00 PM or later. While this three hour peak period is familiar to Renton residents because of the two long-time major employers (Boeing and Paccar). Nonetheless, the time when Earlington Park traffic will have its greatest impact is during the 4:15 PM and 5:15 PM hour. While there may be more truck traffic earlier in the peak period (e.g. , 3:00 PM to 4:00 PM) , the majority of trucks will be traveling in the opposite direction to the outbound exodus from Boeing and Paccar. C-15 f Depending on the types of businesses occupying the spaces, it is unlikely there will be a noticeable amount of traffic during evening hours. The only potential exception would be the heavy warehousing where there might be a swing or graveyard shift to unload the rail cars which are normally brought in during the evening. There may also be some night shift work associated with loading trucks that are attempting to get a pre-morning peak hour start on their delivery route. In most analyses of forecasted traffic volumes, a certain percentage of the trips are assigned to transit, bicycle trips, or people who walk; this step is called mode split. In this analysis, however, existing transit routes operate on the periphery of the site; the long walking distances will make transit use for prospective employees unattractive. Accordingly, none of the trips to the proposed site were assigned to transit. Further, there was no reason to assume any significant number of trips would be made by bicycle or by walking. Because there are a limited number of housing developments or convenience commercial (res- i . taurants, etc.) within reasonable distances, these assumptions tend to make vehicle volumes high since they do not account for anyone walking, . riding bikes, using transit, and as such, reflect a "worst case" condition. Thus, should employees use these alternate modes of travel , the resulting traffic volumes would be less than shown in this report. If -transit were used, it would most likely be used during the peak hours when employees travel between home and work. At best, traffic volumes should not be expected to decrease more than 10 percent even if transit service in the area is upgraded. ' Trip Distribution and Assignment There are three primary components of the traffic volumes to and from this site and their trip destinations will dictate the travel distribution. First, are the employees who will generally travel from their homes to work in the morning and the reverse trip in the evening. Some may make midday trips during their lunch breaks to eat to run errands. Second will be the truck traffic which starts early in the day, continues throughout the midday and normally is shut down before the evening rush hour starts. The third component includes general business. trips (i .e. , mail delivery, package delivery, visitors , etc.) . C-16 The peak hour volumes will be dominated by employee trips and tempo red by some truck and general business traffic. It is likely that this peak hour will occur between 3:30 PM and 4:30 PM which precedes the normal peak hour in the vicinity of the project by about one-half hour. This stagger- ing of the peak hour will lesses but not eliminate the impact since maiWY employers in the Renton, Kent, and Auburn areas operate on ,a similar work schedule. The distribution of this traffic will be toward surrounding • residential areas, since most evening peak hour travel will be from work to home. Midday travel will likely be dominated by truck traffic, moderated by general business and employee trips. Accordingly, the daily trip distribution will be oriented more to business and commercial centers while the peak hour distribution will be oriented more to residential neighborhood locations. These distributions are reflected on Figure 5. The trip assignment is largely dependent on the street network. As such, there are several key roadway links implied to exist on the site plan, but which are not yet constructed. The first of these is Powell Avenue SW from SW 10th Street to SW Grady Way, and the second is the Valley Parkway west of the site. Without the Powell Avenue SW connection, most traffic would have to enter using SW 7th Street off of Rainier Avenue S. Some traffic would travel via Lind Avenue SW, { and another segment would travel north to and from Sunset Blvd. via Edwards Street. This would serve to aggravate an already congested condition along Rainier Avenue S. . Therefore, it is recommended that Powell Avenue SW be extended from SW 10th Street to SW Grady Way before the first phase of the development is occupied. The Valley Parkway is a key link for both internal circulation and external access and egress. It would be difficult to develop the second phase of heavy warehousing and light warehousing or the office park if a circulation road along the west edge of the development was not established. Daily and PM peak hour travel assignment showing travel patterns with the Valley Parkway connection to the south is shown on Figure 6. I ! ra Ir C-17 - • . . . • r F / • -4\ so LEGEND G A �4/ PERCENT DISTRIBUTION -3 mZ - P XX% - DAILY TRAVEL 1� �� 3S% (YY%) - PM PEAK HOUR TRAVEL ( i A (30%) O SX �� (10%) AW m ft VA i W. VALLEY RD \ja Z • G G,, 1 4. Adirli°1111.1.11.11111114 ,. • i i i I rA VALLEY PWY `` • PROJECT 25% t4. POWELL ` E SW . SITE (20%) o� Z RAYMOND AVE SW Z T1iOM ,_ AVE. SW 1 N: i ' SENECA AVE SW \ ,I LIND AVE SW MAPLE AVE SW g - E I" W1 N£ _ N �O`0� 84 AVE SW A E VALLEY HWY A HARDIE l F. a V . FWY PSN1� 25% R (30%) 10% (10%)' . (I ' I Figure 5 � ' EARLINGTON PARK EARLINGTON PARK TRAVEL DISTRIBUTION (:�=1'; '' • C-18 • OJ LEGEND. G� ,40 XXX - DAILY TRAFFIC VOLUME m ,- ul m P (YYY)- PM PEAK HOUR TRAFFIC VOLUME e?) rIp....) M (v\f D a ti� p~, ti i 1470 A W ` (200) A$ ©• \_.1 iW. VALLEY RD '"Zn4. G740 5865 m 0 0 (820) .. (105) .. N VALLEY PWY 5135 cn o .....0„ (725) PROJECT - f lk.f) POWELL AVE.. SITE cnrnRAYMOND AVE SWy THOMAS AVE. NNOpuSENECA AVE SW 740 �'o `-, < (105) • o LIND AVE SW 2200 (310) MAPLE AVE SW LP cn r ?�o w f.. ^ N 1O r Ili ��► N ,�. W cn 0 —I P. S f � i, p .. N �O�pgo AVE SW a E VALLEY HWY )21Atd !ItHARDIE 690 SA lip p iS / 2205 VALLEY FWY hi P , ca` (415? os '(�*pgl O - a, w o 0 l% LAO N l O -4 - Figure 6 EAEARLINGTON PARK TRIPIASSGIGNN hENTARK �� r ,� C-19 - -- • Travel Analysis The impacts associated with added traffic volumes will be increased delay and congestion along all major roads in the area. A portion of the j future traffic volumes will be attributed to the general traffic increases generated by area-wide growth. It is unlikely, however, that the increase generated by Earlington Park will be perceived by the average driver since traffic conditions in many locations already operate at LOS D-E. This is because the level of congestion (physical restriction) at LOS D in urban areas is interpreted by drivers as the inability to travel as fast as they might like. The general impact will be to lengthen the peak period rather than make congestion worse. This phenomenon can be observed on I-405 where the peak period now exists for 1-Z to 2 hours. These congestion impacts might be mitigated with subtle changes in signal timing or signal coordination. Any such changes would have a minimal impact since most of the signal timing appears to be relatively refined. At intersections where STOP signs control traffic, the addition of a traffic signal will not normally upgrade the level of service at an intersection, but if interconnected properly with adjacent signals, could serve to provide a better progression of traffic moving along an arterial II _ (e.g. , Rainier Avenue or Grady Way). The primary benefit of a signal on a heavily traveled arterial is to provide sufficient gaps to permit side street traffic to enter onto the roadway, to provide (if part of the signal design) for left turning movements off the arterial onto the I ! . side street, and to establish a clear definition of the right-of-way - I for conflicting traffic movements which normally has a very positive benefit in reducing the severity and sometimes the frequency of accidents. During the midday, there will be more truck traffic. This will reduce the efficiency at most key intersections including Lind Avenue SW/SW Grady Way, SW 7th Street/Rainier Avenue S. , SW Grady Way/Rainier Avenue S. , and SW Grady Way/Interurban Blvd. The impact of this addi- tional truck traffic will also be noticed at the I-405 on ramps. To provide a general impression of the impact, each one percent increase of trucks into the traffic stream will result in about one percent � . decrease in the capacity of the intersection. When Longacres is operating, there will also be conflicts between the afternoon peak hour traffic exiting Earlington Park and inbound C-20 Longacres traffic. During the afternoon hours during the racing season, _1 there is substantial increases in the traffic volumes along Grady Way and Interurban Avenue. These increases will be in conflict with traffic turning into and out of the site onto Grady Way. Because volumes along Grady Way are currently very high, resulting in a limited number of l acceptable gaps and thus making it difficult to turn on and off the road, turn lanes will have to be introduced as part of the design of the Powell Street/Grady Way and Longacres Parkway/Grady Way intersections. These improvements will have to be designed to serve the large trucks • that are forecasted to use these intersections. I Railroad Activity Generally railroad movements are limited in this area since the exchange of boxcars servingthe heavywarehousingis normallymade 9 11 during the evening. Trains are constructed in the switching yard and then are dropped off at their respective destinations in the industrial park in time for night or early morning unloading; then the railroad freight can be organized on shipping platforms for distribution by trucks the next day. Without an exact knowledge of the tenants planning to occupy the heavy warehousing, it is difficult to estimate the number of trains or boxcars that would be generated by this development. In the very worst f . case, there would likely be one train per day that at maximum would be 20 to 30 cars long. More likely, there will be one train movement in and one movement out each day, but the number of cars are likely to be limited to about 5-10 cars per train. Currently as many as 20 to 30 trains per day pass through the r-i. Renton/Kent Valley. Substantial growth in this volume is anticipated __ with the rapid development of rail-served warehousing in Auburn and Kent. The additional demand generated by Earlington Park will be a relatively small portion of this growth over the next 5 years, i.e. , likely less than 5 percent. Accordingly, the demand does not appear large enough to generate one more train movement each day but will , rather, in conjunction with other warehouse development, generate more train movements. C-21 . As noted above, most train movements of this type are scheduled during the late evening and early morning. Consequently, the potential for con- flicts where the railroad crosses the road system is minimal because the traffic volume at this time of the day is negligible (less than 1 percent of the daily volume). Nonetheless, these railroad crossings should be properly signed and signalized. Cross bucks are not appropriate at these crossings because the combination of train and car movements are not large enough to warrant their installation. All railroads and spurs will be constructed in advance of occupancy of the heavy warehousing. Present plans call for only heavy warehousing to be served by rail (i.e. , there will be no rail service for the light warehousing). r Safety There do not appear to be any unusual safety hazards associated with the design or siting of the Earlington Park, and consequently the develop- ment is not expected to measurably increase the safety hazard potential on surrounding streets. Traffic accidents in the vicinity may be expected to increase in some proportion to the increase in traffic volumes on streets surrounding the proposed development. Based on the current state-of-the-art in transportation engineering, however, it is extremely difficult to estimate how large this increase may be. Assuming accident rates in the vicinity remain at existing levels, the increased traffic due to Earlington Park may result in an average of up to five additional accidents each year on streets surrounding the site. This may reflect a slightly higher-than-normal increase in the accident rate due to the higher-than-average proportion of trucks in the traffic stream. The potential for accidents at railroad crossings should be reduced because of the City's signing and street marking program at railroad crossings. Signing and signalization at the railroad crossings within the project will be made as part of the road improvements. As noted above, the train volumes in this area are relatively small and schedules do not coincide with normal peak hour traffic flow periods; thus, acci- dent potential is very small . C-22 Energy The development of Earlington Park may or may not have a beneficial impact on energy consumption. On one hand it will create new jobs re- quiring people to travel from homes to a new employment center. On the other hand, the site is located centrally to most commercial , business, and residential centers and thus will result in shorter average trips. Thus, in comparison to an alternate development located in an area less ' central to these business and population centers, this proposal would generate relatively less demand for petroleum fuel consumption. Parking and Loading As mentioned in the existing conditions section of this report, there was some parking observed on streets in the existing development. Since this restricts movement of larger trucks, it is recommended that this pattern be eliminated by providing a sufficient number of parking spaces off the street to meet or exceed city parking regulations so these spillovers do not occur. Further, the streets should all be marked and/or signed for "no parking." Recommendations regarding measures to enhance parking conditions and internal access are outlined in the mitigating measures section of this report. . C-23 _._ MITIGATING MEASURES The following outlines some of the key mitigating measures developed from the analysis of impacts. The costs associated with making these im- provements should be assessed in proportion to the amount of use by Earlington Park or as negotiated between the City of Renton and the project sponsor. Transportation Network • Powell Street be extended to connect SW 10th Street to Grady Way. • All on-site intersections be designed with a full 4 .lanes (2 lanes in each direction) to provide sufficient room for large trucks to turn without crossing over into the opposite flow of traffic. • SW 7th Street and Powell Avenue SW should be channelized to provide four traffic lanes (two lanes in each direction) on a curb-to-curb street with a minimum width of 44 feet. • There should be only three access points to the proposed Valley ' I Parkway (SW 7th Street, access to the heavy warehousing, and access to the office/business .park). • Phase II development should not be developed until a road (Valley Parkway or a private two-lane road) can be constructed !� - along the west side of the project. Any construction should be designed to serve as the first stage of Valley Parkway construc- tion (i.e. , it should not have to be replaced when the Valley Parkway is constructed). • All cul-de-sacs within the project should be designed with a minimum outside radius of 50 feet. • All streets internal to the development should be a minimum of 34 feet with curbs and gutters. • All driveways should be 34 feet wide with a 25 foot radius so trucks do not have to cross over into adjacent or opposing traffic lanes. • All curb radii at street intersections should be 25 feet . minimum. • The Powell Avenue SW/Grady Way and the Valley Parkway/Grady Way intersections should be signalized at the time the intersection is constructed. • The Powell Avenue SW/Grady Way intersection should be channelized with a westbound right turn lane and an eastbound left turn storage lane when Grady Way is widened to four lanes. Likewise, the Valley Parkway/Grady Way intersection should be designed in a similar manner. • f• C-24_ ... Traffic Volumes and Patterns • As a covenant to the sale or lease of the warehousing or business park, limit the average square footage of floor space allocated to office space (in contrast to storage or assembly areas) to the following: Heavy warehousing : 10 percent of total building area Light warehousing : 10 percent of total building area Business park : 20 percent of total building area Parking and Loading • Provide sufficient space in loading areas to allow large semi- trailer trucks to maneuver, i .e. , 100 feet from edge of the loading dock to curb. An alternative would be to provide space for parking and/or loading inside the building. • All loading, handling and maneuvering areas shall be separated from the street and sidewalk by some type of raised barrier or landscaping so the street is not used for maneuvering trucks. • "No Parking" signs should be posted along all roads in the development as well as along existing portions of SW 7th Street and Powell Avenue SW and SW 10th Street. Pedestrians, Transit and Bicyclists • Pathways or walkways parallel to all major roads should be provided (i.e. , 7th and Powell ) . • Work with Metro Transit to determine if an existing transit route could be shifted or a new route could be established to run through the proposed site (e.g. , Route 155). C-25 OF I ° THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON.WASH. 98055 n o CHARLES J. DELAURENTI MAYOR • POLICE DEPARTMENT 90 �' HUGH R. DARBY, CHIEF 01TE SEP0���P November 12, 1979 JON POTTER R W Thorpe & Assoc. 815 Seattle Tower Seattle, Wash. 98101 Dear Jon Potter: Chief Darby has asked me to answer your. letter of ` October 31, 1979, in regard to the proposed Earlington Manufacturing Park. The answers to your questions are { as follows: . • 1. The maximum emergency response time to the 1 proposed site would be 3 minutes. 2.. The present ratio of police personnel to citizens is 1. 7 per 1, 000 inhabitants. d " 3. Whether present service could accomodate the proposed development: This is a difficult question to answer in- that we will be able to accommodate the new development, however it will dictate an over- • all minimal decrease in service to the rest of the City. Ultimately, this development coupled with other proposed developments will dictate the hiring of additional personnel. Hopefully I have provided you with the information that you will need in completing your environmental statement for the development. If you have any further questions, please feel free to contact me at anytime. i " I Very truly yours, . HUGH R. DARBY, CHIEF OF POLICE Lt. D. R. Persson . Appendix D I .. OF R4,,, THE CITY OF RENTON 4. 170 O CHARLES J. DELAURENTI, MAYOR o : " FIRE DEPARTMENT HEADQUARTERS 09A � MUNICIPAL BUILDING 1200 MILL AVE. S.IRENTON, WA. 98055 I 235-2642 09gTeo SEPWI" CHIEF: DICK GEISSLER November 6, 1979 Jon Potter R.V. Thorpe & Associates 815 Seattle Tower ! 3rd & University Seattle, Washington 98101 Dear Jon: Review of your letter dated October 31, 1979 by Fire Chief Geissler reveals the following information and requirements for your proposed Earlington Industrial Park. (1) The maximum emergency response time would be 4 minutes. (2) Number of on duty firefighters is twelve (12) plus one Chief Officer. (3) Fire flow at the site is approximately five thousand .(5000) gallons per minute. (4) Adequacy of five thousand gallons per minute would depend on many factors such as size of buildings, type of construction, occupancy of buildings, etc. (5) Present service could accomodate the proposed development if all buildings are sprinkled and fire alarms tied to a central station. (6) Emergency medical aid will be provided by Aid Car and two personnel from Station 11 with an average 4 minute response time. (7) A through access must be provided from north side of property to Rainier Avenue. (8) Approval subject to pre-construction conference with Fire Chief. If we ca of fu ther assistanc please call.. E.V. Wooton Jr. , Fire Inspector EVW/cr D-2 P - MEMORANDUM FROM THE DESK OF . . . April 28, 1980 JIM MATTHEW FIRE MARSHAL TO: Gene Williams , Assistant Planner RE: Rough Draft - E.I .S . for Earlington Park My comments regarding the development of Earlington Park are based upon present capabilities of the fire department given the following infor- mation. 1. Virtually the entire area is located outside the 1h mile service radius of the fire departments' first response engine company, and 2 mile service radius of the first response ladder company as re- quired by the Survey and Rating Bureau standards. 2. The present statistics indicate that the amount of responses per calendar year are increasing at a rate of 25%. Present crews are working at or near capacity to maintain required drill and inspec- tion time. 3. Average response time for the area based o.n statistics gathered in . 1979 is one minute over the minimum required under the guide lines of the Renton Fire Department Master Plan. 4. Plans for a future fire station located on Benson Hwy in the_vicinity of S.E. 170th would not improve the first response capabilities to this development. 5. Accessibility of surrounding fire departments to the area is limited by man-made and natural barriers; and is subject to inter-agency agreements. 6. The typical type of occupants in this kind of development is of a high hazard classification either high piled stock or of a highly flammable or hazardous nature requiring special fire protection considerations and increased intervals of inspection. Based upon these considerations, further development of this area should be limited until such time as improvements can be made to provide timely first response capabilities. ti I would refer you to the Renton Fire Station Location Study conducted in 1973. In it, under recommendations, it mentions considerations for a fire station located in the industrial area. , • .- , • "`- / w if � v0 ` James F.-Matthe , Fire Marshal t ��...••' ,c D-2a • .1 . - . • •• .. .... ..... . . mir.9....,.:,7w. ••4.•=ar&T---4,77-7frrys77-7—'--MT.-.''ffic—,71. v. ....--ze.' 77.71.6w,:- -1!.-7,....---- -t7.7—''75,M-' -;Zgr-71.74---::•,..-.. .7,;=7,T1:11To"'rf i , c,4,-..,-.G.;,4,6i4, .,.:„.1?.;•• •._e .. .—..... —. ..,._ ...AM,— 1 p-..,, t, 1 -,,..4;•-f •'?',..4t;:...1t...:., ,..i.: ,- : :•;,-1..., •.c.,,,...,,,:.. ,•i7.Trc:5:. 4.',-,r'. •,r , - 1-;.-6'''X'.4: :'":1?-‘•,.....;;,.. "."':•-• :.'-'••••44%. 2.Y. - • . ,.i"it:,1"*"•' vrlft":1-4.5e.4/01-..-lie:t74: - :Vi, ::.•-: -,-...- ':' '.''''' -. ,:a.A...-',i.abi.taux ..." . • --. 1 ' • 1 .i PUGET SOUND POWER & LIGHT CO. 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KELP RINK COPY, RCTURN . • II • • k - .. . . • . lir • • - . . ., . . • •. • - , . . . . • • • • 111, 11 . . • - . • • • • . .• .• • . . . . . 4 I . . • • t . . . . .. . • .. . .• •••• . . . • • • • • i•. . .. . • • . • • • • - 11 /. . . . •• . . • I . • • • • 1 • . . . . . 6 • • . . 1. .. • . • • •• • • il •• •• . • • • • • 11-3 . .• • - . . . . . , • . _. . • -- - - • - 1 , .li APPENDIX E UNIVERSITY OF WASHINGTON SEATTLE,WASHINGTON 98195 April Institute for Environmental Studies Office of Public Archaeology Engineering Annex FM-12 (206) 543-8359 David M. Schuman, General Partner First City Equities Bank of California Center 900 Fourth Avenue Suite 3818 Seattle, Washington 98164 RE: Archaeological Test Excavations at the proposed Earlington Industrial Park Dear Davi-d: The following report in letter format concerns the result of this office's re- cent archaeological sub-surface test excavations at the proposed Earlington In- dustrial Park development in Renton, Washington. This work was conducted March 21 - 31 , 1980 by Stephen Elmore and Mindy Wright, and was the result of infor- mation derived from the Step 1 test coring activities at that site. STEP 1 : SUB-SURFACE TEST CORING RECOMMENDATIONS The test coring indicated possible cultural activity in the areas labeled "Area A" and "Area B" on the enclosed map. Both areas consisted of charcoal/organic staining below surface and warranted further investigation to assess the nature of the staining. It was evident from the test corings that Area B might be a redeposited matrix, due to the greatly varying depths of staining, and it was determined that a 1 x 1 meter test unit would yield sufficient vertical exposure to indicate whether or not this was, in fact, the case. Area A evidenced a much more even staining over a larger area and necessitated the excavation of at least one 1 x 2 meter test unit to more closely observe the nature of the staining and to determine the nature and vertical extent of any cultural material that might exist in that area. STEP 2: SUB-SURFACE TEST EXCAVATIONS AREA B Area B was first excavated, being taken down by 10 centimeter levels until an obviously redeposited matrix, as evidenced by a swirling "chocolate sundae" type layering, was encountered. This matrix was then removed (in order to observe whether or not it was underlain by any cultural matrices) , revealing natural , undisturbed bands of clay and sand down to a depth of 2.5 meters from the surface of the unit. No cultural material (other than a Titleist golf ball found some 29 centimeters below the surface) was recovered from this unit, and the staining (�M' Recycled Paper E-1 David M. Schuman April 1 , 1980 Page Two observed in the test corings was most probably the result of anaerobic activity in the bottom of the adjacent stream,which was redeposited during a dredging of that stream. It is apparent that no cultural deposition or occupation occurred in Area B. _ AREA A The 1 x 2 test unit in Area A was laid out at 49-50N/449-451E, and was excavated in 10 centimeter levels. Under the surface sod layer the matrix was a medium to light brown silty loam to a depth of approximately 85-90 centimeters, where it blended to a more clay-like matrix of the same color. No cultural material was discovered in these upper matrices, but at an average depth of approximately 100 centimeters the matrix darkened considerably to a mottled gray-brown clay, and in the 100-110 level some 61 fire-broken rocks, 10 bone fragments, 7 lithic flakes, one manufactured item (worked bone) , and many charcoal pieces were recovered. In the 110-120 level , the matrix became an intense black greasy clay, and con- tained over 200 pieces of fire-broken rock, 9 bone fragments, 8 lithic flakes, two manufactured items (a projectile point and a point/scraper) , and numerous charcoal fragments. The northwestern corner of the unit yielded evidence of a possible small pit and another small pit (approximately 40 centimeters in diameter) filled with fire-broken rock was discovered in the center of the unit. By the base of the 110-120 level , it was clearly evident from the intense concentration of cul- tural material that some cultural deposition/occupation had occurred, and it was decided to confine subsequent. excavation to the western 1 x 1 '(49-50N/449-450E) in order to more efficiently determine the vertical extent of the cultural de- posit. At an average depth of approximately 130-135 centimeters, the black staining be- gan to yield to a series of discrete bands of matrix. Cultural material started to thin out in these lower matrices though another 20 fire-broken rocks, 5-6 bone fragments and some smaller fish bones were recovered from 130 centimeters to 160 centimeters below the surface. Each of the bands beneath the intense black ma- trix was mottled and stained by elements of the other matrices and none could be defined as being an assured result of natural deposition. Though subsequent test coring indicated that there was a natural matrix at a depth of approximately 170 centimeters, this could not be confirmed by excavation due to the presence of the water table at a depth of only 163 centimeters. SUMMARY AND RECOMMENDATIONS The suppositions derived from the test coring results for Area B were borne out by the test excavation of the 1 x 1 meter unit. It was obviously apparent that the matrix in that area was redeposited by dredging activities in the adjacent stream and that no cultural occupation or activities occurred in Area B. It is highly unlikely that construction activities will have any adverse affect on cultural 4 E-2 � � 1 David M. Schuman April 1 , 1930 Page Three ' resources in Area B. While the absolute vertical extent of the cultural deposit in Area A could not be defined in the 1 x 2 test unit due to the encroachment of the water table, it is obvious from the heavy concentrations of cultural material above the water table that cultural activity and/or occupation did occur in that area. Evidence from the Step 1 coring activities would suggest that the approximate area of the cultural deposit in Area A is 20 x 35 meters (roughly 35-55N/435-470E) . It is our recommendation that Step 3 activities (large-scale excavations) be initiated in Area A. Specific details of the Step 3 activities are being prepared by Jim Chatters of this office and will be forwarded to you as soon as they are completed. We appreciate your concern for the cultural resources of the region and are more than happy to assist you ir7 the early stages of your project. If you have any questions regarding this report or our recommendations, please feel free to con- tact this office at your convenience. Sincerely, Stephen H. Elmore Research Assistant Sincerely, 47// /' James C. Chatters Acting Director cc: Jeanne Welch Deputy State Historic Preservation Officer Office of Archaeology and Historic Preservation E-3 cSNiy1S -) rrvy94o) Crv04199/,c v 2nlvr >` d2LS3 s'tVbLljr�P7� „fit," �'7'�/Sr� vo,til�9a, Sb2bb ,vIWJ: ,lNY9zo ar/b AeIi ' . . ..4610:roxtc.7), sfrgovelo Sfvoldb,o7 32097 1531 ›f.0247 Sersa..y7C? 3'yvp 15,zi, 1- ,may Sy.41,, r019rvnHSyp-, ' Nod Nab -co DE xW614 rv9l9Nf7Yti,7 1 dWW • • i • • • .r • ♦% • • • • - soot t t. \ - I - Sao, gob:44 Oo77' • • • • `� te mi v��f� . • • • • • • • I l I oast M ao05 • • ' r.` w Moos I .• -Moo r • i.. Mo S1 • ARCHAEOLOGICAL EXCAVATIONS AT SITE 45K153, RENTON, WASHINGTON INTRODUCTION First City Equities, a corporation out of Seattle, Washington, has acquired the Earlington Golf Course in Renton, Washington and is now finalizing plans to develop the property for industrial purposes. As a part of the EIS process, First City Equities contracted with the Univer- sity of Washington, Office of Public Archaeology, to conduct a cultural resources inventory of the property. That research consisted of (1) coring the entire property at intervals of 50 m (162 ft.) to locate poten- tial prehistoric archaeological sites and (2) excavation of test pits in two areas that showed such potential . As a result of this process, one archaeological site (45K153, Fig. 1) was found in the extreme northeast corner of the property. Covering an area of approximately 20 m (65 ft.) by 35 m (114 ft.) , and buried up to 140 cm (56 in.) below the surface, the site consists of 'a dense deposit of charcoal , fire broken rock, charred bone and chipped stone artifacts. In the test excavation, this black layer is up to 40 cm (16 in.) thick, although test cores indicate a thinner deposit elsewhere. Projectile points found in the cultural stratum are small , corner-notched and stemmed forms, dating from 200 to as much as 1000 years before present. Preservation of charred plant and animal remains is excellent and, be- cause the black deposit is underlain by a yellow sandy layer, it will be possible to discern patterns of posts that supported house timbers during occupation of the site. Site 45KI53 is .75 kilometers (1/2 mile) downstream from 45K151 , the Sba'badid site, the two parts of which date to 1800-1830 and around 1865 A.D. Because it predates the older village at Sba'badid, site 45K153 is of tre- mendous scientific value, as well as being important to the modern day Du- wamish people. Studied in combination, these three sites can provide infor- mation of the affects of the contact with European people and their diseases on the culture of the ancestral Duwamish people. Industrial development on this property will almost certainly result in extensive damage to the arch- aeological site and may lead to its complete destruction. Recognizing the scientific and cultural value of 45KI53, First City Equities has agreed to fund the excavation of a portion of the site. This investigation will be conducted between 21 May, 1980 and 31 August, 1981 and will consist of a three phase procedure, including (1) data recovery through large-scale excavation (21 May through 30 June, 1980) , (2) data analysis at the laboratories of the University of Washington and (3) prepa- ration of a report on the results of the study which will be made available to the public. The Office of'Public Archaeology will conduct the investiga- tion according to the highest professional standards. Er'5 TECHNICAL APPROACH The conduct of archaeological investigations at Site 45K153 will be a three phase effort. This study will include 1 ) data collection, 2) data processing, and 3) report preparation. Details of each phase are presented in the following paragraphs. Phase 1 . Data Collection Data collection techniques are involved with the actual excavation of archaeological materials. For maximum information return from this partic- ular site, this activity will be conducted in four steps. Step 1 : Coring. The entire site area will be cored at 2.5 meter inter- vals using a hollow tube soil coring device. The surface elevation and the layering of archaeological and geologic deposits in each core will be used to prepare detailed maps of subsurface deposits. These maps, diagrams of former surface topography, will be used to locate specific cultural features (e.g. , house floors, cooking areas) and to guide the mechanical removal of the 1 -1 .2 m silt overburden. This effort will require approximately four man-days to complete. Step 2: Horizontal Exposure of Archaeological Deposits. The primary excavation tactic to be employed at 45K153 is known as horizontal exposure. Our purpose will be to obtain a statistically valid sample of site contents by exposing large areas of the deposit. These areas will be chosen using a statistical sampling design based on information about site content provided by Step 1 . Within each area excavated, the distribution of all cultural materials (e.g. , tools, food refuse, housing, and food processing features) will be mapped. From such a map we will be able to obtain an understanding of how the site's inhabitants patterned their daily lives, and how that pattern compares with life at the later Sba'badid sites. After ascertaining which areas of the site will provide the highest quality information, heavy equipment will be brought in to remove the sands and silts overlying archaeological deposits. A few centimeters of silt will be left over these deposits to ensure that archaeological remains are not disturbed. This archaeologically sterile deposit will then be removed by hand and the archaeological deposit will then be excavated with great care. The location of all tools, soil stains and other cultural remains will be mapped. Samples of soil will be taken from all features (house floors, hearths, etc.) and surfaces between features for flotation processing. Flotation will be done on-site for the recovery of small , charred fragments of seeds, bones, wood and roots. Finally the archaeological deposit will be washed through 1/8 inch and 1/16 inch screening to ensure total artifact recovery. This step constitutes the balance of our data recovery effort and will require approximately 200 man-days of labor. An area of up to two hundred square meters will be exposed. E-6 Step 3: Feature delineation. If very large features are encountered, such as the remains of houses, they may exceed the size of our horizontal exposures. In such cases, an effort will be made to ascertain the limits of the features. This will be done by first, removing additional over- burden with machinery and, second, by hand excavation, following wall lines, lines of posts, etc. to provide a map of the complete features. Approximately 40 man-days will be devoted to Step 3. Phase II . Data Processing During the time devoted to data recovery and for approximately six months thereafter, archaeological data from Site 45KI53 will be proc- essed in laboratories at OPA and other University agencies. These anal- yses will include: 1 . Cataloging and study of artifacts of stone, bone, and possibly charred wood and plant fiber. 2. Preservation of artifacts made from perishable materials such as bone ,and wood. 3. Isolation of tiny plant and animal remains from samples of cultural deposit. 4. Identification and interpretation of plant and animal remains. 5. Radiocarbon dating to ascertain the ages of the four cultural layers. 6. Collation and redrafting of all maps produced during Phase I . The results of these analyses will be complied for use in Phase III . Phase III . Report Preparation Upon completion of all analyses, a final report will be prepared in a form that is both usable by other professional archaeologists and under- standable to the public. This complete presentation of the findings of our investigations will be published in the OPA Reconnaissance series and will be made available to the public at cost. The structure of this report will be approximately as follows: I . Introduction: a history of the sites' s discovery and events leading to its excavation. The cooperative relationship between First City Equities and archaeologists will be stressed. II . . History of the site and environs: the assistance of the Duwamish Tribe, and the Renton Historical Society will be invaluable to the presentation of this topic. E-7 III . Excavation and Analysis Techniques: The means employed by the archaeologists to obtain optimum recovery of information about the prehistoric habitation of 45KI53 will be presented in a manner intelligible to the educated layman. IV. Results: presented in several chapters, this portion of the report will detail the findings of our excavation and analysis efforts. V. Conclusion: a presentation of the archaeologist' s view of life at Site 45KI53 as reconstructed from its remains. II , J , E-8 OFIrq 17 ti i...j;eat'• n r' '1 SU3 APPENDIX F tt F • DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS THIS DECLARATION, made this day of , by 1980 by First City Equities, hereinafter referred to as "Grantor"; WITNESSET H: WHEREAS, the Grantor is the Owner of (or has an equitable interest in) real property described in the Declaration; and WHEREAS, Grantor is desirous of subjecting said real property to the protective covenants hereinafter set forth, each and all of which is and are for the benefit of said property and for each subsequent Owner and Occupant thereof; • NOW, THEREFORE, Grantor hereby declares that the real property herein referred to as Earlington Industrial Park elsewhere identified in this Declaration as "Earlington", located in Renton, King County, Washington, and more particularly described in Exhibit "A" attached hereto and made a part hereof by reference, shall be held, transferred, sold, conveyed, leased, subleased, and occupied subject to the conditions, covenants, restrictions, easements, and reservations hereinafter set forth. The following restrictions and requirements are imposed on the property subject to this Declaration and are binding on all Owners and Occupants, and may be enforced against such owners and Occupants jointly and/or severally. I. PURPOSE OF THIS DECLARATION This Declaration is made to require development, Improvement and use of Earlington so as to: a) protect the Owners and Occupants of Building Sites. against such use of neighboring Building Sites as might depreciate the value of their property; b) encourage the erection of attractive, permanent Improve- ments appropriately located to insure harmonious appearance and functions; c) assure adequate off-street parking space and off-street truck loading and maneuvering facilities; d) encourage the development of aesthetic architectural and engineering design, including compatible Landscaping, and, in general, provide a harmonious development that will promote the general welfare of the Owners and Occupants of Earlington. F-1 II. DEFINITION OF TERMS The following terms and words are defined for use herein as follows: a) Building - shall mean and include, but not be limited to the main portion of a structure built for permanent use and all projections or extension thereof, including but not limited to garages, outside platforms and docks, storage tanks, carports, enclosed malls, and porches; b) Building Site - shall mean a tract of real property within Earlington as determined by the legal description in a conveyance or lease from Grantor. If fee simple title to two (2) or more adjacent Building Sites, as defined hereinabove, is acquired by the same Owner, such commonly-owned Building Site may, at the option of said Owner be combined and treated as a single Building Site for the purposes of this I . Declaration, provided that the location of the Improvements on such combined Building Site shall be subject to prior written approval by Grantor; c) Declaration - shall mean this Declaration of Covenants, Conditions, and Restrictions, together with all of the provisions contained herein; d) Improvements - shall mean and include, but not be limited to, Buildings, out Buildings, driveways, exterior lighting, fences, Landscaping, Lawns, loading areas, parking areas, railroad trackage, retaining walls, roads, screening walls, Signs, utilities, and walkways located on a Building Site; e) Landscaping - a space of ground covered with Lawn and/or ground cover combined with shrubbery, trees, and the like which may be complemented with earth berms, masonry/ or similar materials, all harmoniously combined with themsleves and with other Improvements on the Building Site; f) Lawn - a space of ground covered with grass, kept neatly mown and maintained; g) Occupant - shall mean an entity, whether it be an individual, corporation, joint venture, partnership, or association, which has purchased, leased, rented, or has otherwise legally acquired the right to occupy and use any Building or Building Site, whether or not such right is exercised; h) Owner - shall mean an entity, whether it be an individual, corporation, joint venture, partnership, or association, which is record owner of any fee simple estate, or which has an equity of redemption in a Building Site; Isi F-2 i) Sign shall mean and include every advertising message, announcement, declaration, demonstration, display, illustration, insignia, surface, or space erected or maintained in view of the observer thereof for identification, advertisement, or promotion of the interest of any person, entity, product, or service. The definition of Sign shall also include the Sign structure, supports, lighting system, and any attachments, ornaments; or other features used to draw the attention of observers. This definition does not include any flag, badge, or ensign of any government or governmental agency erected for and used to identify said government or governmental agency; j) Street -. shall mean any public street or highway, whether presently constructed, dedicated by plat map, or contemplated in the future; under a street plan approved by any public authority. III. LAND USE Building Sites within Earlington shall be used for high quality rail-served and non-rail served commercial and industrial, and business and office park purposes. The foregoing shall not, however, prevent any Grantor from constructing, owning, operating, leasing, or conveying real property within Earlington for facilities consistent with the purposes of this Declaration. IV. RESTRICTIONS AND REQUIREMENTS ON IMPROVEMENTS The following restrictions and requirements are imposed on the property subject to this Declaration: a) Temporary Structures - No temporary Buildings or other temporary structures shall be permitted on any Building Site; provided, however, trailers, temporary Buildings and the like shall be permitted for construction purposes during the con- struction period of a permanent Building. Such structures shall be placed as inconspicuously as practicable, shall cause no inconvenience to Owners or Occupants of other Building Sites, and shall be removed not later than thirty (30) days after the date of substantial completion for beneficial occu- pancy of the Building(s) in connection with which the temporary structure was used; b) Building Setbacks - All Buildings shall be setback from appropriate property lines as follows: 1) Front Yards - all Buildings shall setback from front yard property lines a minimum distance of 60 feet; 2) Side Yard on Flanking Street of Corner Lot - All buildings shall setback from the side yard on a flanking street of a corner lot a minimum of 60 feet from the property line; F-3 3) Side Yards - All Buildings shall be setback a minimum of 20 feet from all side yard property lines except where it greater side yard setbacks are imposed by Grantor to comply with building or fire code requirements; i �1 4) Rear Yard - All Buildings shall be setback a minimum of 20 feet from the property line; 5) Rear Yard, Rail-Served Sites - All Buildings shall be setback 30 feet from the center line of lead track to com- ply with railroad operational, building, or fire code require- ments or as may be required by other provisions of this j Declaration. c) Lot Coverage - Buildings and structures, but not parking areas, shall not cover more than the following percentage of the total area of a building lot: J ; 1) Rail-Served Sites - fifty percent (50%) 2) Non-Rail Light Warehousing - forty-five percent (45%) 3) Business Park - thirty-five percent (35%) 4) Office Park - fifteen percent (15%) ; d) Height - No building or structure shall exceed a height of forty (40) feet; ; { +e) Parking, Loading and Unloading Areas - No parking shall be ! permitted on any Street or drive, or any place other than parking areas located upon Building Sites. Each Owner and Occupant shall be responsible for compliance by its employees and visitors. Parking ! ' count shall comply to City Ordinance, except Business Park use shall provide a minimum of one car per 375 square feet of gross building area. Landscaped Earth Berms shall be constructed to a minimum of three (3) feet above surrounding elevation around all parking areas visible from public roads, also said parking areas shall be buffered as well as practicable by the use of other Landscaping materials. All a driveways and areas for parking, maneuvering, loading, and unloading shall be paved with asphalt, concrete, or similar materials. Off-street loading space shall be designed to include an additional area or means of ingress and egress which shall be adequate for maneuvering; f) Screening of Service Facilities and Storage Areas - Garbage and refuse containers shall be contained within Buildings, or shall be concealed by means of screening walls of materials similar to and compatible with that of the Building. Fuel and other storage tanks shall be installed underground. Such Improvements shall be integrated F. 4 � it with the concept of the Building Plan, be designed so as not to attract attention, and shall be inconspicuously located. Unless specifically approved in writing for display and similar purposes, no materials, supplies, or equipment shall be stored in any area on a Building Site except inside a closed Building, or behind a visual barrier which screens such areas so they are not visible from neighboring Building Site or Streets; the materials used for said screening barriers shall be wood, concrete, or masonry in type and must be similar to and com- patible with those materials used on the Building. Outside screened storage areas must not project beyond the front face of the principal Building on any site, or into any required Building setback area. Outside stored materials shall not exceed a height of twelve (12) feet; g) Landscaping - No construction or installation of any Landscaping may be commenced without written approval by Grantor of the plans for such construction or installation. Grantor shall either approve or disapprove plans submitted in writing within thirty (30) days from the date on which they are received, and failure to either approve or disapprove within this pp period shall constitute approval of said plans. All Building Sites shall be Landscaped in the following manner: 1) Adjacent to Street Right of Way - A strip of land being a minimum of twenty (20) feet in width adjacent to all Street rights of way shall be completely Landscaped and maintained by the Owner or Occupant. In addition thereto such Landscaping shall extend to the Street curb or sidewalk line where applicable. The nature of said Lanscaping strip must be that of a lawn interdispersed with suitable plantings, consisting of indigenous deciduous and conifer trees. Said lawn must be established by use of a high quality sod and not by the means of seeding. Any deviation therefrom must be approved in writing by the Grantor, prior to installation of said Landscaping; A five (5) foot wide concrete walk shall be constructed by the Owner or Occupant along all street rights of way between the property line and street curb; 2) Side Yards - A strip of land being a minimum of fifteen (15) feet in width or the equivalent thereto, (determined by the Grantor at its sole discretion) shall be completely Landscaped and maintained by the Owner or Occupant; 3) Rear Yards - Areas not covered by rail or rail bed shall be planted with indigenous field grass and plantings that comply with the City of Renton Wildlife Food Source Recommenda- tions and Requirements; 4) Parking Lots - In addition to the yard landscaping described in IVr.(1) , (2) , and (3) , parking lots or paved areas 10,000 square feet or greater shall have minimum of five percent (5%) of Landscaping within the paved area, dispersed to reduce the barren appearance of the area. Minimum planter size shall be one hundred (100) square feet; F-5 5) Outside Storage - In addition to screening as required by Section IV.f. , sides and fronts of outside storage areas shall be Landscaped with a minimum of ten (10) feet width of suitable screening plantmaterial; ! Iq 6) Installation and Maintenance - All landscaped areas except natural food source areas shall be irrigated by under- ground sprinkling systems; ? ' h) Exterior Materials, Colors - Architecturally and aesthetically g' suitable building materials shall be applied to or used on all sides 1 of a Building which are visible to the general public and to be harmonious 1 arid compatible with colors of the natural surroundings and other adjacent Buidlings. Building design and colors shall be approved by the Grantor, and meet the following requirements: 1)- Exterior walls shall be of concrete or masonry; 2) No raw concrete unless sandblasted or textured; 1 3) No wood except at soffits, as entry accents, or in protected locations; 4) All colors are to be of an earth tone "Natural" range. Primary or accent colors may be used with restraint; 5) Prefabricated metal buildings are prohibited; i) Utilities - Mechanical Equipment - Roof Projections - All 1 utility lines including electrical shall be underground. Pad-mounted transformers, switchgear and similar equipment which must be installed above ground line, shall be screened with suitable Landscaping con- sistent with safety and other regulations of the utility companies. j All mechanical equipment shall be located or screened so as not 1 ' to be visible from the Street view of the general public or from the front view of other Building Sites. Penthouses and mechanical equipment screening walls shall be of design and materials compatible with those of the Building. Antennae shall be visually masked to the extent practicable and consistent with electromagnetic considerations; j) Pollutants - No trades, services, or activities shall be con- Ip ducted in Earlington, nor shall anything else be done therein which may be or become an annoyance or nuisance to the Owners or Occupants by reason of unsightliness or excessive emission of fumes, odors, glare, vibration, gases, radiation, dust, liquid wastes, smoke, debris, or noise; k) Exterior Lighting - All exterior and security lighting shall 1 have underground service and shall be designed, erected, altered, and maintained in accordance with plans and specifications approved in writing to the end that lighting shall be compatible and harmonious throughout Earlington; d • F-6 1) Signs - Design and placement of signs shall meet the following criteria: F I 1) Individual development signs shall identify only the name and/or product of the establishment; 2) No bare bulb or neon illumination of signs shall be allowed. Indirect illumination, floodlighting, or internal illumination shall be the only allowable means of illumination of signs; 3) No flashing or animated signs shall be allowed; 4) Each individual development shall be limited to building face signs as specified below: aa. Where a single building or development site contains a single tenant, signs on building faces shall be limited to a single sign for each building face, which shall not extend above the wall line of the building, nor more than one (1) foot from the face of the building. Each building face sign shall be allowed a maximum total area of one hundred (100) square feet. The maximum total area of all buidling face signs on a single development site shall not exceed two hundred (200) square feet. bb. Where a single building or development site contains multiple tenants, each tenant may have a single building face sign which shall not extend above the wall line of the building, nor more than one (1) foot from the face of the building. Each sign shall be limited to a maximum total area of thirty (30) square feet. 6) Graphics or supergraphics utilized for advertising purposes shall meet the size limitations specified for building face signs herein. Graphics or supergraphics utilized for aesthetic enhance- ment or decoration shall not be restricted by the provisions herein. 7) Private traffic signs, direction signs, and public con- venience signs may be allowed where a public need is served. m) Fences - All fences shall be erected behind the landscaped areas required in Paragraph (g) . n) Maintenance - Each Owner and Occupant of Earlington shall be responsible for keeping its Building Site or Sites, whether or not Im- proved, Buildings, and other Improvements, including Lawn and Land- , - to street curb, maintained in a safe, clean, neat, and orderly. condition and shall prevent rubbish, dunnage, replaced equipment or machinery, and the like from accumulating on its Building Site. Such maintenance shall include all spur and lead track areas and track F-7 II ' ill areas within Building Sites and to each Building Site that may not be it maintained by the governing body in jurisdiction. All exterior painted I, surfaces shall be maintained in sound condition and shall be repainted at least once every seven (7) years. If in the event the Owner or Occupant fails to comply with the maintenance provision of the Declaration, (at the sole discretion of the Grantor) Grantor shall notify said Owner or Occupant of such conditions, in writing, and shall detail, in writing, any and all work which must be performed by said Owner or Occupant to bring said Building or Building Site into compliance with the maintenance provision of this Declaration and Grantor shall allow sixty (60) days from said date of notification in which said Owner or Occupant must perform said work. If said Owner or Occupany fails to perform said work within sixty (60) days, then in that event, Grantor may perform or cause to be performed any and all necessary maintenance work and submit all charges pertaining thereto to said Owner lil or Occupant for prompt payment. If said Owner or Occupant fails to promptly reimburse the Grantor for said work performed, the Grantor may collect said charges through any appropriate proceeding at law or in equity or may file against the property of said Owner or Occupant a real property lien in an adequate amount to recover damages incurred by Grantor in connection with said maintenance work performed. V. APPROVAL OF PLANS No construction or exterior alterations of any Building or other Im- provements including Signs may be commenced without written approval by Grantor of the plans for such construction or alteration. Grantor shall either approve or disapprove plans submitted in writing within thirty (30) days from the date on which they are received, and failure to either approve or disapprove within this period shall constitute approval of said plans. Wherever approval in writing is required by the terms of this Declaration, such requirement shall mean written approval of Grantor in the following manner: j a) All applications to Grantor shall be addressed as follows: First City Equities Bank of California Center 900 Fourth Avenue, Suite 3818 Seattle, Washington 98164 or to any such address as the Grantor shall hereafter designate in writing, addressed to Owners and Occupants; b) Grantor shall exercise its best judgment to see that all Buildings and Improvements constructed within Earlington conform to the purposes and requirements of this Declaration; provided, however, Grantor and its Ii employees or agents shall not be liable to any Owner or Occupant or to anyone submitting plans for approval, or to any other party by reason of a mistake in judgment, negligence on non-feasance arising out of or in connection with the approval, disapproval, or failure to approve any such plans; I F-8 1, c) Upon, receipt of approval of plans, Owner or Occupant shall diligently proceed with the commencement and completion of all approved construction. Unless work on the approved construction shall be commenced within one (1) year from the date of such approval and diligently pursued thereafter, then the approval shall automati- cally expire, unless Grantor has given a written extension of time; d) Approval of plans by the Grantor may be secured prior to acquisition of a Building Site pursuant to the terms of a sale contract. VI. CONFLICTS Zoning ordinances, building codes and regulations, and any other governmental restrictions and requirements shall be observed. In the event of any conflict between this Declaration and any such governmental codes, regulations, restrictions, and requirements, the more restrictive standards shall apply. Any approval of Grantor required in this Declaration, does not in any way relieve Owners and Occupants from obtaining approvals required by any governmental body having jurisdiction. VII. NOTICE TO BE GIVEN BY OWNERS Any Owner of Building Site within Earlington, who shall transfer to another entity, whether such entity be an individual, corporation, joint venture, partnership, or association, any title, interest in, or right of occupancy to such Building Site or portions thereof, shall give actual notice of the requirements of this Declaration of Covenants, Conditions, and Restrictions to such entity. VIII. ENFORCEMENT Enforcement of the provisions of this Declaration shall be by any appropriate proceeding at law or in equity against any person, corporation, or other entity violating or attempting to violate said provisions, either to restrain such violation, to enforce liability, or to recover damages, or by any appropriate proceeding at law or in equity against the land to enforce any lien or charge arising by virtue hereof. Grantor shall not be liable for enforcement of or for failure to enforce said provisions, and failure of Grantor or of any Owner or Occupant to enforce any of the provisions of this Declaration shall in no event be deemed a waiver of the right to do so thereafter. IX. MORTGAGES - DEEDS OF TRUST Breach of any of the foregoing covenants shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value within Earlington, but said covenants shall be binding upon and effective against any Owner of said premises whose title thereto is acquired by fore- closure, trustee's sale or otherwise. F-9 X. DURATION, MODIFICATION, AND TERMINATION 1 The Conditions, Covenants, Restrictions, and Reservations set forth in the Declaration shall run with and bind the land within Earlington and shall be and remain in effect, and shall inure to the benefit of, and be enforceable by Grantor or the Owner of any property subject to this Declaration, their heirs, successors, and assigns for a term of twenty (20) years from the date this Declaration is recorded; provided, however, that this Declaration may be amended or terminated by Grantor by an instrument in writing, property executed, acknowledged and filed with the King County Recorder, and provided further that such amendment or termination shall not adversely affect any Owner's or Occupant's rights to use its Building Site for purposes consistent with this Declaration. RABI ITY XI. SEVE L a, Invalidation of any one or more of theprovisions of this Declaration by judgment or court order shall in no way affect any of the provisions which shall remain in full force and effect. XII. LIABILITY i Grantor shall exercise its own judgment to insure compliance with the provisions of this Declaration. The Grantor and its employees or agents shall not be liable to any Owner, Occupant, or to any other party by reason of a mistake in judgment, negligence or non-enforcement of any of the provisions of this Declaration. IN WITNESS WHEREOF, Grantor has caused this instrument to be signed by the duly authorized officers on the date first above written. FIRST CITY.EQUITIES BY President ATTEST: Assistant Secretary i F-10 II Review and Analysis of Plans, Policies for Earlington Industrial Park Rezone and Environmental Impact Statement. Summarized below is a detailed analysis of the various public plans, policies, and relevant planning guidelines of the City of Renton and Puget Sound Council of Governments for the Earlington Industrial Park Rezone and Environmental Review of the Preliminary Plat, Final Plat, site plan, Shorelines Permits, and all other associated work listed in the rezone and Environmental Impact Statement. The plans and polices analyzed include the following: 1. 1965 Land Use Report - Renton Planning Commission 2. 1965 Renton Urban Area Comprehensive Plan - Renton Planning Commission 3. 1975 Green River Plan 4. Puget Sound Council of Governments Sub-Regional Plan, December 1978 5. 1965 Renton Arterial Plan 6. 1976 EIS on the Green River: Plan 7. City of Renton Utilities Plan H , A review of those policies indicated in each report as contained below: 1. 1965 Land Use Report - Renton Planning Commission Page 4, under Silty Clay and Silty Loam Soils, last sentence, talks about industrial property being convenient to major transportation system, whereas, locations free of destructive or undesirable influences and factors might be more suitably developed for commercial and residential purposes. Page 12, Industrial subsection, under General Land Use Requirements, paragraph 5, discusses the importance of development of industrial areas and the group- ing of related or complementary installations and plants. Page 14, para- graph 3, discusses the correlation between freeway :visibility and office park location. Paragraph 5 states similar importance of the large tracts on the Earlington Plat and Green River Valley area. These lands will provide an ample reserve for future industrial growth. Page 15, paragraph 5, states that "while much undeveloped land is currently available for industrial purposes, much remains unstable because of poor drainage and unstable con- ditions in the valley area. However, the conversion of sites to industrial purposes can be accomplished by filling and the use of special construction techniques to offset inherent disadvantages common to soils subject to poor drainage, shrinkage, or horizontal displacement." General Development Plans Page 16, paragraph 6, states that "adequate provision for future industrial expansion has been indicated in the Earlington Plat/Green River Valley areas. Of great importance in the plan concept is the incorporation of the industrial park belts adjacent to freeways and major highways in these developing and future industrial districts." (Analysis: Project is consis- tent with this requirement in that significant open space area has been provided along Grady Way and throughout the site to portray the industrial park belt concept.) Appendix G I I 1 Objectives Page 17, Objectives. Analysis: 1 through 6 are all applicable, and all are met or exceeded in the proposed rezone and site plan; the exception being the second sentence of number 2, which can be met in spirit, because open space can be, addressed in the site planning alternatives. The objectives and analysis _follow: ' iboffice 1. The park is planned for compatible uses with o f ce and light warehousing. As designed, it would not allow the infiltration of incompatible uses. 2. Provision of open space and the retention of some of the site characteristics and amenities for an office park area would be beneficial to the entire community. 11 3. "Provide opportunities for employment of City residents within convenient''. walking and commuting." This area is near the pro- posed CHG housing complex in the Earlington residential area and near apartments on the west hill and is served by a bus line along Grady Way that has direct access to Benson Hill, as well as Seattle, industrial and office areas. 4. Effective control of land use in building the construction codes is proposed as part of the entire site planning, platting, and building process. 5. "Development of viable, progressive community . . . economic opportunities," etc. The industrial park would provide economic opportunities for a wider range of Renton residents, providing I additional professional office space and warehousing uses which would be an expansion of the existing employment base that is largely heavy manufacturing. i 6. "Encourage the development and utilization of land to its highest and best use in such a way as to promote the best interests of the community and contribute to overall attractiveness and desirability of places in which to work, shop, live, and play." Analysis: Another appropriate term here may be "most probable use," in that the Comprehensive Plan shows this area for industrial park; however, certain site constraints and environmental factors dictate a strong site planning and landscape effort. This is being accom- plished in the site planning process, the required site plan ap- proval, the platting process, environmental review, and discussion of alternatives, and will be completed by future detailed landscape plans prepared for the master plan and adoption of restrictive covenants and conditions of approval. In summary, the proposal meets or exceeds all of the objectives of the 1965 Land Use Report. The technical appendix maps, including the 1985 Renton Urban Area Comprehensive Plan General Development Plan, shows this area in dark purple, designated manufacturing, in that land use plan of the land use area. II G-2 I' ,Ij 2. 1965 Renton Urban Area Comprehensive Plan - Renton Planning Commission The bulk of the applicable policies and objectives in this report are found in subsection 4G, Industrial Development, beginning on page 7. However, some introductory areas are worth noting for this analysis, as follows. Page V, paragraph 1, discusses industrial lands conveniently located adjacent to major railroad systems; subject property is undeveloped land adjacent to existing railroad and road systems. Page 1, Purpose of the Plan, indicates the plan should result in an orderly and well-planned use of land within and adjacent to the City. The proposed development is consistent with the Comprehensive Plan designation for this area and the general goals and policies. Opportunities for conditioning approval of the plat, site plan, or other permits associated with this development provide the opportunity for well-planned land use on the subject property. Section IV, The Plan, Subsection G, Industrial Development. The introductory sentence states, "The purpose of indicating industrial areas is not to dic- tate how industry should develop, but rather to recommend the best location for industrial use based on available information and advanced planning principles. Certain basic factors and site conditions are desirable for industrial development. They are: 1. Level land with good drainage 2. Larger parcels and tracts not broken up by many small ownerships or uses 3. Direct access to transportation (railroads, highways, airports, and waterways) 4. Availability of electric power, water, and natural gas systems, and sewage facilities 5. An immediate or potential labor supply 6. Proximity to markets 7. Proximity to raw materials or supply services." The existing industrial park proposed is compatible with all of the items listed above as detailed in the Environmental Impact Statement. The land is level and storm water passing off and through the site can be discharged into the realigned Springbrook Channel which will become part of the P-1 channel when completed. It is a large parcel not broken up by many small ownership's, has direct access to railroads, highways including I 405 and SR 167, airports including both Sea-Tac and Renton, and reasonable access via rail and truck to the Port of Seattle harbor. Power, water, gas, and sewerage are available; the labor supply exists in the area with a good range of skills; in fact, office park use here might place employment centers closer to residential areas, rather than requiring a commute to the Seattle CBD or other office park areas, such as downtown Seattle or downtown Bellevue. The proximity to markets and raw materials would be similar to other locations in the Greater Seattle area. The following design standards were also suggested in the Comprehensive Plan: That it not generate smoke, dust, glare, smog, excessive odors, or result in water pollution. These standards would all be adhered to, in that no use other than light warehousing is proposed and no polluting factors are anticipated. G-3 Paragraph 4, page 8, indicates that industrial parks should be designed to I{ protect surrounding uses and properties providing screening and adequate 111 setbacks. The property is bound by Grady Way on the south, Springbrook Channel on the west, a riparian forest on steep slopes on the north, and the existing Earlington industrial park on the east. Site>.planning will provide for retention of major vegetation and setbacks to adjacent properties. Paragraph 6 discusses maintenance, designing, and landscaping of a facility. Maintenance has been a problem in other parts of the Earlington Industrial Park and significant effort has been placed on proposed development of covenants and maintenance agreements, as well as a well-designed low- maintenance landscape plan for the property. Conditions of approval re- lating to landscaping covenants and selection of internal site planning alternatives are important to meet this objective. Paragraph 9, reads, "The City further intends to encourage and allow development of new commercial and industrial park development adjacent to those freeways and highways and appropriate locations." This development G is consistent with that objective. Page 9, paragraph 1, discusses Andover and Overlake industrial parks. Site planning is proposed to be consistent or an improvement on those previous efforts. In addition, the identified needs for parks and recreation facilities should p be analyzed. The proposed use would remove from part of the property an existing semi-public recreational facility, that of the Earlington Golf Course. This park is open to the general public, subject to user fees, for the playing of golf. The site location has retained trees and some native vegetation as a part of the golf course development. However, the golf course has very limited visual access from other areas due to its location near the base of Earlington Hill and tucked in behind the existing industrial park, shopping center area, and Metro sewer treatment plant. There is some limited visual access to the site from 1405 via the Springbrook Creek area. To offset this loss of recreational opportunities the proponents have proposed open space areas and picnic areas for office areas, jogging trails, and landscaping protections through site planning and restrictive covenants. Golf activities can still occur at three nearby courses: Foster in Tukwila, Maple Valley, and in Kent. 3. 1975 Green River Valley Comprehensive Plan - City of Renton Planning Department The analysis of this more recent plan begins on page 4 under the Goals section.. Please note goals have been numbered.1 through 10 for correlation. A paraphrased restatement and analysis follows. 1. "Promote high quality development." This goal will be met through the site planning, platting, environmental analysis, building permits, and other mechanisms, including the environmental review, through the conditioning of the project during approvals. 2. "Preserve and/or enhance wildlife habitat." This goal probably will be impacted by the development; that, is there will be some loss of natural vegetation and open areas that serve wildlife. G-4 3. "Enhance the tax base." This goal will be strongly supported by the proposal. The existing use has a very limited economic return to taxing jurisdictions. The benefits are in the form of recrea- tional and social goods. The secondary impacts of employment taxes and a broadening of the employment base in Renton will occur. 4. "Minimize noise, air/water pollutants, glare, heat, vibration, and other detrimental effects." These will all be met due to the type of uses that will occur and restrictive covenants. "Transportation difficulties" are covered in the transportation section of the Environmental Impact Statement, and off-site and on-site improvements are proposed to mitigate the impacts of transportation requirements. 5. "Promote aesthetics, including views, from adjacent hillsides." The development area will not be detrimental to adjacent develop- ment or uses. Project will remove certain open space, although visual access is restricted by vegetation, development, and loca- tion of the existing site. View analysis contained in EIS from Earlington Hill, Renton Hill, Talbot Hill, and the Green River Valley shows very limited view corridors to the property, largely screened by adjacent buildings and vegetation that will be retained. 6. "Provide a high quality working environment for employees." The office park area with open space, visual access to the riparian forest, drainage channels, and landscaped areas will provide a quality working environment. Amenities, such as jogging trails, outdoor eating areas, etc. , will provide additional positive working environmental elements. 7. "Provide a viable economic climate for industrial firms." There is strong compatibility with this goal. 8. "Promote passive and active recreational areas." Some compatibility can be achieved through recreational opportunities within the site for tenants of the new office and warehouses. 9. "Promote a diversified economic base." See previous comments, this section. Very strong compatibility with this goal. 10. "Development should be designed to minimize detrimental impacts." The applicants, their architects, engineers, and environmental analysts have kept this a strong guideline by working with the City staff. However, a carefully delineated site plan, including the landscape plan and restrictive covenants is required to meet this goal. Objectives, page 5. Note: The goals section of the Comprehensive Plan is included following this analysis. Compatibility with those objectives is noted by +, -, or NA for not applicable. Where the goal is significantly complied with a double plus (++) is employed. Non-compatibility is discussed and analyzed as well as areas where compatibility is highly subjective. G-5 it I A. Land Use Numbers 1 and 2 are met. Number 3, retention of certain areas in their natural state, is possible under various alternatives proposed , I and mitigating measures drafted for the proposal. Numbers 4 and I' 5 are met. r B. Circulation Number 1, access limitation, is proposed as part of the mitigating measures. Number 2 may only be partially met, in that design stan- dards for industrial parks require significant right of way and I$ this site requires opening several locations to q P $ adjacentproperties for future access and emergency vehicle circulation. Number 3 is met. Number 4 will be met through design and planning standards. Number 5 will be met. Number 6, mass transit, is provided on Grady Way and Rainier Avenue with linkages to Kent, South Renton, and Downtown Seattle areas. Other bus service is provided on Rainier I , Avenue. (See Transportation section, discussion of transit cir- culation through the site is also discussed.) C. Landscaping and Open Space I, Number 1 is possible through landscape and covenants at a future date. The City can require compatibility with this objective through site planning and landscaping requirements. Number 2 may or may not be met through alternate site designs; it requires review at site plan approval. Number 3, relating to peripheral landscaping, 1, buffers, and water channels, has largely been met through the site and landscape plans proposed to date. Number 4, unique natural I' features; in most cases drainage areas and major tree groupings have been retained. In addition, excavation of archaeological sites is being undertaken to obtain those materials prior to development. Ir D. Design and Development Both objectives 1 and 2 have been met or far exceeded through the site planning, landscape planning, and various processes, including mitigating measures in the impact statement that project proponents are undertaking. - I, E. Recreation Number 1 can be complied with through site design. Number 2, pede- strian and bicycle path systems, have not been incorporated, but will be considered during landscape plan development. Number 3, access to Springbrook, the ponding area, and other wildlife habitat areas on the periphery of the development, will be considered during III final site planning and landscape planning. Number 4, opportunities for employees and the community, is being discussed and has been incorporated to date in terms of jogging trails, footpaths, and other facilities for employees of the site. - G-6 11 1 F. Site Objectives Both circulation objectives have been considered and complied with in site planning. Parking. goals 3 and 4, have been incorporated in the site plan and will be further considered in the landscape plan. Goal 5, no pervious paving materials have been employed or considered to date because of the intent of the City to pass water through the site as quickly as possible from other areas in order to deposit it in the P-1 channel and avoid localized ground- water and surface water problems. Landscaping and open space: Some landscaping areas have been pre- served and others proposed to provide wildlife habitat. Various • alternatives might increase or reduce this amount of wildlife habitat, depending upon a more dense alternative as permitted under zoning code, or a less dense alternative leaving large portions of Tract A open. Number 7, large amounts of landscaping scattered through- out the site, has been addressed and will be further adhered to in the final landscape plan. Number 8 is complied with, in that the entire Phase II and Tract A will not be developed util such time as expansion is appropriate. Number 9, unique natural features, have been incorporated in some areas, including preservation of a portion of the riparian forest, realignment of Springbrook leaving it open on the P-1 channel location, and incorporation of large trees. Design and Development: All six objectives, 10 through 15, have been considered and are employed in the site plan. Site layout and architectural treatment is compatible with the characteristics of the site and the design standards of the valley; loading areas and outdoor storage areas will be screened and landscaped;, roof details, although they have limited view from adjacent hillsides, will be designed to minimize visual impact; all utilities will be under- ground; outdoor recreation facilities will be provided; and the latest technology will be employed. (Note: Proponent is considering various energy-saving concepts, including solar heating and conversion of waste materials for energy production for, the buildings in this development. Analysis of Figure 2, Green River Valley Comprehensive Plan: Green River Valley Comprehensive Plan, adopted by the Planning Commission and City Council of the City of Renton in February of 1975, is summarized in Figure 2., Land Uses for Green River Valley. The area in question shows in a dotted pattern, for manufacturing park. The area to the west of Springbrook Creek is shown for a drainage channel and green- belt. However, the entire site, including all the area presently encompassed by the golf course, is shown as manufacturing park. Analysis of Figure 3, Circulation Element, shows g Oakdale Southwest, a road crossing I 405 at Grady Way moving north across Southwest 7th up the hill near the quarry site. This road at present has been re- designated Valley Parkway; site planning will provide for a portion of this facility to be developed during Phase II of the proposal. In addition, Southwest 7th will be extended westerly to meet that proposed alignment consistent with the Comprehensive Plan. G-7 i - Figure 4, Community Facilities Element, shows a pedestrian and bicycle II trail along Springbrook Creek. Although it is shown along the west side of the creek and running back east along Southwest 7th, site planning will consider inclusion of that element as well as jogging trails within the landscape treatment of the proposal. 4. Puget Sound Council of Governments Sub-Regional Plan, December 1978 The Council of Governments Sub-Regional Plan can be summarized under two concepts: 1) growth management and the infilling concept, and 2) industrial developments objectives. In the first instance, the proposal is consistent with all the goals and II policies related to growth management which can be summarized by stating that they are structured toward the infilling of lands that have existing public services, transportation facilities, and other community services and infrastructure. These lands are encouraged to be developed first. As a part of those objectives, there are several related to providing employment opportunities close to housing opportunities and the reverse, i.e. , housing opportunities close to employment opportunities, minimizing commuting requirements. An analysis of existing government services and the cost of additional services is an important element of the Sub-Regional Plan. This analysis is incorporated in sections of the Environmental Impact Statement under Government Plans, Policies, and Programs. Sections of the Policies Statement covering Phased Growth, Activity Centers, Transportation, Public Utilities, and Intergovernmental Coordination have 1 been utilized in guiding the proposed development and permit processing. it A brief analysis of the King County Comprehensive Plan for 1964 also is made here, although the area only touches on a small corner of King County jurisdiction, with the site being entirely within. The project complies with the four major development goals on pages 17 and 18 of the King County Comprehensive Plan. The concept is compatible with the urban center development concept discussed on pages 27 through 35. The County's Comprehensive Plan development policies are covered on pages 101 - 107. The project is generally consistent with the eleven policies on pages 101 - 104, as follows. 1. The project is reasonably scaled to demonstrated demand and need. 2. It is developed on a large, level site. 3. Access is provided to major transportation routes. (,I h 4. The site is served by utilities. 5. Other land uses, other than industrial, are not allowed on this site. 6. Transitional zones around the site are provided through existing site development or potential site development. I+, III 7. - 8. Related to design of industrial parks, the project has met these j through site planning. ,III G-8 9. - 11. Extractive industries. Not applicable. The design factors for industrial land are generally consistent with those of the City. of Renton and have been met. 5. 1965 Renton Arterial Plan Site planning, design, and conditions are discussed in detail in the Environmental Impact Statement. The subject property is generally consis- tent with the Plan. 6. 1976 EIS on the Green River Plan Site planning, design, and conditions are discussed in detail in the Environmental Impact Statement. The subject property is generally consis- tent with the Plan. 7. City of Renton Utilities Plan Site planning, design, and conditions are discussed in detail in the Environmental Impact Statement. The subject property is generally consis- tent with the Plan. I G-9 thizEEn/ R1•1 VALL.aZ Co"gpcEh�,cr3/vt "RA A., ; I 1 el-- /?Ei/T I / Fazsi u 4Iz r I,7 -5- , 1 OBJECTIVES An objective is a specific purpose, product or performance 1 , I level; a middle range of achievement. Several objectives i ; can be proposed to achieve a given goal. A coordinated e j group of objectives may be required to attain a goal. i , 1 Just as with goals , it is the intent of the City to 1 establish realistic and obtainable objectives to promote high quality development in the Valley. Since objectives are formulated to accomplish goals, they are more specific and suggest one or more courses of action. For the purposes of this Comprehensive Plan these objectives are presented separately for the Valley as the over all unit and for the individual sites that will comprise the components 1 of the Valley. In a sense these are inseparable due to their mutually dependent relationship. However, as a practical matter, property owners probably will desire to subdivide their land and install improvements prior to selling parcels to individual developers . After the individual developer i , acquires the property he will request various developmental 1 permits• from the City. VALLEY OBJECTIVES: I W Land Use - .4- • ‘ Light industrial, office, and warehouse uses and those heavy industrial uses that can be made compatible with goals of the Valley are the types I ! of developmental land uses intended for the Valley. 4r. • 1/Incompatible uses in industrial areas should be 1 _ discouraged. 1 • , Certain areas should be retained in their natural ? to Lte I state to meet U.S. Soil Conservation Service requirements and community needs for mitigation of wildlife habitat and open space. .f • tk Land uses should be grouped to promote a harmonious mix. 44 • ( Those greenbelt areas that are suitable for w, development should remain as wildlife habitat until they are ready for development. ACirculation - 4°' • I Access should be limited to controlled ingress and egress points to avoid conflicts and congestion. : 1 1 G-10 �� -6- ✓ O Circulation should be designed to minimize the area devoted to rights-of-way. 4.. 0 3 At-ar a s few st ts,. and trails as possible to minimize safety problems and inconvenience to other modes of transportation. 4 8 Streets should be adequately uatel accommodate the types vehicles gthat ned twill o fbey used. il • 1/ 0 ‘All parking, servicing and loading and unloading of vehicles should be only on-site. ✓ 8 c The possibility of providing mass transit be considered. should • • ['Landscaping and Open Space - ✓ AI A landscape theme and recommended plant list should be established to provide habitat for wildlife and to promote aesthetics. �- ✓ Y 'Large areas should be permanently reserved and managed for wildlife habitat. Cd� a % l 111: �j• A landscaped buffer should be established at the s periphery of bounding streets to create a favorable image; between areas of incompatible land use to minimize differences ; and along water channels and wildlife habitats to minimize impact on wildlife and promote recreation. -{rd�' 8 Whenever feasible unique natural features should u�i s. e.. be incorporated into developmental plans to 76,1 • preserve the character of the Valley. ttS r D Design and Development - �"'J'.�` • 8� Design standards should be established to insure Suit_ �(high quality development. ✓ ®,Development should occur in a logical, systematic manner to prevent the premature expansion of utilities and minimize the possibilities of vacant parcels occurring. Recreation - 8 \ The drainage channels ; including the banks and adjacent maintenance roads , should be used for recreation whenever feasible. r G-11 li • I -7- I )' An off-street pedestrian and bicycle path system I ' should be incorporated in the developmental plan for the Valley. 63 Whenever feasible wildlife habitats should include recreational opportunities. 1 ,/{— • L\Joint recreational opportunities should be encouraged for the benefit of employees and the community. PSITE OBJECTIVES: Circulation - * 61 Internal circulation should accommodate all modes of transportation but these should be kept separated . as much as possible: • •i/ Ingress and egress points should be well defined to expedite the safe movement of vehicles and people. k Parking - .1- 65 Adequate screened and landscaped parking should be provided for employees and visitors. I 4.. • Large interior landscaping islands or a series I • or smaller parking lots should be used to break up the large areas of paving. • ‘ Where feasible pervious paving materials should be employed to minimize surface water runoff. Landscaping and Open Space - • tr A maximum amount of appropriate landscaping should be permanently established to provide wildlife habitat. V • 1Large amounts of landscaping scattered throughout the site including along property lines are encouraged to provide a pleasant environment, minimize the impact of the development and enhance the visual experience from the adjacent properties , !' including hillsides . I • G-12 -8- 4,i, Ives Areas set aside for future expansion should remain in the original state or rehabilitated to support • wildlife until the expansion is 'needed. V 1** e' Whenever fgasible unique natural features should riTtmotc446. - be incorporated into developmental plans to 4'�,,Ir„ iir preserve the character of the Valley. , Design and Development - Vt° The site layout and architectural treatment should , be compatible witE the characteristics of the site and the design standards of the Valley. 1 / ettLess aesthetic uses , such as loading areas and 1� outdoor storage areas, should be adequately screened and landscaped and placed so they are not visible from adjacent public rights-of-way. e '`'Roofs and other features of the site that are visible from adjacent hillsides should be designed to minimize visual impact. 4/ Or/All utilities should be placed underground. el¢Firms with large numbers of employees should V develop outdoor recreation facilities. $ 14The latest technology should be employed to minimize adverse characteristics . • G-13 1 Ir ILiC7 COC(L1T"f Sue. P �-zcOa3/L t... 'ZA,.__ - c".o c. — 17-r ft 1 I; GOALS !� %I w+ The Subregional Plan policies are based on goals established C � , , early in the planning process. The goals were derived from Cif ' , an analysis of issues or problems associated with past urban Vi' development in the county. The Goals' and Policies for Regional Ij Development also served as a guide to development of the Subregional II Plan goals . The goals of the Plan should be interpreted in light - 1: of of the policies in the subsequent sections of the plan. - I 11 Subregional Plan Goals i -t` 1 It is in the public interest for local general purpose . . AI_ government to exercise direct control over decisions ` ' whichguide land development in their jurisdictions , -�(1,,..,F P j I,w4.,-1 within a broad context of interjurisdictional agree- s ment about a subregional growth and development .x strategy. 2 It is in the public interest to guide the location Ij R and timing of growth, rather than to control the s amount of growth, in order to accommodate anticipated ;II population and employment increases within the County. ;; % ,-4-3 It is in the public interest to achieve a predict- able pattern of land development which utilizes II ; previously committed land areas and existing facility 'i ; system investments before committing new areas to 1 I ' development. --,14 It is in the public interest to seek the concentration I' ' t of intensive land uses in designated centers or areas I ' in order to protect open space and low density-land use. I: ;; r `r 5 It is in the public interest to promote regional and subarea patterns and levels of development which are ;r conducive to efficient and productive transit service. .4 6 It is in the public interest to promote interjurisdic- E :-.1 tional coordination and cooperation in pufic policy an3 governmental decisions regarding growth and development. ` 7 It is in the public interest to insure that a suffici- ent supply of land suitable for future housing and .1.. employment employment needs is available. 1 8 It is in the public interest to promote land use patterns that can accommodate a Variety,.- of- lifestyles I i and maintain options for future uses of the land. AmmIL 1 G-14 F t PHASED GROWTH POLICIES P( POLICY 1 NEW COMMERCIAL AND OTHER INTENSIVE ACTIVITIES SHOULD LOCATE IN EXISTING -URBAN AND SUBURBAN CENTERS; NEW RESIDENTIAL DEVELOPMENT OFFERING x.! A VARIETY OF HOUSING OPPORTUNITIES SHOULD LOCATE IN EXISTING CENTERS , IN SKIPPED-OVER LANDS AND IN LOCALLY SELECTED LANDS ON THE SUBURBAN/RURAL EDGE WHICH HAVE BEEN COMMITTED TO DEVELOPMENT. 4,. Policy Implementation Guidelines -I-1- 1.1 New development should locate in areas with compatible zoning and existing services (principally water and sewer) . _. 1.4 1.2 Local governments should designate areas within their planning jurisdictions which VielTh are next in line for urban and suburban development. ' 1.3 Designated agricultural lands , environ- mentally sensitive, and historically or , naturally unique areas should--beidentified 1 — Hand reserved from development, whether G t ( occurring in urban and suburban centers , F c, '``A` 'l``�r ruraled-skipped-over parcels or at the suburban/ edge. 1.4 Provision of urban services by municipal government should be made a prerequisite for suburban tract development. Development should look to the appropriate city as the . , ultimate service provider. . 1.5 Differences in city plans or community plans for the anticipated or ultimate development � , t;' P P of an area should be identified. Timing of development and service standards should be consistent with the more rigorous requiremen 1. 6 Infill development, . consistent with this policy, should be substantially compatible with the type of use or density prevailing in the area. G-15 POLICY 2 HIGHEST PRIORITY SHOULD BE GIVEN TO PROGRAMS AND FUNDING PROPOSALS WHICH IMPROVE OR MAINTAIN THE CAPABILITY OF LOCAL GOVERNMENTS TO PROVIDE NECESSARY SERVICES AND PUBLIC IMPROVEMENTS IN AREAS WHERE GROWTH IS ENCOURAGED. G I - Policy Implementation Guidelines 1 .� 2. 1 The relative public costs of providing facilities and services should be care- fully considered by local governments . ! . when they designate areas with high priority for development. ._}_. 2.2 Funding_programs.__for public improvements I - and facilities should 'give highest prior- ity to projects in existing centers , in as skipped-over lands and-.in_ locally selected Leh lands on the suburban/rural edge which z have been committed to development. • - 2.3 The King Subregional Council and member jurisdictions should work to maintain the capability of local governments to plan for :fied and provide services and facilities at a level adequate to serve expected develop- ; , ment. 1/ . i L1 :e pments _ the the j -_ 11 plans went ,g of d be �I rement s ble ing G-16 ACTIVITY CENTER POLICIES POLICY 1 CONCENTRATIONS OF JOBS , SHOPPING, GOVERNMENT, al �_t_ BUSINESS , SERVICE AND COMMERCIAL ACTIVITIES _ew -1—++ SHOULD LOCATE IN DESIGNATED ACTIVITY CENTERS . f rer- icy Policy Implementation Guidelines -ns hese ;Q. 1.1 The Subregional Council and local governments :LLus should develop plans and programs supportive Lion. of the activity centers concept, consistent . with the appropriate policies . to K.)1', 1.2 A diversity of functions should be recognized Tly among different types of activity centers as described below. (The definitions are limited in scope to include only the activity center 'ack function rather than describing overall bout characteristics of a city or area. Thus a particular activity center may be designated )ublic to reflect a sizable concentration of jobs , ty services, cultural and related activities while the residential character is of a )- lower suburban density. The Subregional Plan rea explicitly states that housing densities the adjacent to activity centers are a matter :so of local discretion.) that ess Primary Metropolitan Center: the largest, _e most dominant of the centers , with the most specialized activities that serve a metropolitan market area. Secondary Metropolitan Center: highly accessible centers of employment and commerce serving a trade area of 150, 000 people or more. Suitable location for offices that are not heavily dependent on specialized business services found in the primary metropolitan center; sufficiently compact and diversified to consolidate many routine trip purposes--to jobs , government services , comparison retail shopping , entertainment , cultural activities , etc. These secondary centers are not necessarily expected to accommodate convenience shopping, which may be located in smaller concentrations near residential areas . G-17 4 I, . 1 POLICY 4 RETAIL, OFFICE, GOVERNMENT AND EMPLOYMENT 4 POLL GROWTH SHOULD LOCATE IN EXISTING URBAN AND 1 SUBURBAN CENTERS. j�- - 1 Policy Implementation Guidelines �. l - 4. 1 The centers receiving preliminary designatedt:--: in Map 1 are believed to have enough - existing capacity and/or redevelopment ;i potential to accommodate major concentra- ,tions of retail, nonmanufacturing employ- . ... I ment and other high intensity uses expected.* :: by the year 1990. No major new centers '' should be needed before then. 1; ;L.';L , 4. 2 Rehabilitation or redevelopment projects - in designated centers should be given the I,, ' highest priority for public investments that stimulate retail and office develop- ment and for economic development funds . . 1 4. 3 The public sector, through land use regula- r tion, should discourage duplication or '' dispersion of activities (retail, cultural, -- institutional) that will damage the cost- effectiveness of public investments being made to reinforce designated centers . , Dispersion of activities that should locate s in centers would reduce the market for j public transit and pedestrian facility A_ improvements, thereby contradicting the 1 ' public access and energy conserving ob- 3-2 jectives of the activity center concept. --�- 4.4 Local land use plans and local capital investment proposals shouldsupport local - commitments to concentrate major retail and I office uses in designated activity centers . I ,.I 1 1i I i „1 il 11 ill i 1 G-18 1 tICY 8 LOCAL GOVERNMENTS SHOULD PROVIDE INCENTIVES TO PRIVATE INVESTMENT IN ACTIVITY CENTER DEVELOP- MENT, CONSISTENT WITH LOCAL POLICIES. I Policy Implementation Guidelines T 8. 1 Public measures to facilitate land assembly F should be devised within designated activity: F centers. C 8. 2 Development permit processes should be c simplified and expedited within designated �.'. activity centers. i is, 8. 3 The Subregional Council should explore and I publicize techniques which provide incentive,') t which attract appropriate development to F activity centers for those local governments F that elect to promote activity center(s) z within their jurisdictions. PJ L 8.4 The Subregional Council should review and mth federal and state programs which directly or -: indirectly have an adverse impact on activity;`, center development and call those impacts to attention of the responsible agencies. G-19 y .,..._.. .,,..,... .., .x."1'1; :s''''^. ��,°+.,�Y:Yi�'rf„ ¢�,}'"�y,..'h,�F�+rti x..8'+�,�pt✓r y�.�`� -.. I TABLE 2 Characteristics Indicating Appropriate Areas for Expansion of Utility Service, When a Need for Additional Buildable Land is Demonstrated 1 Characteristic Factors Which Indicate Characteristics __ A. Areas committed to 'Highways and streets constructed to i ' development . turban standards , �Central water system(s) : School classrooms - Parks and recreation facilities i L Local sewage collection 1- Access to shopping and employment v Comprehensive land use plan provisions for urban development of the area I Comprehensive sewer plan approved I ' _ ' Full-time police and public fire protection capable of extension to the area B . Area has physical ,.- Suitable soils for building , 'i conditions suitable Microclimate .' for reasonable site ._- Amenities including vegetation development costs . - Gentle grades No serious environmental hazards C. Environmental hazards Existing development presents require utility improve- immediate threat to public health: j ments . H', Sewage pollution of water supply Sewage pollution of swimming ,H waters Soils unable to absorb effluent ��1 from development already in • the area. 1 Existing development threatens 1I serious long-term pollution of !I natural resources : I, Effluent discharge into river does H not meet federal or state water j quality standards �I Effluent discharged into lakes lil;� ', I ;„ G-20